A short-term rental is a modern form of urban lease that differs from the traditional long-term rental, which in Greece typically has a minimum duration of three years.

In recent years, short-term rentals have grown rapidly, largely due to the rising demand for flexible accommodation options through digital platforms such as Airbnb and Booking.com.

It is important to note that a short-term rental is not classified as a tourist lease. Instead, it falls under the legal framework of urban leasing, is governed by specific national legislation, and refers to the rental of furnished residences for a short period, without offering any hotel-style services — apart from basic amenities such as bedding and linens.

According to the legislation in force since 1 January 2024, a short-term urban lease is defined as the rental or subletting of a furnished property for a period of up to 59 days, provided that no additional hospitality services are offered, such as cleaning, breakfast or other amenities typically found in tourist accommodations. The only service allowed is the provision of bed linen.

It is important to note that the classification of a lease as a short-term urban rental does not depend on the method by which the property is offered – whether through a digital platform such as Airbnb, Booking.com or VRBO, or through a direct agreement between the owner and the tenant.

Yes. Any rental lasting more than 60 days, whether conducted through a platform such as Airbnb, Booking.com or Vrbo, or outside of such platforms, is no longer considered a short-term rental, but rather a long-term urban lease.

This type of lease must still be declared in the Short-Term Rental Registry (see relevant link below), however, it is not subject to:

1. The Climate Resilience Fee (ΤΑΚΚ)

2. The Overnight Stay Tax.

This means that long-term bookings are exempt from the specific taxes applied to short-term rental accommodations.

Are security cameras allowed inside Airbnb listings?
No. Airbnb now prohibits cameras in private indoor spaces such as bedrooms and bathrooms worldwide, to protect guest privacy. Hosts who currently have such devices must remove them by April 30, otherwise they risk removal of their listing or account.According to Greek legislation (Article 111 of Law 4446/2016), properties that may be rented out as Short-Term Rentals – either via platforms such as Airbnb, Booking.com, Vrbo, etc., or through direct bookings – must meet specific criteria regarding independence and intended use.

Specifically, the following types of properties are eligible for Short-Term Rentals:

1. Urban apartments

2. Detached houses (excluding those classified as such due to the cancellation of horizontal property agreements)

3. Other self-contained residences or buildings with a private entrance and fully functional internal spaces

4. Individual rooms within an apartment or house (under specific conditions)

🔑 Key requirement:
The property must have structural and functional independence – meaning it can be used autonomously by the tenant, without relying on shared spaces or communal facilities.

Short-term urban rentals (e.g. via Airbnb, Booking.com, Vrbo) are allowed in apartments within multi-unit buildings, as long as the following legal obligations are met:

1. The property is registered in the Short-Term Rental Registry (AADE platform).

2. All income is declared to the tax authorities (AADE), and the rental complies with the applicable tax and urban planning regulations.

⚠️ In order for short-term rentals to be legally prohibited in an apartment building, there must be a clear and explicit ban stated in the building’s rules and regulations.
In practice, this is rare, as most building regulations were drafted before the rise of short-term rental platforms and do not include such restrictions.

✅ Therefore, the vast majority of apartments in Greece can legally be rented on a short-term basis, unless there is a specific legal restriction outlined in the property’s governing documents.

What is the current status of the Airbnb ban? Will it expand to other cities?
The government has already restricted the listing of new properties for short-term rentals in central Athens. The Prime Minister announced that the measure may be extended to popular tourist destinations and major urban centers, with decisions expected within the next 1–2 months.No. Short-Term Rentals are not considered tourist or hotel-related activities, but rather a form of urban lease, in accordance with the current legal framework (Law 4446/2016).
Therefore, if a building’s regulations generally prohibit the operation of a hotel, this does not mean that short-term rentals are also prohibited.

📌 A Short-Term urban lease, as long as it does not include hotel-style services (e.g. cleaning, breakfast, reception, etc.), is not classified as tourist or hotel activity under Greek law.

⚠️ Short-Term Rentals are only prohibited when the apartment building’s regulations explicitly state that short-term urban leasing is not allowed.

Why are Americans increasingly interested in Golden Visas in Greece?
Because Greece combines investment security, quality of life, and access to the EU. At the same time, political/economic uncertainty in the US is prompting more people to seek a “second home” in Europe.

Read more:

Are security cameras allowed inside Airbnb listings?
No. Airbnb now prohibits cameras in private indoor spaces such as bedrooms and bathrooms worldwide, to protect guest privacy. Hosts who currently have such devices must remove them by April 30, otherwise they risk removal of their listing or account.No. Under current Greek legislation, there is no restriction on the number of days you can rent out your property as a short-term urban lease, whether through digital platforms such as Airbnb, Booking.com, Vrbo, or via direct bookings.

This means that you are allowed to rent your property throughout the entire year, provided that:

1. You correctly register the property in the Short-Term Rental Registry (maintained by the Independent Authority for Public Revenue AADE),

2. You comply with all other legal obligations set out by the applicable laws.

📌 Note:
While certain proposals have been made in the past to introduce limits (e.g. a 90-day cap per year), no such restriction is currently in force in Greece.

What is the current status of the Airbnb ban? Will it expand to other cities?
The government has already restricted the listing of new properties for short-term rentals in central Athens. The Prime Minister announced that the measure may be extended to popular tourist destinations and major urban centers, with decisions expected within the next 1–2 months.Yes, there are. As of now, short-term urban rentals are subject to restrictions in specific areas of central Athens, particularly within the 1st, 2nd, and 3rd municipal districts of the city.

📍 1st Municipal Athens District (Historic Centre of Athens)
This district includes the commercial triangle (Stadiou – Omonia – Plaka) and the following neighbourhoods:
Koukaki, Plaka, Kolonaki, Syntagma, Omonia, Monastiraki, Exarchia, Ilisia, Neapoli

📍 2nd Municipal Athens District (South-East neighbourhoods)
Covers areas from Neos Kosmos to the Panathenaic Stadium:
Mets, Neos Kosmos, Agios Artemios, Pangrati

📍 3rd Municipal Athens District (South-West neighbourhoods)
Includes areas around the Observatory, Petralona, Metaxourgeio, and Thiseio:
Votanikos, Metaxourgeio, Gazi, Petralona, Rouf, Thiseio

These geographical restrictions in Athens are currently in effect until 31 December 2025, with the possibility of being extended for another year, potentially lasting until 31 December 2026.

ℹ️Read more: No new Airbnb licenses in central Athens until 2026

What are the basic mandatory fire safety measures for a short-term rental accommodation (Airbnb)?
Every Airbnb in Greece must have certified fire extinguishers (depending on capacity and kitchen), autonomous smoke detectors in all rooms, emergency exit signage, and safety lighting that works even during a power outage, in accordance with the relevant European standards.Will Airbnb be banned in 14 more areas of Athens in 2025?
The Municipality of Athens is considering a “freeze” on short-term rentals in 14 new areas, following the first 17 saturation points. The decision is based on a study of tourism capacity and the need to control overtourism.
Read more →Yes, there are exceptions.
If a property had an active Property Registry Number (AMA) listed in the Short-Term Rental Registry by 31 December 2024, then—even if it is later sold (resulting in a change of the ATAK tax ID) or leased to a Property Management Company—a new AMA may still be issued, as long as the property continues to meet all legal requirements.

