Athens, Greece – January 25, 2026 – The Greek government is escalating its efforts to address the housing crisis by implementing stricter regulations on short-term rentals, particularly in popular urban centers. These new measures, set to take full effect in 2026, will freeze new short-term rental licenses (AMA – Αριθμός Μητρώου Ακινήτου) in designated “red zones” and introduce non-transferable licenses, among other changes.
Key Changes to Airbnb Regulations in 2026
The updated regulations are designed to return properties to the long-term rental market and ensure compliance with existing laws. Property owners in affected areas, including Athens and Thessaloniki, are advised to review their listings and understand the new requirements.
Non-Transferable Licenses
A significant change for 2026 is the non-transferability of AMA licenses in restricted zones. When a property changes hands through sale, parental provision, or inheritance, the existing AMA registration will be automatically deleted from the AADE Short-Term Rental Registry. New owners will be prohibited from obtaining a new AMA for the property, meaning it can only be used for long-term rentals (minimum three months) or personal occupancy. This move aims to prevent the continuous conversion of residential properties into short-term rentals.
2026: A Test Year for Effectiveness
The year 2026 will serve as a trial period for these new restrictions. The government will closely monitor the impact on rental prices and the return of properties to long-term leasing. Should these measures prove effective, there is a strong possibility that restrictions may be extended or expanded to other high-tourism areas across Greece.
Stricter Inspections and Penalties
Joint teams from the Ministry of Tourism and the Independent Authority for Public Revenue (AADE) will conduct more rigorous inspections to ensure compliance. Properties operating as short-term rentals must adhere to several safety and operational requirements, including:
- Civil liability insurance
- Electrician’s declaration and a residual current device (RCD/relay)
- Fire extinguishers, smoke detectors, and emergency exit signs
- Pest control certificate
- A fully stocked first-aid kit
Violations of these regulations will result in substantial penalties. Fines will start at €5,000, doubling for repeat offenses within a year, and quadrupling for a third violation, signaling a strong commitment from authorities to enforce the new rules.
Red Zones: Areas with Frozen New AMA Licenses
The most immediate and significant impact of these regulations will be felt in specific areas of Athens and Thessaloniki, designated as “red zones” where new short-term rental registrations are no longer permitted.
Athens (Municipality of Athens – Ongoing from 2025 through 2026)
In Athens, the freeze on new short-term rental registrations, which began in 2025, continues through 2026. This applies to the central districts experiencing the highest tourist pressure:
- 1st Municipal District: Includes the commercial triangle (Plaka, Monastiraki, Syntagma, Omonia), Kolonaki, Exarcheia, Ilisia, Neapoli, and Koukaki.
- 2nd Municipal District: Covers Mets and Neos Kosmos.
- 3rd Municipal District: Encompasses Petralona, Thiseio, Gazi, Votanikos, Metaxourgeio, and Rouf.
This means that no newly acquired, renovated, or vacant properties in these areas can enter the short-term rental market.
Thessaloniki (Starting March 1, 2026 – 1st Municipal Community)
The model implemented in Athens will be extended to Thessaloniki’s historic and commercial core, where a significant concentration of short-term listings exists (approximately 4,800 out of the city’s 7,500). Affected areas include:
- The historic and commercial center (Aristotelous Square, Egnatia and Tsimiski streets)
- Ladadika and the port area
- The waterfront up to the White Tower
- Neighborhoods around Rotunda, Kamara, Navarinou, Valaoritou, and Ano Poli (Upper Town)
The freeze in Thessaloniki will initially last for 2026, with potential extensions based on the results observed.
Potential Expansion to Additional High-Tourism Areas
Recent reports suggest that similar freezes may be extended to other popular tourist destinations in Greece, such as parts of Halkidiki, Santorini, Paros, and Chania. This expansion would depend on the perceived success of the measures in Athens and Thessaloniki and the ongoing need to manage the impact of short-term rentals on local housing markets.
Rationale Behind the Restrictions
These comprehensive measures are being introduced to achieve several critical objectives:
- Reduce pressure on long-term rental availability and prices: By limiting the number of properties available for short-term rentals, the government hopes to increase the supply of housing for permanent residents, thereby stabilizing or reducing rental costs.
- Encourage properties back to residential use: The regulations aim to incentivize property owners to convert their short-term rental units back into long-term residences.
- Balance tourism benefits with local housing needs: The government seeks to strike a balance between the economic benefits of tourism and the need to ensure affordable and accessible housing for local communities.
Property owners in unrestricted areas are still required to comply with standard registration and safety rules. However, those in the designated red zones are strongly advised to seek guidance from AADE or legal experts to ensure full compliance with the new regulations.
Source: https://greekcitytimes.com/2026/01/25/airbnb-restrictions-greece-2026-red-zones-athens-thessaloniki/?amp
