Airbnb Restrictions in Greece 2026

The Greek government continues to tighten regulations on short-term rentals to protect housing stock and address the ongoing housing crisis. In 2026, restrictions not only remain in place but expand geographically. The freeze on new short-term rental licenses (AMA – Αριθμός Μητρώου Ακινήτου) is solidified in saturated areas, and licenses no longer transfer with the property during sales, gifts, or inheritance.

This guide outlines the current "red zones," practical impacts, and compliance requirements for property owners in 2026.

Key Changes for 2026

• Non-Transferable Licenses: In restricted zones, the AMA is tied to the current owner. If the property changes hands (sale, parental provision, inheritance), the registration is automatically deleted from the AADE Short-Term Rental Registry. New owners cannot obtain a new AMA and must use the property only for long-term rentals (minimum 3+ months) or personal occupancy.
• Test Year for Effectiveness: 2026 serves as a trial period. If rental prices ease and more properties return to long-term leasing, restrictions may extend or expand to additional high-tourism areas.
• Stricter Inspections: Joint teams from the Ministry of Tourism and AADE conduct checks. Properties require:
• Civil liability insurance
• Electrician's declaration + residual current device (RCD/relay)
• Fire extinguishers, smoke detectors, emergency exit signs
• Pest control certificate
• First-aid kit
• Penalties: Fines start at €5,000 for violations, doubling for repeat offenses within a year and quadrupling for a third violation.

Red Zones (Areas with Freeze on New AMA Licenses)

Athens (Municipality of Athens – Ongoing from 2025 through 2026)

No new short-term rental registrations are allowed in the central districts experiencing the highest tourist pressure.

• 1st Municipal District: Commercial triangle (Plaka, Monastiraki, Syntagma, Omonia), Kolonaki, Exarcheia, Ilisia, Neapoli, Koukaki.
• 2nd Municipal District: Mets, Neos Kosmos.
• 3rd Municipal District: Petralona, Thiseio, Gazi, Votanikos, Metaxourgeio, Rouf.

Impact: No newly acquired, renovated, or vacant properties can enter the short-term market here.

Thessaloniki (Starting March 1, 2026 – 1st Municipal Community)

The Athens model extends to Thessaloniki's historic and commercial core, where ~4,800 of the city's ~7,500 short-term listings are concentrated.

Affected areas include:

• Historic/commercial center (Aristotelous Square, Egnatia and Tsimiski streets)
• Ladadika and port area
• Waterfront up to the White Tower
• Neighborhoods around Rotunda, Kamara, Navarinou, Valaoritou, and Ano Poli (Upper Town)

Duration: Initially for 2026, with potential extensions based on results.

Additional Areas Under Consideration or Expansion

Recent reports indicate potential extension of similar freezes to other high-pressure tourist destinations (e.g., parts of Halkidiki, Santorini, Paros, Chania), following the success or need demonstrated in Athens and Thessaloniki.

Why These Restrictions?

The measures aim to:

• Reduce pressure on long-term rental availability and prices
• Encourage properties back to residential use
• Balance tourism benefits with local housing needs

Property owners in restricted zones should review their listings and consult AADE guidelines or legal experts for compliance. For unrestricted areas, standard registration and safety rules still apply.

Sources: Financial Report (original Greek article), Greek City Times, Grekodom, government announcements via AADE and Ministry of Tourism (as of January 2026).