📌 This exception protects owners and managers who were already registered in the system prior to the legislative change, allowing them to continue operating without interruption—even in the event of ownership transfers or delegation of management to third parties.

Why are Americans increasingly interested in Golden Visas in Greece?
Because Greece combines investment security, quality of life, and access to the EU. At the same time, political/economic uncertainty in the US is prompting more people to seek a “second home” in Europe.

Read more:

Starting October 1, 2025, short-term rental properties (Airbnb, Booking, etc.) must comply with safety, hygiene and technical standards. Law 5170/2025 sets requirements such as natural lighting, liability insurance, fire safety measures, certifications and inspections with fines of up to €5,000.

ℹ️Read more: New requirements for Airbnb rentals: Law published in the Government Gazette

What will change from May 20, 2026, with Regulation (EU) 2024/1028 on short-term rentals?
From May 20, 2026, every short-term rental accommodation in the EU will need a unique registration number, which must be displayed in all listings. Platforms will send aggregated data to the authorities so that there is a complete picture of supply, use, and controls.

Read more

According to reports, the government is considering extending the measure into 2026 for the three central districts of Athens, while also thinking of expanding it to Thessaloniki and Santorini.

ℹ️ Read more: Airbnb restrictions in Athens extended – Thessaloniki and Santorini next?

Is Airbnb legal in Plaka according to the Council of State?
Yes, the Council of State ruled that short-term rentals through Airbnb in Plaka are legal and do not automatically convert a property into tourist accommodation.

Read more →

What is Airbnb’s AirCover and how does it protect hosts?
AirCover is a free protection program for Airbnb hosts, covering property damage up to $3 million and civil liability up to $1 million during stays. It includes guest verification, booking screening, and 24/7 support for special cases, but it does not replace private insurance or home insurance.No. Airbnb now prohibits cameras in private indoor spaces such as bedrooms and bathrooms worldwide, to protect guest privacy. Hosts who currently have such devices must remove them, otherwise they risk removal of their listing or account.

Outdoor security cameras, such as doorbell cameras, are permitted as long as their presence is disclosed before booking. Noise sensors in common areas are also allowed, provided they measure only decibel levels to prevent parties and do not record sounds or conversations.

The government has already restricted the listing of new properties for short-term rentals in central Athens. The Prime Minister announced that the measure may be extended to popular tourist destinations and major urban centers, with decisions expected within the next 1–2 months.

Read also- Stop to new Airbnbs in tourist areas? What Mitsotakis said at the Thessaloniki International Fair

The restrictions apply only to new Airbnb listings. Those already renting their properties on a short-term basis are not affected for now, although future regulations cannot be ruled out.

Is short-term leasing responsible for the increase in rents in Athens?
According to Potamianos, president of the Association of Urban Contract Brokers of Athens-Attica, the impact of short-term rentals on rents is limited (approximately 5–10%) and does not alone explain the increases in areas such as Halandri, Kypseli, or Peristeri.

Read more

What are the main changes being considered by the government for short-term rentals (Airbnb) in Greece?
The government is leaning towards targeted, local restrictions rather than a blanket cap on the number of days. In areas with intense housing pressure, the issuance of new short-term leases may be temporarily frozen, based on the ratio of short-term to long-term leases per postal code.Law 5170/2025 requires short-term rental properties to have primary-use spaces with lighting and air conditioning, liability insurance, fire safety measures, a pest control certificate, a first aid kit and an emergency contact guide, aiming to enhance quality and safety.

Read more: Airbnb shake-up: New rules, inspections and fines from October 1

What are the basic mandatory fire safety measures for a short-term rental accommodation (Airbnb)?
Every Airbnb in Greece must have certified fire extinguishers (depending on capacity and kitchen), autonomous smoke detectors in all rooms, emergency exit signage, and safety lighting that works even during a power outage, in accordance with the relevant European standards.Is Airbnb legal in Plaka according to the Council of State?
Yes, the Council of State ruled that short-term rentals through Airbnb in Plaka are legal and do not automatically convert a property into tourist accommodation.

Read more →

Will Airbnb be banned in 14 more areas of Athens in 2025?
The Municipality of Athens is considering a “freeze” on short-term rentals in 14 new areas, following the first 17 saturation points. The decision is based on a study of tourism capacity and the need to control overtourism.
Read more →If an inspection reveals missing requirements, an administrative fine of €5,000 is imposed, which doubles in case of repeat offenses and can reach up to four times the original amount. Additionally, refusing access to inspectors also results in a fine.

Is short-term leasing responsible for the increase in rents in Athens?
According to Potamianos, president of the Association of Urban Contract Brokers of Athens-Attica, the impact of short-term rentals on rents is limited (approximately 5–10%) and does not alone explain the increases in areas such as Halandri, Kypseli, or Peristeri.

Read more

Why are Americans increasingly interested in Golden Visas in Greece?
Because Greece combines investment security, quality of life, and access to the EU. At the same time, political/economic uncertainty in the US is prompting more people to seek a “second home” in Europe.

Read more:

What will change from May 20, 2026, with Regulation (EU) 2024/1028 on short-term rentals?
From May 20, 2026, every short-term rental accommodation in the EU will need a unique registration number, which must be displayed in all listings. Platforms will send aggregated data to the authorities so that there is a complete picture of supply, use, and controls.

Read more

What are the main changes being considered by the government for short-term rentals (Airbnb) in Greece?
The government is leaning towards targeted, local restrictions rather than a blanket cap on the number of days. In areas with intense housing pressure, the issuance of new short-term leases may be temporarily frozen, based on the ratio of short-term to long-term leases per postal code.What is changing for Airbnb and short-term rentals in Europe?
The EU is introducing uniform rules for platforms such as Airbnb, with mandatory property registration, data transparency, and local restrictions.

Read more

What is Airbnb’s AirCover and how does it protect hosts?
AirCover is a free protection program for Airbnb hosts, covering property damage up to $3 million and civil liability up to $1 million during stays. It includes guest verification, booking screening, and 24/7 support for special cases, but it does not replace private insurance or home insurance.Vrbo imposes a 100% booking penalty when guests arrive and cannot access the property, with the possibility of listing suspension or cancellation of future bookings.

Guests are covered by the Book With Confidence Guarantee, which ensures immediate relocation to another property at no additional cost.

A lease or sublease of up to 59 days is considered short-term, provided that the property is leased furnished and without services other than bed linen. From 60 days and above, the lease is considered long-term and a Property Lease Information Declaration is required.

Is short-term leasing responsible for the increase in rents in Athens?
According to Potamianos, president of the Association of Urban Contract Brokers of Athens-Attica, the impact of short-term rentals on rents is limited (approximately 5–10%) and does not alone explain the increases in areas such as Halandri, Kypseli, or Peristeri.

Read more

What will change from May 20, 2026, with Regulation (EU) 2024/1028 on short-term rentals?
From May 20, 2026, every short-term rental accommodation in the EU will need a unique registration number, which must be displayed in all listings. Platforms will send aggregated data to the authorities so that there is a complete picture of supply, use, and controls.

