The short-term rental market in Greece has reached unprecedented levels. Annual revenues from platforms like Airbnb are approaching €1 billion, making the sector a major pillar of the country’s tax income. This rapid growth explains why the government is adopting a careful approach, avoiding blanket bans and focusing restrictions only in areas facing severe housing pressures.
The fiscal trajectory has been striking. From roughly €70 million in 2017, short-term rental revenues surged to €740 million in 2023, €880 million in 2024, and €973 million in 2025. According to data presented by George Pitsilis, head of the Independent Authority for Public Revenue (AADE), at the 43rd POMIDA conference, short-term rentals are no longer a peripheral income source but a central component of fiscal planning.
The regulatory framework for 2026 emphasizes geographic targeting rather than outright prohibition. In Athens, the issuance of new Property Registration Numbers (AMAs) remains suspended in select areas of the historic and commercial center, where high concentrations of short-term rentals exert strong pressure on the housing market. This measure applies only to new registrations and is not retroactive.
Similarly, Thessaloniki will implement a freeze on new AMAs starting March 1, 2026, in its historic and tourist-focused first municipal community. Until the end of February, property owners still have the opportunity to secure a new AMA and legally start a short-term rental operation.
A crucial change also concerns property transfers in restricted areas. In cases of sale, inheritance, or gift, the AMA does not transfer with the property, and the registration is deleted—even if the property previously operated legally. At the same time, AADE is intensifying inspections, cross-checking platform data and monitoring compliance more rigorously.
Despite restrictions, short-term rentals remain financially attractive, especially in central Athens. In 2025, the average annualized monthly income per available rental reached approximately €1,740. After operating expenses, management fees, and taxes, net profits are estimated at around €800, compared to roughly €600 per month for a similarly sized long-term rental apartment. This €200+ difference, combined with pre-paid revenues and frequent property checks, continues to incentivize property owners to stay in the short-term rental market.
The market’s momentum is also reflected in the number of listings. By the end of 2025, short-term rentals in central Athens totaled around 14,350 units, marking a 12% year-on-year increase despite the freeze on new AMAs since autumn 2024. The announcement of the restriction acted as a catalyst for property owners to secure new registrations before the measure took effect.
Overall, the government’s approach in 2026 emphasizes management rather than confrontation with short-term rentals. Interventions are targeted, time-bound, and geographically specific, aiming to protect housing availability without undermining one of the most significant sources of public revenue in recent years.
Want to know what’s changing in short-term rentals in 2026 and what adjustments you need to make? Reserve your spot at the Short Stay Athens Conference 2026.
