If you own or manage an Airbnb in Athens, the new Airbnb regulations Athens 2026 have changed significantly what you can and cannot do.Here is everything you need to know.
The license freeze — which areas are affected
Since January 1, 2025, no new Airbnb licenses are being issued in the 1st, 2nd and 3rd Municipal Districts of Athens. The freeze has been extended and is now in effect until December 31, 2026.This covers some of Athens’ most popular and well-known neighborhoods:
The license transfer trap
This is the change that catches most property owners by surprise.
If your property is in the restricted zone and you sell it, gift it, or pass it on through inheritance — the Airbnb license is automatically cancelled. The new owner cannot apply for a new one while the freeze is in effect.
This means that in restricted areas, an active Airbnb license no longer adds value to a property sale. Any buyer planning to continue operating as a short-term rental will be blocked.
Fines for non-compliance
The penalties for operating without a valid registration in Athens are severe.
A first offense carries a minimum fine of €20,000 — calculated as 50% of income generated from illegal short-term rental activity, with a floor of €20,000.
A repeat offense within the same tax year carries a minimum fine of €40,000.
These fines are enforced by AADE, the Greek tax authority.
Building regulations — an extra layer
Even outside the restricted zones, short-term rental activity can be blocked by your building’s internal regulations.
If your apartment building’s rules explicitly prohibit commercial or tourist use of individual units, you cannot legally list the property on Airbnb — regardless of whether the area has an Airbnb license freeze or not.
Always check your building’s κανονισμός πολυκατοικίας before investing in a property for short-term rental purposes.
Property standards — in force since October 2025
Under Law 5170/2025, all short-term rental properties in Greece must now meet mandatory standards:
- Natural lighting and ventilation
- Air conditioning
- A valid fire extinguisher, smoke detector and fire blanket
- A valid electrical installation certificate (ΥΔΕ)
- Legal status proven through building permit documentation
These standards apply across all of Greece — not just in restricted zones. Non-compliance carries fines of €5,000 for a first offense and up to €20,000 for repeat violations.
Where can you still get a new license in Athens?
The good news is that most of Athens is outside the restricted zone. Several neighborhoods offer genuine opportunity for new short-term rental investments:
Pagkrati — close to the center, excellent metro access (Evangelismos / Agios Ioannis stations), strong local amenities. Not in the restricted zone.
Kypseli — one of Athens’ most rapidly developing neighborhoods, multicultural character, 10-15 minutes from the center by public transport.
Ampelokipi — two metro stations (Ampelokipi, Panormo), high occupancy year-round, popular with both tourists and business travelers.
Goudi / Ilisia — stable year-round demand driven by proximity to major hospitals and universities.
Piraeus — with the metro Line 3 extension, Piraeus has become an independent tourism hub. Popular with travelers heading to and from the islands.
What this means for investors and hosts
If you already operate in Athens, your license is safe — but protect it. Don’t sell your property without understanding that the license dies with the transfer.
If you are considering a new investment in Athens, the central neighborhoods are closed for new licenses until at least end of 2026. The opportunity has shifted to the neighborhoods listed above.
The overall direction is clear: Greek authorities are tightening short-term rental regulation every year. The question is not whether further restrictions will come — but when and where.
About this article
Information in this article is based on Law 5162/2024, Law 5170/2025 and official AADE guidance on short-term rental registration in Athens. The license freeze currently applies until December 31, 2026, with the possibility of further extension.
For data on Airbnb earnings across Athens neighborhoods, see our analysis: How Much Can You Make from an Airbnb in Athens.
Greek BnB Data provides insights for property owners and investors across Greece. Brothers Consulting manages short-term rental properties in Thessaloniki and Porto Heli.