Read more

What are the basic mandatory fire safety measures for a short-term rental accommodation (Airbnb)?
Every Airbnb in Greece must have certified fire extinguishers (depending on capacity and kitchen), autonomous smoke detectors in all rooms, emergency exit signage, and safety lighting that works even during a power outage, in accordance with the relevant European standards.The declaration must be submitted by the 20th day of the month following the tenant’s departure. Example:

A lease from 9/26 to 10/2/2025 must be declared by 11/20/2025.

In case of cancellation, an amended declaration is required.

Corrections for 2025 can be made until 28/2/2026.

Read more: Updated AADE guide for short-term rentals: What changes

Why are Americans increasingly interested in Golden Visas in Greece?
Because Greece combines investment security, quality of life, and access to the EU. At the same time, political/economic uncertainty in the US is prompting more people to seek a “second home” in Europe.

Read more:

No. Short-term leases are exempt from VAT when the lessor is a natural person and owns up to two properties.
If they own three or more properties, then all leases are subject to 13% VAT.
The same applies to legal entities, regardless of the number of properties they own.

If the lessor provides services beyond bedding (e.g., cleaning, breakfast, reception), then the rental is classified as tourist accommodation and not short-term. This entails:

Obligation to start a business activity.

Declaration to OpenBusiness.

Submission of VAT, E1, E3 or N declarations, as well as to myDATA.

Obligation to pay fees (e.g. for temporary residents, resilience).

From October 1, 2025, every property that is rented out on a short-term basis must meet the following minimum requirements:

It must be a space for primary use with natural lighting, ventilation and air conditioning.

It must have civil liability insurance.

It must have a fire alarm, leakage relay, fire extinguishers, smoke detectors, lighting and escape signage.

It must have a pest control certificate, a first aid kit and a list of emergency telephone numbers.

Read more – The Ministry of Tourism circular on Airbnb property requirements

Why should I participate as an Airbnb host in the EU consultation?
Because the decisions that will be made will directly affect the future of short-term rentals. If the voices of owners and hosts are not heard, regulations may be shaped unilaterally in favor of traditional housing or the hotel market.

Yes. The circular stipulates that all properties rented on a short-term basis must have a valid civil liability insurance policy with a legally licensed insurance company, which covers damage or accidents during the stay.

Why are Americans increasingly interested in Golden Visas in Greece?
Because Greece combines investment security, quality of life, and access to the EU. At the same time, political/economic uncertainty in the US is prompting more people to seek a “second home” in Europe.

Read more:

From October 1, 2025, short-term rentals will only be permitted for properties designated as “primary use.” These properties must meet specific technical and operational standards (lighting, ventilation, air conditioning, fire safety, insurance, etc.), and strict controls and fines are provided for in the event of violations.

Read more – Automatic delisting of non-primary use Airbnbs from October 1

The AADE will cross-check the property details with the AMA. Those that do not have “primary use” status will lose their registration number and will be automatically deleted from the Airbnb, Booking.com, and Expedia/Vrbo platforms.

What will change from May 20, 2026, with Regulation (EU) 2024/1028 on short-term rentals?
From May 20, 2026, every short-term rental accommodation in the EU will need a unique registration number, which must be displayed in all listings. Platforms will send aggregated data to the authorities so that there is a complete picture of supply, use, and controls.

Read more

Why should I participate as an Airbnb host in the EU consultation?
Because the decisions that will be made will directly affect the future of short-term rentals. If the voices of owners and hosts are not heard, regulations may be shaped unilaterally in favor of traditional housing or the hotel market.

The AADE will carry out electronic cross-checks and on-site inspections, following a 10-day notice or following complaints. Fines start at €5,000 for the first offense, €10,000 for the second within 12 months and €20,000 for each subsequent offense.

Is short-term leasing responsible for the increase in rents in Athens?
According to Potamianos, president of the Association of Urban Contract Brokers of Athens-Attica, the impact of short-term rentals on rents is limited (approximately 5–10%) and does not alone explain the increases in areas such as Halandri, Kypseli, or Peristeri.

Read more

AirCover is a free protection program for Airbnb hosts, covering property damage up to $3 million and civil liability up to $1 million during stays. It includes guest verification, booking screening, and 24/7 support for special cases, but it does not replace private insurance or home insurance.

Read more- AirCover Airbnb: Safety, limitations and tips

What are the basic mandatory fire safety measures for a short-term rental accommodation (Airbnb)?
Every Airbnb in Greece must have certified fire extinguishers (depending on capacity and kitchen), autonomous smoke detectors in all rooms, emergency exit signage, and safety lighting that works even during a power outage, in accordance with the relevant European standards.What is changing for Airbnb and short-term rentals in Europe?
The EU is introducing uniform rules for platforms such as Airbnb, with mandatory property registration, data transparency, and local restrictions.

Read more

For AirCover to apply, reservations must be made through Airbnb and hosts must comply with the platform’s terms and conditions. It is recommended to supplement this with private insurance, meticulous documentation of damages, and compliance with the new Law 5170/2025, which sets strict requirements for short-term rentals, such as fire safety, ventilation and civil liability insurance.

Is short-term leasing responsible for the increase in rents in Athens?
According to Potamianos, president of the Association of Urban Contract Brokers of Athens-Attica, the impact of short-term rentals on rents is limited (approximately 5–10%) and does not alone explain the increases in areas such as Halandri, Kypseli, or Peristeri.

Read more

What will change from May 20, 2026, with Regulation (EU) 2024/1028 on short-term rentals?
From May 20, 2026, every short-term rental accommodation in the EU will need a unique registration number, which must be displayed in all listings. Platforms will send aggregated data to the authorities so that there is a complete picture of supply, use, and controls.

Read more

Why should I participate as an Airbnb host in the EU consultation?
Because the decisions that will be made will directly affect the future of short-term rentals. If the voices of owners and hosts are not heard, regulations may be shaped unilaterally in favor of traditional housing or the hotel market.

Owners or managers who have not registered their property in the Registry or have not correctly entered the AMA/ESL/MAG risk fines ranging from €5,000 to €20,000, depending on the number of repeat offenses.

Read more- AADE: Short-term rentals in Greece under the microscope – Extensive audits, strict fines

Because the decisions that will be made will directly affect the future of short-term rentals. If the voices of owners and hosts are not heard, regulations may be shaped unilaterally in favor of traditional housing or the hotel market.

What will change from May 20, 2026, with Regulation (EU) 2024/1028 on short-term rentals?
From May 20, 2026, every short-term rental accommodation in the EU will need a unique registration number, which must be displayed in all listings. Platforms will send aggregated data to the authorities so that there is a complete picture of supply, use, and controls.

Read more

What are the basic mandatory fire safety measures for a short-term rental accommodation (Airbnb)?
Every Airbnb in Greece must have certified fire extinguishers (depending on capacity and kitchen), autonomous smoke detectors in all rooms, emergency exit signage, and safety lighting that works even during a power outage, in accordance with the relevant European standards.No. You can participate as a private citizen, without any special documents or legal knowledge required. All you need to do is answer the European Commission’s questionnaire, available in Greek and the other 23 EU languages.

Will Airbnb be banned in 14 more areas of Athens in 2025?
The Municipality of Athens is considering a “freeze” on short-term rentals in 14 new areas, following the first 17 saturation points. The decision is based on a study of tourism capacity and the need to control overtourism.
Read more →Elevators can be registered quickly and free of charge at elevator.mindev.gov.gr using your Taxisnet codes, without any supporting documents or technical studies. The procedure also applies to Airbnb accommodations.

