Greece’s existing short-term rental restrictions are not the end point. Ahead of the government’s annual policy announcements at the Thessaloniki International Fair, several further measures are reportedly under discussion — and separately, the European Commission is preparing legislation that would give every EU city and region new tools to restrict tourist rentals.
None of what follows is enacted law. This is a look at what is confirmed to already be in force, and what is being floated for later.
What’s already confirmed and in force?
The suspension on new registrations in the Α’ Municipal Community of Thessaloniki runs from 1 July to 31 December 2026, with a fine equal to 50% of income for violations during the freeze.
Properties deregistered from the Short-Term Stay Property Registry in the restricted zones of Athens and Thessaloniki — through sale, gift, or violation — cannot be re-registered until at least the end of 2026. A repeat violation within the same tax year carries a minimum fine of €40,000. None of this is new; it consolidates what earlier legislation already established.
What scenarios are reportedly being discussed for Greece?
Ahead of the Thessaloniki International Fair, reported scenarios under discussion include a distinct tax regime for short-term rental income, licensing requirements or fees in high-demand areas, a further one-year extension of the existing freezes in central Athens and central Thessaloniki, and extending freeze-style restrictions to islands facing significant housing pressure.
These are scenarios reported ahead of a policy announcement, not a bill, a ministerial decision, or a published framework. Whether, when, or in what form any of them become law is not yet known.
Reported scenarios vs. confirmed measures
| Measure | Status |
|---|---|
| Thessaloniki centre freeze, 1 Jul–31 Dec 2026 | Confirmed, in force |
| €20,000 / €40,000 fines for illegal registration | Confirmed, in force |
| Deregistration on sale or gift in restricted zones | Confirmed, in force |
| Separate tax regime for short-term rental income | Reported scenario, not confirmed |
| Licensing fees in high-demand areas | Reported scenario, not confirmed |
| One-year extension of Athens/Thessaloniki freezes | Reported scenario, not confirmed |
| Freeze extended to islands with housing pressure | Reported scenario, not confirmed |
Is there already a tax incentive to switch to long-term rental?
Yes — this one is already law, not a scenario. Owners who convert a property from short-term to long-term rental under specific conditions receive a 36-month income tax exemption on that rental income.
What is the EU’s Affordable Housing Act?
The European Commission is preparing legislation, reported as the Affordable Housing Act, that would set the criteria cities and regions across the EU can use to impose proportionate measures addressing housing pressure — including restrictions on short-term rental.
This is a Commission-level legislative initiative, reported by the Financial Times, and is still in preparation. It would not directly ban short-term rental itself; it would establish the framework within which member states and local authorities can act.
How are other EU cities already handling this?
Barcelona has stated an intention to eliminate short-term tourist rentals in residential housing entirely by 2028. In Tuscany, a regional court ruled in favour of Florence’s city council in its effort to halt short-term rental activity, while property owners and tourism businesses argue such bans conflict with the EU-protected freedom to provide services.
These cases illustrate the direction other major EU tourist destinations are already moving, and the legal tension the Affordable Housing Act is intended to address — restricting short-term rental while remaining compatible with EU single-market law.
Why is this happening now?
Housing prices across the EU rose by nearly two-thirds between 2015 and 2025, and rents rose by more than a fifth over the same period, according to Eurostat, with prices in many member states outpacing household income growth.
The underlying driver identified is a housing supply shortfall that has not kept pace with demand, particularly in dense urban areas — a dynamic short-term rental is widely seen as intensifying, even where it is not the sole cause.
What should Greek property owners take from this?
None of the additional Greek measures described above are in force, and the EU framework is still in preparation — nothing here changes how a Greek short-term rental should be operated today.
What is worth tracking is direction rather than detail. Every confirmed restriction introduced in Greece to date — the Athens freeze, the Thessaloniki freeze, the deregistration-on-sale rule, the property standards — has taken the same shape: enabling legislation, followed by geographic application, followed in some cases by extension. The scenarios reported here follow that same pattern rather than departing from it.
Frequently asked questions
Has Greece announced new Airbnb restrictions for 2027?
No. Several measures are reportedly under discussion ahead of government policy announcements, but none have been enacted as of publication.
What is the EU Affordable Housing Act?
A legislative initiative reported to be in preparation by the European Commission that would set criteria for cities and regions to impose proportionate measures against housing pressure, including short-term rental restrictions.
Could Greece extend its Airbnb freezes to the islands?
Extending freeze-style restrictions to islands with significant housing pressure has been reported as one scenario under discussion, but it is not confirmed policy.
Is there already a tax break for switching from Airbnb to long-term rental in Greece?
Yes. A 36-month income tax exemption applies to qualifying properties converted from short-term to long-term rental under current law.
Are other European cities restricting Airbnb more than Greece?
Some are. Barcelona has stated an intention to eliminate short-term tourist rentals entirely by 2028, and courts in Italy have upheld local restrictions in Florence.
About this article
This article is based on Greek financial press reporting published 31 August 2026 on measures under discussion ahead of government announcements, and on Financial Times reporting on the European Commission’s Affordable Housing Act, citing Eurostat data on EU housing costs 2015–2025. Reported scenarios are not enacted legislation and may change or not proceed at all.
Related: Greek Airbnb Law Explained, Greece’s Tourism Spatial Framework, Airbnb Regulations Thessaloniki 2026.
Greek BnB Data provides insights for property owners and investors across Greece. Brothers Consulting manages short-term rental properties in Porto Heli, Ermionida, Argolida and Thessaloniki, Greece.