Airbnb restrictions are expanding across the globe as an increasing number of cities seek ways to manage the rapid growth of short-term rentals and their impact on local housing markets. From Barcelona and Paris to Athens, Thessaloniki and New York City, local authorities are introducing new measures, arguing that they can help address mounting pressure on housing availability and rental prices.
Airbnb restrictions become a global trend
Many municipal authorities argue that the rapid expansion of short-term rentals has contributed to a reduction in available housing stock in certain areas, putting additional pressure on local housing markets.
Against this backdrop, governments and city administrations are increasingly intervening in the short-term rental sector, aiming to improve housing availability for permanent residents.
Barcelona: The most radical intervention
Barcelona is pursuing what is widely considered the most aggressive policy in Europe, with plans to eliminate around 10,000 tourist apartments by 2028.
Existing licences will not be renewed, with the stated objective of returning more homes to the long-term rental market.
The decision is increasingly viewed as a landmark case in how European cities are approaching short-term rentals.
Amsterdam: Even tighter rules ahead
Amsterdam is considering further tightening its regulations by reducing the annual short-term rental limit from 30 nights to 15 nights starting in 2026.
City officials argue that the measure is necessary to curb the transformation of entire neighbourhoods into tourist districts and to protect residential housing.
Paris: Strict rules with calls for more measures
Paris already enforces a 120-day annual limit for short-term rentals of primary residences.
The French government has granted municipalities the authority to reduce that threshold to 90 days if deemed necessary.
The debate now centres on whether existing restrictions are sufficient to ease pressure on the housing market.
New York City: The experiment that changed the market
Since 2023, New York City has implemented one of the strictest short-term rental frameworks in the world, severely restricting rentals of fewer than 30 days.
Listings declined significantly following the introduction of the new rules. However, housing affordability pressures have not eased to the extent many policymakers had anticipated.
Airbnb restrictions reach Greece
Greece has now joined the broader international trend.
Under a new provision included in draft legislation from the Ministry of National Economy and Finance, the freeze on new Airbnb registrations in central Athens is being extended, while similar restrictions are being introduced in Thessaloniki for the first time.
In Athens, the suspension affects areas such as the Historic Centre, Plaka, Koukaki and Metaxourgeio, where short-term rentals are already highly concentrated.
In Thessaloniki, the restrictions will apply to the city’s First Municipal District from July through the end of 2026.
The government has linked these measures to efforts to increase housing availability and ease pressure on the rental market, although the effectiveness of such policies remains the subject of ongoing international debate.
Europe moves toward more restrictions
The trend is spreading across other major cities as well:
- Lisbon: Freeze on new licences in high-pressure neighbourhoods
- Florence: Restrictions on short-term rentals in the historic centre
- Madrid: Stricter licensing requirements for new tourist accommodation
- London: 90-day annual rental limit
- Berlin: Special permits required for entire-home rentals
- San Francisco: Permanent residency requirements for hosts
The debate remains open
The tightening of short-term rental regulations has become a global trend, stretching from Barcelona and Paris to Athens and New York.
However, an important question remains unresolved: can these restrictions alone significantly improve housing availability and slow the rise in rental prices?
Even in cities that have adopted far-reaching measures, such as New York, the long-term impact on housing markets is still being assessed. Many analysts argue that housing affordability is a multifaceted issue influenced by housing supply, urban planning policies, demographic trends, investment activity and taxation frameworks.
For this reason, the debate surrounding short-term rentals extends far beyond Airbnb itself. It ultimately raises a broader question about how cities can balance tourism growth, economic activity and residents’ access to affordable housing.