Read more- Elevator Registry: New requirement for Airbnb property owners – Deadline November 30

The deadline is November 30. If the elevator is not registered, the fines can reach up to €5,000, depending on the type of building or Airbnb accommodation.

What services does Qualco Real Estate offer to real estate investors in Greece?
Qualco Real Estate provides comprehensive consulting and technical services for the entire life cycle of a property: appraisals in accordance with EVS & IVS, investment opportunity and portfolio analysis, feasibility studies, risk diversification strategy, as well as commercial exploitation through a network of brokers throughout Greece, negotiation coordination, and optimal timing of liquidation.

Read more:

What will change in short-term rentals in Greece in 2026?
2026 will bring new spatial restrictions (e.g. a “freeze” on new registrations in the Athens and Thessaloniki areas), intensive checks on technical and operational specifications, increased tax burdens, and stricter compliance with the regulatory framework, leading the market into a phase of professionalization.

Read more:

What are the main changes being considered by the government for short-term rentals (Airbnb) in Greece?
The government is leaning towards targeted, local restrictions rather than a blanket cap on the number of days. In areas with intense housing pressure, the issuance of new short-term leases may be temporarily frozen, based on the ratio of short-term to long-term leases per postal code.The EU is introducing uniform rules for platforms such as Airbnb, with mandatory property registration, data transparency and local restrictions.

Stricter compliance requirements and possible restrictions will apply in tourist areas with high demand.

Airbnb is calling on the EU to implement “smart regulation” that supports sustainable tourism, rather than strict measures that restrict families and small communities.

Read more → Europe at a crossroads: Airbnb calls for “smart” regulation of short-term rentals

What services does Qualco Real Estate offer to real estate investors in Greece?
Qualco Real Estate provides comprehensive consulting and technical services for the entire life cycle of a property: appraisals in accordance with EVS & IVS, investment opportunity and portfolio analysis, feasibility studies, risk diversification strategy, as well as commercial exploitation through a network of brokers throughout Greece, negotiation coordination, and optimal timing of liquidation.

Read more:

What will change in short-term rentals in Greece in 2026?
2026 will bring new spatial restrictions (e.g. a “freeze” on new registrations in the Athens and Thessaloniki areas), intensive checks on technical and operational specifications, increased tax burdens, and stricter compliance with the regulatory framework, leading the market into a phase of professionalization.

Read more:

Why will the number of short-term rental accommodations available in Greece decrease in 2025?
The decline is due to regulatory measures, such as the “freeze” on new Airbnbs in central Athens and mandatory operating standards from October 2025, which have taken many properties off the market.

Read more:

With a balanced framework that brings together digital platforms and local authorities, supporting rural areas and small destinations.

What will change from May 20, 2026, with Regulation (EU) 2024/1028 on short-term rentals?
From May 20, 2026, every short-term rental accommodation in the EU will need a unique registration number, which must be displayed in all listings. Platforms will send aggregated data to the authorities so that there is a complete picture of supply, use, and controls.

Read more

The Municipality of Athens is considering a “freeze” on short-term rentals in 14 new areas, following the first 17 saturation points. The decision is based on a study of tourism capacity and the need to control overtourism.

Read more → Stop on short-term rentals in 14 more areas of Athens?

What are the main changes being considered by the government for short-term rentals (Airbnb) in Greece?
The government is leaning towards targeted, local restrictions rather than a blanket cap on the number of days. In areas with intense housing pressure, the issuance of new short-term leases may be temporarily frozen, based on the ratio of short-term to long-term leases per postal code.Potential new restrictions are linked to increased tourist traffic, lack of infrastructure, and the uneven distribution of accommodation fees. The municipality is seeking a sustainable tourism model and better management of neighborhoods.

Yes, the Council of State ruled that short-term rentals through Airbnb in Plaka are legal and do not automatically convert a property into tourist accommodation.

Read more → Council of State: Airbnb rentals in Plaka deemed legal – The municipality will oversee short-term rentals

Why are Americans increasingly interested in Golden Visas in Greece?
Because Greece combines investment security, quality of life, and access to the EU. At the same time, political/economic uncertainty in the US is prompting more people to seek a “second home” in Europe.

Read more:

The Building Department of the Municipality of Athens is responsible for monitoring, examining each case and imposing penalties if there is a violation.

What will change from May 20, 2026, with Regulation (EU) 2024/1028 on short-term rentals?
From May 20, 2026, every short-term rental accommodation in the EU will need a unique registration number, which must be displayed in all listings. Platforms will send aggregated data to the authorities so that there is a complete picture of supply, use, and controls.

Read more

Available data show that only about 3% of properties in Athens are available for short-term rental. Experts emphasize that the increase in prices is mainly related to the reduced supply of housing and the high cost of renovation, and not exclusively to Airbnb.

Read more → Short-term rentals: The real data behind the debate on overtourism and the housing crisis

Why are Americans increasingly interested in Golden Visas in Greece?
Because Greece combines investment security, quality of life, and access to the EU. At the same time, political/economic uncertainty in the US is prompting more people to seek a “second home” in Europe.

Read more:

The measure provides for a targeted restriction on new listings in specific areas of the city center, rather than a blanket ban. According to Airbnb, this is a flexible model that is reviewed annually and based on actual data.

Is short-term leasing responsible for the increase in rents in Athens?
According to Potamianos, president of the Association of Urban Contract Brokers of Athens-Attica, the impact of short-term rentals on rents is limited (approximately 5–10%) and does not alone explain the increases in areas such as Halandri, Kypseli, or Peristeri.

Read more

What will change from May 20, 2026, with Regulation (EU) 2024/1028 on short-term rentals?
From May 20, 2026, every short-term rental accommodation in the EU will need a unique registration number, which must be displayed in all listings. Platforms will send aggregated data to the authorities so that there is a complete picture of supply, use, and controls.

Read more

Every Airbnb in Greece must have certified fire extinguishers (depending on capacity and kitchen), autonomous smoke detectors in all rooms, emergency exit signage, and safety lighting that works even during a power outage, in accordance with the relevant European standards.

Why are Americans increasingly interested in Golden Visas in Greece?
Because Greece combines investment security, quality of life, and access to the EU. At the same time, political/economic uncertainty in the US is prompting more people to seek a “second home” in Europe.

Read more:

The new Guide brings together all the mandatory measures (fire extinguishers, detectors, escape signage, emergency lighting) and suggests additional solutions, such as gas and carbon monoxide detectors and a Fire Risk Assessment Sheet, so that owners can protect their properties.

Read more- Fire safety guide for Airbnb rentals: What changes and what properties must have

What services does Qualco Real Estate offer to real estate investors in Greece?
Qualco Real Estate provides comprehensive consulting and technical services for the entire life cycle of a property: appraisals in accordance with EVS & IVS, investment opportunity and portfolio analysis, feasibility studies, risk diversification strategy, as well as commercial exploitation through a network of brokers throughout Greece, negotiation coordination, and optimal timing of liquidation.

Read more:

What changes are being made to short-term rentals (Airbnb) in Athens and Thessaloniki with the new housing measures?
The restrictions are being extended to the center of Thessaloniki, while in Athens and Thessaloniki, where short-term rentals are already prohibited in certain areas, any property that is transferred will be automatically deleted from the Short-Term Accommodation Property Register, so that the Airbnb right is not transferred to the new owner.

