If you own or manage a short-term rental property in Greece, 2026 brings the most significant regulatory changes the industry has seen. A new tourism framework is reshaping where Airbnb can operate — and how.
Here is everything you need to know about Greece Airbnb regulations 2026.
What is the new Greece tourism framework?
The Greek government has introduced a new Special Tourism Framework — a nationwide spatial planning document that categorizes every municipality in Greece based on its level of tourist development.
The framework was presented in May 2026 and is expected to be ratified by end of June 2026. It does not introduce immediate restrictions, but it creates the legal tools for future regulation of short-term rentals across the country.
The five zones — where does your property sit?
The framework divides all 1,035 municipal units in Greece into five categories:
1. Controlled development zones
The most heavily restricted areas. These include Mykonos, Santorini, Skiathos, parts of Corfu, Zakynthos, Syros, Kos, Rhodes, Tinos, Paros and several coastal areas in Crete and Katerini. No new hotels under 3 stars are permitted. Maximum capacity is capped at 100 beds on islands.
2. Developed areas
Includes the municipalities of Athens and Thessaloniki, Kassandra and Sithonia in Halkidiki, Paros, Antipaxos, Sifnos, Nafplio, Glyfada, Alimos, Paleo Faliro and the Saronic islands. Minimum plot size for tourist facilities increases to 12 acres. Island properties are capped at 350 beds.
3. Developing areas
Includes Milos, parts of Halkidiki, Kastoria, Larissa, most of Pelion, Delphi, most of Kefalonia, Patras and others. Minimum plot size is 8 acres. No bed cap.
4. Early development areas
Most of Eastern Macedonia and Thrace, most of Epirus, Western Greece and Thessaly. Incentives and exceptions are foreseen to encourage tourism development.
5. Special development areas
Similar incentive structure to early development, targeting areas with specific geographic characteristics.
What does this mean for Airbnb and short-term rentals?
The framework does not ban Airbnb directly. Instead, it creates a legal basis for future restrictions that can be applied zone by zone.
Specifically, authorities will have the power to:
- Set conditions on which properties can be listed for short-term rental, particularly regarding primary residence use
- Regulate the duration of short-term rental activity
- Create geographic zones where short-term rentals are restricted or banned
- Impose limits on new licenses in areas under increased pressure
The key phrase is “can be applied” — not “will be applied immediately.” These are tools, not yet mandates.
The island freeze — new builds affected
One immediate measure is planned following the framework’s ratification: a suspension on new AMA registrations (the tax authority registration number required to operate a short-term rental) for newly built properties on Greek islands.
This targets the rapid conversion of new construction into short-term rentals on islands — a trend that has accelerated in recent years.
What’s already in effect — Athens and Thessaloniki
While the new framework is not yet ratified, restrictions introduced under earlier legislation are already active:
Athens: Since 2025, no new Airbnb licenses are issued in the 1st, 2nd and 3rd Municipal Districts — covering Plaka, Monastiraki, Syntagma, Omonia, Kolonaki, Exarchia, Koukaki, Mets, Petralona, Thissio and Gazi.
Thessaloniki: Since March 1, 2026, no new licenses in the Α’ Municipal Community — the historic and commercial center including Aristotelous Square, the Egnatia/Tsimiski axis, Ladadika, the waterfront and Ano Poli.
In both cities, licenses no longer transfer automatically when a property is sold or inherited.
Mykonos and Santorini — what changes?
Mykonos and Santorini are classified as controlled development zones — the most restricted category. The framework gives authorities the tools to impose the strictest limits on short-term rentals in these areas.
For investors considering new Airbnb properties on these islands, the regulatory risk is now significant. Existing operators are not immediately affected, but the direction of travel is clear.
What should hosts and investors do now?
If you already operate a short-term rental in Greece, your license remains valid. The new framework does not retroactively cancel existing registrations.
If you are considering a new investment, the regulatory picture varies significantly by location:
- Island properties — increasing risk, especially on Mykonos, Santorini and other controlled zones
- Athens and Thessaloniki center — already restricted, no new licenses
- Areas outside restriction zones — still open, but monitor developments closely
The overall direction in Greece is toward tighter regulation of short-term rentals. This is not unique to Greece — similar frameworks exist across Europe. The question is not whether restrictions will increase, but when and where.
About this article
Information in this article is based on the Special Tourism Framework published by the Greek Ministry of Environment in May 2026, currently under a two-week public consultation period before ratification.
For city-specific analysis, see our articles on Airbnb regulations in Thessaloniki and earnings data across Greek cities.
Greek BnB Data provides insights for property owners and investors across Greece. Brothers Consulting manages short-term rental properties in Thessaloniki and Porto Heli.