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In 2026, however, the Greek government is moving to maintain and specify targeted regulations in select urban areas, where the concentration of short-term rental accommodations has created significant pressure on the housing market.
According to Elxis – At Home in Greece, it is important to clarify from the outset that these measures are not applied nationwide. The vast majority of the country—including most islands, coastal areas, suburbs, and smaller towns—remains outside regulatory restrictions. Recent Eurostat data show a significant increase in short-term rentals in Greece, further boosting interest from both investors and private property owners.
What Changes in 2026
Restrictions on new Airbnb registrations in selected urban zones
In a limited number of high-density areas in Athens and Thessaloniki, a suspension of new registrations in the Short-Term Rental Property Registry (AMA) has been implemented.
In these specific zones:
- Airbnb registration is linked to the existing property owner, not permanently to the property.
- In case of transfer (sale, parental donation, or inheritance), the existing registration is deleted.
- The new owner may use the property for long-term rental or owner occupancy, but cannot obtain a new short-term rental license in the specified zones.
The measures apply only to areas with particularly high housing pressure.
Where the Restrictions Apply
Athens – Selected central districts
Restrictions continue to apply in parts of the city center, mainly neighborhoods with high tourist demand.
Specifically, included areas are:
- 1st Municipal Community: historical and commercial center (Plaka, Monastiraki, Syntagma, Omonia), Kolonaki, Exarchia, Ilisia, Neapoli, Koukaki
- 2nd Municipal Community: Mets, Neos Kosmos, Agios Artemios, Pagkrati
- 3rd Municipal Community: Petralona, Thiseio, Gazi, Votanikos, Metaxourgeio, Rouf
It is worth noting that even within the Municipality of Athens, many areas remain fully open to short-term rentals.
Thessaloniki – Historical and commercial center
From March 2026, similar measures will be applied to the historical and commercial center of the 1st Municipal Community of Thessaloniki, initially for one year, with the possibility of extension.
The zone includes, among others: Aristotelous Square, Egnatia and Tsimiski streets, Ladadika, the port area, Rotunda, Kamara, parts of Ano Poli, and the coastal front up to the White Tower.
Again, the restrictions apply to a small and clearly defined section of the city.
Year of Evaluation, Not Permanent Ban
The authorities characterize 2026 as a year of evaluation. The government will monitor the impact of the measures on housing availability and rental prices in the designated areas. Any future adjustments are expected to remain geographically targeted and data-driven, with no intention of broad or horizontal prohibitions.
What Remains Unchanged
Outside the specific urban zones:
- Short-term rentals continue to operate under the existing national framework.
- New AMA registrations remain possible.
- Islands, coastal areas, tourist resorts, and suburbs are not affected.
Monitoring in Popular Tourist Destinations
Recently, increased attention has been noted in areas such as Paros, Santorini, Chania, and parts of Halkidiki, due to strong seasonal demand and pressure on the local housing market.
However, there is no nationwide ban:
- Existing short-term rentals continue to operate normally.
- New registrations remain possible, in compliance with AADE (Independent Authority for Public Revenue) and the Ministry of Tourism regulations.
- Any future measures are expected to be local and targeted, not horizontal.