Translated with DeepL.com (free version)

The government has extended the mandatory registration of elevators in the digital Registry until June 30, 2026, so that property owners and managers—including those who have apartments on Airbnb – can complete the process in a timely manner via the elevator.mindev.gov.gr platform.

The inventory is mandatory, can be completed online for free in 3–5 minutes, and does not add any new legal responsibilities, but enhances the safety and official registration of the elevator in the building where the accommodation is located.

Read more: Extension to 30 June 2026 for the registration of elevators in the Digital Registry

Why will the number of short-term rental accommodations available in Greece decrease in 2025?
The decline is due to regulatory measures, such as the “freeze” on new Airbnbs in central Athens and mandatory operating standards from October 2025, which have taken many properties off the market.

Read more:

What changes are being made to short-term rentals (Airbnb) in Athens and Thessaloniki with the new housing measures?
The restrictions are being extended to the center of Thessaloniki, while in Athens and Thessaloniki, where short-term rentals are already prohibited in certain areas, any property that is transferred will be automatically deleted from the Short-Term Accommodation Property Register, so that the Airbnb right is not transferred to the new owner.

Translated with DeepL.com (free version)

The government is leaning towards targeted, local restrictions rather than a blanket cap on the number of days. In areas with intense housing pressure, the issuance of new short-term leases may be temporarily frozen, based on the ratio of short-term to long-term leases per postal code.

What will change in short-term rentals in Greece in 2026?
2026 will bring new spatial restrictions (e.g. a “freeze” on new registrations in the Athens and Thessaloniki areas), intensive checks on technical and operational specifications, increased tax burdens, and stricter compliance with the regulatory framework, leading the market into a phase of professionalization.

Read more:

In areas where short-term rentals are considered to be exacerbating the housing crisis, stricter regulations are expected: a possible “freeze” on new short-term rentals, enhanced controls by the Independent Authority for Public Revenue, and stricter tax and regulatory oversight.

Read more: What new restrictions are coming for short-term rentals – The European context and the greek particularity

It is a new European package that will relax state aid rules and finance investments in affordable and social housing, utilize vacant buildings, and better regulate the private rental market in response to the housing crisis across the EU.

Is short-term leasing responsible for the increase in rents in Athens?
According to Potamianos, president of the Association of Urban Contract Brokers of Athens-Attica, the impact of short-term rentals on rents is limited (approximately 5–10%) and does not alone explain the increases in areas such as Halandri, Kypseli, or Peristeri.

Read more

Why are Americans increasingly interested in Golden Visas in Greece?
Because Greece combines investment security, quality of life, and access to the EU. At the same time, political/economic uncertainty in the US is prompting more people to seek a “second home” in Europe.

Read more:

The Commission is preparing additional measures for 2026 specifically for platforms such as Airbnb and Booking, as part of efforts to tackle rising housing prices and the “financialization” of housing, which means that short-term rentals will come under even greater scrutiny from regulators.

Read more: European Affordable Housing Plan: What the Commission is preparing and what’s coming for short-term rentals

What services does Qualco Real Estate offer to real estate investors in Greece?
Qualco Real Estate provides comprehensive consulting and technical services for the entire life cycle of a property: appraisals in accordance with EVS & IVS, investment opportunity and portfolio analysis, feasibility studies, risk diversification strategy, as well as commercial exploitation through a network of brokers throughout Greece, negotiation coordination, and optimal timing of liquidation.

Read more:

For over 10 years, Barcelona has been implementing a licensing system for tourist apartments, with a specific number of licenses and strict control of illegal activity. The approximately 10,000 licensed STRs account for just 1% of the housing stock, which has created one of the most structured and “mature” regulatory models in Europe.

What will change in short-term rentals in Greece in 2026?
2026 will bring new spatial restrictions (e.g. a “freeze” on new registrations in the Athens and Thessaloniki areas), intensive checks on technical and operational specifications, increased tax burdens, and stricter compliance with the regulatory framework, leading the market into a phase of professionalization.

Read more:

APARTUR emphasizes that the data does not show a direct correlation between STRs and high rents, as rents skyrocketed while the number of licensed STRs remained almost stable, and points out that a total ban violates European legislation on services. It calls for regulations that are proportionate, evidence-based, and compatible with European law.

Read more: Barcelona as a European case study for short-term rentals

Is short-term leasing responsible for the increase in rents in Athens?
According to Potamianos, president of the Association of Urban Contract Brokers of Athens-Attica, the impact of short-term rentals on rents is limited (approximately 5–10%) and does not alone explain the increases in areas such as Halandri, Kypseli, or Peristeri.

Read more

Why are Americans increasingly interested in Golden Visas in Greece?
Because Greece combines investment security, quality of life, and access to the EU. At the same time, political/economic uncertainty in the US is prompting more people to seek a “second home” in Europe.

Read more:

What will change from May 20, 2026, with Regulation (EU) 2024/1028 on short-term rentals?
From May 20, 2026, every short-term rental accommodation in the EU will need a unique registration number, which must be displayed in all listings. Platforms will send aggregated data to the authorities so that there is a complete picture of supply, use, and controls.

Read more

The restrictions are being extended to the center of Thessaloniki, while in Athens and Thessaloniki, where short-term rentals are already prohibited in certain areas, any property that is transferred will be automatically deleted from the Short-Term Accommodation Property Register, so that the Airbnb right is not transferred to the new owner.

The package includes: a renovation program with subsidies of up to 90%, a refund of two months’ rent to civil servants outside major cities, the use of municipal/state buildings as housing, tax incentives for new affordable housing projects with controlled rents, faster urban planning conversions of buildings into housing, and extension of restrictions on short-term rentals, with the aim of increasing supply and keeping rents down.

Read more: Housing: New short-term rental restrictions and incentives for more homes

The European Affordable Housing Plan is the Commission’s first comprehensive initiative to tackle the housing crisis, aiming to boost the creation of new affordable housing by relaxing state aid rules, new financing tools, and simplifying building permits.

What will change from May 20, 2026, with Regulation (EU) 2024/1028 on short-term rentals?
From May 20, 2026, every short-term rental accommodation in the EU will need a unique registration number, which must be displayed in all listings. Platforms will send aggregated data to the authorities so that there is a complete picture of supply, use, and controls.

Read more

From 2026, the Commission is introducing a legislative initiative that will give cities and states the ability to impose documented, proportionate restrictions on short-term rentals (Airbnb, Booking, etc.), such as nightly limits, seasonal restrictions, or a freeze on new licenses in areas with intense tourist pressure.

Read more: European Affordable Housing Plan: What changes for short-term rentals from 2026

The decline is due to regulatory measures, such as the “freeze” on new Airbnbs in central Athens and mandatory operating standards from October 2025, which have taken many properties off the market.

Read more: Short-term rentals in Greece: Mild softening in November, strong momentum toward year-end

What will change in short-term rentals in Greece in 2026?
2026 will bring new spatial restrictions (e.g. a “freeze” on new registrations in the Athens and Thessaloniki areas), intensive checks on technical and operational specifications, increased tax burdens, and stricter compliance with the regulatory framework, leading the market into a phase of professionalization.

