The new regulations are expected to directly affect property owners, investors and businesses operating in the Greek short-term rental market.
The proposed measures directly affect property owners, investors and businesses operating through short-term rental platforms such as Airbnb and Booking, particularly in areas experiencing increased housing pressure.
The new provisions are included in Article 5 of the draft legislation and amend Article 111 of Law 4446/2016, which regulates the operation of short-term rentals in Greece.
The main objective of these measures is to increase housing availability for long-term rentals and address the growing housing challenges observed in major urban centers, especially Athens and Thessaloniki.
The new Short-Term Rentals Greece regulations are expected to directly affect property owners, investors and businesses operating through Airbnb and Booking platforms.
What Changes for Short-Term Rentals in Athens?
Under the amendment of Paragraph 2A of Article 111 of Law 4446/2016, the suspension of new registrations in the Short-Term Rental Property Registry is extended for properties located within:
- The 1st Municipal District of Athens
- The 2nd Municipal District of Athens
- The 3rd Municipal District of Athens
The restriction applies exclusively to new registrations.
Properties that are already legally registered and operating through short-term rental platforms may continue their activity without interruption.
However, new properties will not be allowed to enter the short-term rental market within the affected districts for as long as the suspension remains in force.
The latest Short-Term Rentals Greece measures focus primarily on high-demand urban areas with increased housing pressure.
New Short-Term Rentals Greece Restrictions in Thessaloniki
For the first time, similar restrictions are also being introduced in Thessaloniki.
According to the new Paragraph 2B of Article 111 of Law 4446/2016, from July 1, 2026, until December 31, 2026, new properties located within the First Municipal Community of the Municipality of Thessaloniki will not be eligible for initial registration in the Short-Term Rental Property Registry.
The area includes a significant part of the city’s historical and commercial center, where short-term rental activity through Airbnb and Booking has increased substantially in recent years.
Significant Fines for Non-Compliance
The draft legislation introduces a strict enforcement framework and substantial penalties for violations.
If a property is offered for short-term rental without being eligible for registration in the registry, an administrative fine equal to 50% of the income generated from the activity may be imposed, with a minimum penalty of €20,000.
In cases of repeated violations within the same tax year, the penalty increases significantly and cannot be less than €40,000.
The Independent Authority for Public Revenue (AADE) will be responsible for monitoring compliance and imposing penalties.
What Changes for Property Transfers?
The proposed legislation also introduces important changes regarding property transfers.
Under the new Paragraph 2C of Article 111 of Law 4446/2016, properties located in restricted areas that are transferred through:
- Sale and purchase agreements
- Parental gifts
- Donations
- Inheritance
will be removed from the Short-Term Rental Property Registry.
Furthermore, the new owner will not be able to re-register the property while the suspension of new registrations remains in effect.
The measure aims to prevent attempts to circumvent the restrictions through transfers to relatives or third parties.
Why Are These Measures Being Introduced?
The new restrictions are closely linked to efforts aimed at addressing the housing shortage affecting major Greek cities.
The rapid expansion of short-term rentals over recent years has significantly reduced the availability of residential properties for long-term rental use in high-demand areas.
Through these measures, the government seeks to:
- Increase the available housing stock
- Support long-term rental availability
- Improve access to housing for residents and students
- Help stabilize rental prices
These actions form part of a broader housing policy strategy designed to support sustainable urban development.
Who Will Be Most Affected by the New Short-Term Rental Rules?
The new regulations are expected to have a direct impact on property owners, real estate investors, property management companies and businesses operating through platforms such as Airbnb and Booking, particularly in high-demand locations across Athens and Thessaloniki.
Anyone planning to enter the short-term rental market should carefully assess whether their property falls within a restricted area and ensure full compliance with all applicable registration and tax obligations.
What Do the New Short-Term Rentals Greece Regulations Mean for Property Owners?
Property owners considering short-term rental activity should closely monitor legislative developments and evaluate how the new rules may affect their investment plans.
They should:
- Stay informed about regulatory updates
- Verify whether their property is located within a restricted area
- Evaluate alternative property utilization options
- Ensure compliance with the Short-Term Rental Property Registry
- Meet all relevant tax and administrative obligations
Early preparation and proper planning will be essential for anyone operating in Greece’s short-term rental market.
Need Guidance on the New Short-Term Rental Regulations?
At Link Consulting, we continuously monitor all legislative developments affecting Short-Term Rentals Greece, Airbnb regulations and property compliance requirements.
Our team is available to help you:
✔ Understand how the new Airbnb and Booking restrictions may affect you
✔ Verify whether your property falls within a restricted area
✔ Ensure compliance with registration, tax and administrative requirements
✔ Assess available property management and investment options
✔ Receive personalized guidance tailored to your specific circumstances
📞 Contact our team today and stay informed about the latest developments affecting short-term rentals, property compliance and real estate regulations in Greece.
