Greece ranks second among 27 European countries, according to the European Rental Freedom Index 2026. France ranks last, while Spain is second to last. What the study examines and what changes to housing policy its authors propose.
Greece ranks second in Europe in terms of the degree of economic and contractual freedom property owners have when renting out their homes, according to the European Rental Freedom Index 2026, compiled by the Foundation for the Advancement of Freedom (Fundalib).
Greece scores 79.76 points out of 100, ranking second among the 27 European countries examined. Poland ranks first with 80.08 points, followed by Malta with 74.59, Latvia with 73.82 and Hungary with 72.63 points.
At the other end of the ranking, Spain comes second to last, with just 42.03 points, while France ranks last with 25.61 points.
The ranking covers 26 member states of the European Union and the United Kingdom, excluding Cyprus, for which sufficient data were not available. The study examines the degree of freedom property owners have regarding the terms under which they rent out their properties, the regulatory framework governing rental agreements and property taxation.
The five factors that determine the ranking
The index evaluates five main categories, each carrying an equal weight of 20%. Specifically, it examines:
- Rent setting: the degree of freedom property owners have in determining rental prices.
- Termination of rental agreements and repossession of properties: the legal framework governing the termination of a tenancy and the return of a property to its owner.
- Contractual freedom: the ability of both parties to agree on the terms of a rental agreement.
- Short-term and tourist rentals: the restrictions governing the use of residential properties for these purposes.
- Recurring property taxation: the financial burdens associated with property ownership.
To calculate the scores, the index combines international sources and national legislative provisions, applying specific assessment and calculation rules established by the foundation itself.
The significant gap between Greece and Spain
The difference between the two countries is striking. Greece scores 79.76 points, while Spain receives 42.03, a gap of almost 38 points.
In Spain’s case, the study assigns a score of zero both to the category covering the termination of rental agreements and repossession of properties and to the category examining short-term and tourist rentals.
By contrast, Spain scores 15.91 out of 20 points for rent setting, 12.62 for contractual freedom and 13.50 for property taxation. Regarding contractual freedom, the authors clarify that the score corresponds to the average of the countries for which valid data were available, as there was insufficient information to produce a specific assessment for Spain.
At the same time, the index’s assessment of property repossession examines the existing legal framework rather than the actual time required for court proceedings. It also excludes cases of property occupation where no rental relationship previously existed.
Call for a change in housing policy
Following the publication of the study, Fundalib Secretary-General and co-author of the index, Juan Pina, is calling for a change in housing policy, focusing on encouraging construction activity, removing obstacles to property transfers and providing greater security and flexibility for property owners.
According to Pina, the aim should be to prevent properties from being withdrawn from the rental market. He attributes rising rents, difficulties in accessing housing and the increasing concentration of properties in the hands of investment funds to measures he describes as “coercive and interventionist.”
These views represent the study authors’ interpretation of the effects of restrictions on the housing market and do not, in themselves, constitute proof that these specific policies cause all the developments mentioned above.
What the index does not measure
Fundalib itself clarifies that the index does not directly assess rental prices, investment returns, housing affordability or the total number of available properties.
Its purpose, therefore, is not to provide an overall assessment of the quality of housing markets, but to offer a comparative picture of the restrictions faced by landlords. This assessment is intended to serve as a basis for further investigation into the potential effects of restrictions on the market.
In the overall ranking, eight countries fall into the very high rental freedom category, eleven into the high category, four into the medium category, three into the low category and one into the very low category. No country reaches the 90 points required to qualify for the highest category of rental freedom.
For Greece, second place represents a positive assessment in terms of property owners’ freedom. However, this ranking alone is not sufficient to draw conclusions about how easily tenants can find housing or whether rents are affordable. A comprehensive assessment of the Greek housing market also requires data on prices, housing availability, incomes and household housing costs.