Read more:

The restriction on supply kept occupancy rates stable and limited the fall in prices, strengthening the bargaining power of legal and compliant accommodations.

What services does Qualco Real Estate offer to real estate investors in Greece?
Qualco Real Estate provides comprehensive consulting and technical services for the entire life cycle of a property: appraisals in accordance with EVS & IVS, investment opportunity and portfolio analysis, feasibility studies, risk diversification strategy, as well as commercial exploitation through a network of brokers throughout Greece, negotiation coordination, and optimal timing of liquidation.

Read more:

What will change from May 20, 2026, with Regulation (EU) 2024/1028 on short-term rentals?
From May 20, 2026, every short-term rental accommodation in the EU will need a unique registration number, which must be displayed in all listings. Platforms will send aggregated data to the authorities so that there is a complete picture of supply, use, and controls.

Read more

2026 will bring new spatial restrictions (e.g. a “freeze” on new registrations in the Athens and Thessaloniki areas), intensive checks on technical and operational specifications, increased tax burdens, and stricter compliance with the regulatory framework, leading the market into a phase of professionalization.

Read more: The 10 most important factors likely to shape short-term rentals in 2026

Is short-term leasing responsible for the increase in rents in Athens?
According to Potamianos, president of the Association of Urban Contract Brokers of Athens-Attica, the impact of short-term rentals on rents is limited (approximately 5–10%) and does not alone explain the increases in areas such as Halandri, Kypseli, or Peristeri.

Read more

Increased taxes and compliance costs (resilience fee, security, fire protection, etc.) are putting pressure on profitability, especially for small owners, but well-prepared, high-quality accommodations can remain profitable by taking advantage of a more “filtered” and mature market.

Yes, as long as there is no explicit prohibition in the regulations, short-term rentals are permitted, provided that you do not disturb the other owners (noise, common areas, security, etc.). If the operation of the accommodation causes problems, the others can take legal action against the owner.

Is short-term leasing responsible for the increase in rents in Athens?
According to Potamianos, president of the Association of Urban Contract Brokers of Athens-Attica, the impact of short-term rentals on rents is limited (approximately 5–10%) and does not alone explain the increases in areas such as Halandri, Kypseli, or Peristeri.

Read more

Yes. If the regulations prohibit commercial or tourist use of apartments, they can also prohibit Airbnb rentals. The prohibition is binding on all owners and can be enforced in court in the event of a violation.

What services does Qualco Real Estate offer to real estate investors in Greece?
Qualco Real Estate provides comprehensive consulting and technical services for the entire life cycle of a property: appraisals in accordance with EVS & IVS, investment opportunity and portfolio analysis, feasibility studies, risk diversification strategy, as well as commercial exploitation through a network of brokers throughout Greece, negotiation coordination, and optimal timing of liquidation.

Read more:

From May 20, 2026, every short-term rental accommodation in the EU will need a unique registration number, which must be displayed in all listings. Platforms will send aggregated data to the authorities so that there is a complete picture of supply, use and controls.

Read more- Short-term rentals in the EU: What changes with the regulation from 20 May 2026

These are areas where it has been documented that short-term rentals are withdrawing significant stock from the long-term market. In these areas, local authorities will be able to impose targeted measures (e.g., day limits or seasonal rules), always based on data and not on blanket bans.

Because Greece combines investment security, quality of life, and access to the EU. At the same time, political/economic uncertainty in the US is prompting more people to seek a “second home” in Europe.

Read more: US interest in Greece’s Golden Visa program surges

What services does Qualco Real Estate offer to real estate investors in Greece?
Qualco Real Estate provides comprehensive consulting and technical services for the entire life cycle of a property: appraisals in accordance with EVS & IVS, investment opportunity and portfolio analysis, feasibility studies, risk diversification strategy, as well as commercial exploitation through a network of brokers throughout Greece, negotiation coordination, and optimal timing of liquidation.

Read more:

The possibility of obtaining a Golden Visa with an investment of at least €250,000 in innovative Elevate Greece companies, not just in real estate, is added. Thus, the program is more strongly focused on investments in innovation and startups.

According to Potamianos, president of the Association of Urban Contract Brokers of Athens-Attica, the impact of short-term rentals on rents is limited (approximately 5–10%) and does not alone explain the increases in areas such as Halandri, Kypseli, or Peristeri.

Read more: Short-term rentals are not the main culprit behind the housing crisis

When it achieves sufficient occupancy so that the revenue clearly exceeds that of a long-term lease. If it does not “book” enough days, it is more profitable to return to a long-term lease.

Qualco Real Estate provides comprehensive consulting and technical services for the entire life cycle of a property: appraisals in accordance with EVS & IVS, investment opportunity and portfolio analysis, feasibility studies, risk diversification strategy, as well as commercial exploitation through a network of brokers throughout Greece, negotiation coordination, and optimal timing of liquidation.

Read more: Qualco Real Estate: Strategic guidance and integrated support for every asset

Qualco Real Estate undertakes the end-to-end process of Electronic Building Identity, from the collection and verification of supporting documents, on-site inspections, and technical studies, to the issuance of an Energy Performance Certificate, structural adequacy inspection, and Certificate of Completeness, so that the property is fully compliant and ready for safe transfer or utilization.

The appeal seeks the annulment of the decision extending until the end of 2026 the suspension of the registration of new properties in the Short-Term Rental Registry in the 1st, 2nd, and 3rd Municipal Districts of Athens. If it remains in effect, any properties that have not obtained an AMA by December 31, 2024, cannot legally enter the short-term rental market for the entirety of 2025 and 2026.

Read more: STAMA files appeal with Council of State over Athens short-term rental freeze

STAMA argues that the measure creates a “two-tier” market, as it allows only those who already held an AMA to continue operating, while excluding newcomers. At the same time, it considers that the complete ban is disproportionate, is not supported by sufficient evidence, and violates economic freedom and the principle of equal treatment.

According to data presented by the IAPR for 2025, there were approximately 116,000 active short-term rental listings with at least one booking, but these correspond to fewer than 80,000 actual properties (ATAK). This indicates that the actual short-term rental market is significantly smaller than the figures often cited publicly.

Read more- IAPR Revelation: How many actual short-term rental properties are there in Greece?

The discrepancy arises because the same property may be listed by more than one AMA, for example by an owner and a manager, while there are also many “inactive” AMAs for properties that are not actually operating as short-term rentals. This creates an inflated picture of supply.

Yes, according to research commissioned by Airbnb, short-term rentals fill a real gap between tourism and permanent housing. They are increasingly being used for transitional needs, such as searching for long-term housing, education, work, medical care, and temporary family relocations.

Read more- Airbnb: “We are not just about tourism” – The bombshell study proving short-term rentals are a vital solution to the housing deadlock

According to data cited by Airbnb, listings for entire homes that are frequently rented out account for a very small percentage of the EU’s total housing stock. The company’s argument is that the housing problem is more closely linked to housing availability and the large number of vacant homes than to short-term rentals alone.

The report calls for more coordinated European action to reduce housing costs, increase the housing supply, and protect citizens from precarious living conditions. At the same time, it now treats housing not only as a social issue, but also as a critical factor in economic stability.

Read more: The first report on the housing crisis in the European Union has been approved

The report attributes the housing crisis to a combination of factors: insufficient housing supply, increased construction costs, more expensive borrowing due to high interest rates, and increased investment activity in certain markets. The result is higher prices, increased rents, and greater pressure on households, especially in large cities.

The European Plan for Affordable Housing aims to increase the housing supply, make better use of European resources, and finance new housing projects through public and private funds. At the same time, it gives cities and regions a greater role so that interventions are better tailored to local needs.

Read more: Commissioner Dan Jørgensen analyzes the European Affordable Housing plan

The Commission is considering measures that would give local authorities more control in areas facing severe housing pressure. Among these, limits on rental days, seasonal restrictions, and the possibility of temporarily suspending new permits are being discussed in cases where short-term rentals are deemed to significantly impact housing availability.

The new European tourism strategy promotes shifting part of the demand from saturated destinations to less burdened areas, strengthens connectivity through means such as night trains and a more unified ticketing system, and supports stricter management of short-term rentals.

Read more- Tourism: EU targets overtourism – Shift towards less “saturated” destinations

The rationale is to reduce the pressure on the most popular cities and islands caused by overtourism while simultaneously boosting the economies of lesser-known rural, mountainous, and remote areas. In the same vein, the resolution calls for better transportation infrastructure and the promotion of more sustainable forms of tourism, so that tourism development is spread more evenly across Europe.

The new Tourism Spatial Plan places a clearer focus on the carrying capacity of each destination and gives municipalities a greater role in setting development limits and rules. The rationale is that tourism expansion will not be determined solely by demand, but also by what a region can actually sustain in terms of infrastructure, the environment, and local life.

Read more: The new tourism spatial plan redraws the map: How municipalities gain control over “carrying capacity”

The new framework points toward more controlled tourism development, especially in areas already considered overburdened, which may affect the expansion of beds and new tourism uses in general. Decisions will be increasingly linked to spatial boundaries, local conditions, and each municipality’s ability to demonstrate what the destination can actually “handle.”

The European Housing Alliance is the first pan-European cooperation initiative on housing, through which Commissioner Dan Jørgensen calls on Member States, regions, cities, and organizations to participate in a shared platform for exchanging knowledge and best practices. Its goal is to provide practical support for the European Plan for Affordable Housing and to strengthen a more coordinated European response to the housing crisis.

It is considered significant because it shows that the housing crisis is no longer viewed solely as a national issue but is increasingly being addressed within a European framework of cooperation, with an emphasis on common solutions, mutual learning, and implemented policies.

Read more: European Housing Alliance: The Commission seeks a common response to the housing crisis

On May 20, 2026, the new European regulation on the collection and reporting of data regarding short-term rentals will take effect. Airbnb states that it is ready to comply, but expresses concern that not all member states are yet ready to implement the new framework in a timely manner.

Airbnb is asking member states for clear implementation timelines, harmonized technical standards and APIs for data exchange, as well as clearer guarantees of proportionality to avoid horizontal restrictions and disconnected national systems.

Read more: Airbnb: Ready for the new EU short-term rental regulation – are member states?

The short-term rental restrictions are being extended in the city center of Athens and also expanded to the city center of Thessaloniki, which means a stricter framework for new listings and the operation of properties in specific zones.

Violators may face fines of up to €40,000, which shows that the new framework is becoming significantly stricter for those who do not comply with the restrictions.

Read more: Airbnb: New restrictions on short-term rentals extended in Athens and Thessaloniki

The main reason is the effort to protect housing for permanent residents, as authorities link the expansion of short-term rentals to increased pressure on rents and a reduction in available housing supply.

Read more: Florence extends ban on new Airbnb listings beyond the historic center

The key message is that new Airbnb licenses are being effectively halted in the city center of Thessaloniki, with the measure targeting the most pressured core area of the city and aiming to reduce housing market strain.

It means that the growth of short-term rentals in the city center will no longer be driven by new listings, so the focus shifts to the value of already active properties and to the strategic selection of areas outside the restricted zones.

Read more: Airbnb: The next day for thousands of property owners and investors in Thessaloniki

The new EU regulation will come into effect on 20 May 2026 and introduces a more unified framework for the collection, registration, and sharing of data in short-term rentals, aiming to improve transparency and strengthen market oversight by public authorities. The core idea is that platforms and member states will need to operate in a more harmonized way regarding listing information and activity data.

The impacts mainly relate to increased compliance requirements, greater transparency in data reporting, and potential pressure on member states to better organize their national systems for monitoring and registration. Airbnb itself has stated that it is prepared for the new framework, but also notes that not all countries are equally ready for smooth implementation.

Read more: Short-term rentals: New EU regulation and fears over rising prices and reduced choice

According to Airbnb’s official policy, only individuals aged 18 and over can create an account and make bookings. This means that a minor cannot legally book accommodation independently through Airbnb.

Read more: Minors in Airbnb: Legal responsibilities and protection strategies for property owners

Restrictions on short-term rentals are spreading to more and more cities, from Barcelona and Paris to Athens and New York, indicating that by 2026, the trend toward stricter regulation of Airbnb is becoming a global phenomenon.

Local authorities are increasingly linking the rapid growth of short-term rentals to housing shortages, rising rents, and disruption to daily life in saturated areas, which is why they are implementing stricter rules, limits, and restricted zones.

Read more: Airbnb restrictions: From Barcelona to Athens, cities are rewriting the rules

In France, companies involved in managing Airbnb and short-term rentals will be required to operate with a real estate broker’s license, a move that signals a stricter regulatory approach to the industry.

Fines can reach up to 100,000 euros, indicating that the new regulations are becoming much stricter for management companies that fail to meet the requirements.

Read more: France: Airbnb management companies must hold a real estate agent license, fines up to €100,000

It means that Spain’s national mandatory registration system for tourist and short-term rentals has suffered a serious legal setback, as the court ruled that the central government exceeded its authority by creating a unified state registry. The ruling is considered significant for the market because it challenges a key tool for regulating short-term rentals at the national level.

No. The cancellation of the national registry does not mean that local or regional regulations on short-term rentals are no longer in effect. What is changing is the national registration system, while permits, regional requirements, and local restrictions continue to play a key role.

Read more: Madrid High Court annuls the national register for short-term rentals

Strong reactions from the real estate market, with realtors and professionals warning that the measure could hurt investments, renovations, and the overall market dynamics in the center of Thessaloniki. The discussion focuses mainly on the fact that the new restrictions abruptly change the framework for those who planned a new entry into short-term rentals.

Practically, it means that in the 1st Municipal District, that is, the historical and tourist core of the city, new registrations/licenses for short-term rentals are not allowed, which limits the potential for new investments in these areas and shifts interest to other market zones.

Read more: Market reactions to the “freeze” on Airbnb registrations in Thessaloniki – Fears of a blow to investment

Because the housing market is burdened by a much larger stock of properties remaining out of use, with reports speaking of approximately 2.2 million closed properties in Greece. This strengthens the argument that the housing crisis needs solutions that will bring more houses back to the market and not just restrictions on short-term rentals.

Read more: Airbnb and the housing crisis: Are we looking at the wrong culprit?

Ireland is moving towards a stricter national framework, with the mandatory registration of all short-term rentals in a national register through Fáilte Ireland by December 31, 2026, while the registration number must appear on the listings. At the same time, the country now links the operation of short-term lets much more clearly to planning permission rules and property use controls.

Because it shows that the Irish government now treats short-term rentals not only as a tourism issue, but also as a housing policy matter. In several cases, the short-term letting of an entire property requires planning permission, especially when it concerns a second property or a primary residence that exceeds specific usage limits.

Read more: Ireland: Mandatory planning permission and national register for all Airbnb listings

The picture described is twofold: on one hand, the housing market in Portugal shows signs of stabilization and an increase in supply, and on the other hand, the authorities are tightening the framework for short-term rentals, particularly through local restrictions on Alojamento Local (AL) licenses in tourist hotspots.

Because the political goal is not just to build or bring more houses to the market, but also to protect affordable housing in areas facing high pressure from tourism. For this reason, the country has moved from horizontal national interventions to more local control, giving municipalities the ability to restrict new short-term rentals where the housing problem is most severe.

Read more: Rising housing supply in Portugal – Positive “housing gap” in 2025

The controversial provision predicts that, in areas where the issuance of new AMAs has been suspended, a property may lose its Property Registry Number after a transfer, which means that the new owner will not be able to legally continue short-term rentals under the same status. STAMA Greece is requesting the withdrawal of the provision, arguing that it hurts legal investments and creates a severe distortion in the market.

STAMA Greece argues that the regulation punishes compliant owners and could affect more than 10,000 owners and families, even in cases such as inheritance or parental donation. According to the Association, a property with an active AMA is devalued if the new owner cannot continue the legal activity that was carried out until the property’s transfer.

Read more: STAMA Greece: Registry removal after property transfers to impact thousands of owners and investments

Malaga is tightening the regulations for new tourist accommodations; in 43 neighborhoods where short-term rentals exceed 8% of the housing stock, new permits have been put on hold, while in other areas they are permitted only under stricter conditions, such as requiring separate access from the residence. The direction of these measures indicates that the city now links tourism development more directly to urban planning and housing controls.

Because the new framework changes the basic logic of the investment: it is no longer enough to simply buy a property in an attractive area to automatically convert it into a tourist accommodation. The restrictions can put new approvals on hold for up to three years in some cases, while the city now evaluates whether a project offers broader benefits and fits in with the character of the neighborhood.

Read more: Málaga | Urban planning restrictions on all tourist accommodation

The Croatian government has proposed a bill that would require mandatory national registration for all short-term rental accommodations, with the aim of having it take effect on January 1, 2027, provided the parliamentary process is completed. The key message is simple: without registration, there can be no legal listing on platforms such as Airbnb.

Mandatory national registration is linked to the need for greater transparency, better market oversight, and alignment with the new European framework for short-term rentals. The measure is presented as a tool to curb illegal listings and ensure the market operates under clearer rules for owners, platforms, and authorities.

Read more: Croatia: Mandatory national registration for all Airbnbs from 2027

It means that new residences created through a change of use will not be allowed to be listed on short-term rental platforms such as Airbnb for five years after the change of use is completed. This provision is part of the YKOISO bill, and its aim is to ensure that new housing units first bolster the long-term housing market rather than being directed immediately toward tourism.

The five-year ban is in place to prevent new residential properties from entering the market merely on paper, only to be immediately converted to short-term rentals in practice. Simply put, the government is trying to use the change of use as a tool to boost the housing supply, rather than as an indirect route to creating new tourist accommodations.

Read more: Airbnb: Newly converted homes barred from short-term rentals for five years

The decline in Airbnb listings did not solve the problem on its own, because the housing crisis in Brussels is also linked to broader factors, such as the limited supply of housing and the overall pressure on the rental market. The ING analysis notes that properties removed from the permanent housing market due to Airbnb represent approximately 0.8% of the rental stock in Brussels, meaning that the platform is part of the problem, not the only cause.

Airbnb properties affect rents, but their impact does not explain the entire housing crisis. Data published by the Brussels Region indicate that every additional Airbnb per 100 households is associated with an increase of approximately 1.6% in average rents, showing that there is pressure, but not that the problem is exclusively the result of short-term rentals.

Read more- Brussels: Controls wiped out 25% of Airbnb listings, but the housing crisis remains

The United Kingdom is considering a new framework that gives more powers to local authorities and introduces a mandatory national register for short-term rentals. The British parliamentary briefing has already noted that the aim is greater control of the market by local authorities.

No, Romanian legislation has explicitly prohibited, from 2024, the short-term and long-term letting of properties located in RS1-class buildings (the highest seismic risk category), and even provides for fines for offenders.

Although booking platforms do not provide official labelling, voluntary organisations are placing QR codes on key boxes in high-risk buildings, through which visitors can find out about the property’s seismic status.

Read more: Bucharest: Hundreds of illegal Airbnb and Booking listings in buildings with high seismic risk

Málaga City Council has approved a three-year moratorium prohibiting the construction of new hotels and the creation of new tourist accommodation on land designated as residential zones, with the aim of mitigating the effects of the housing crisis.

The conversion of commercial properties into homes is still permitted, but subject to stricter requirements, provided that these properties are not used for tourist accommodation and are not located on main roads or in public squares.

Read more: Malaga | Three-year freeze on new hotels and tourist accommodation

The Administrative Court has definitively ruled that the City of Athens’ retroactive claims and charges relating to the imposition of the temporary residence tax on owners of short-term rental properties for previous years are null and void.

The court ruled that the retroactive imposition of fees on Airbnb property managers contravenes the principles of legal certainty and good administration, as there was no clear and predictable regulatory framework in place for previous years.

Read more: Short-term rentals: Court blocks Athens municipality’s retroactive accommodation levy charges

Ireland has an extremely strict regulatory framework in place, imposing restrictions on the conversion of residential properties into Airbnb-style accommodation, particularly in areas designated as ‘Rent Pressure Zones’ (Rent Pressure Zones), with the aim of protecting the housing stock for long-term tenancies.

Landlords operating outside the legal framework face severe penalties, fines and legal action, as the authorities step up checks to ensure compliance with town planning regulations.

Read more: Máire Ní Mhurchú: “Short-term rentals did not create Ireland’s housing crisis”

STAMA emphasises that illegal activity should not be conflated with legitimate businesses and professionals in the short-term letting sector.

Read more: STAMA: “Black-market” short-term rentals cannot be blamed on the legitimate sector

A clear distinction helps to ensure the fair application of the rules and prevents those professionals who operate in accordance with the law from being burdened.

The debate focused on new European policies and funding instruments to promote more affordable, high-quality and sustainable housing.

Read more: European Parliament discusses new solutions for affordable, quality housing in Europe

The EU can support Member States through funding, investment and European policies that facilitate access to affordable housing.

The new framework introduces the mandatory registration of short-term rental properties in a national register, strengthening oversight and transparency in the market.

Read more: Ireland: New STR Register still mired in uncertainty – What the industry fears

Hosts will need to comply with the new registration and operating requirements to ensure that their properties can operate legally in the market.

The new framework sets rules and guidelines for tourism development, which can also affect the operation of short-term rentals depending on the area.

Read more: Greece’s new tourism plan opens the door to local STR restrictions

Because spatial planning restrictions and permitted land uses can affect where and under what conditions tourism accommodations and short-term rentals can be developed.

The directive strengthens the rules governing how businesses and tourism accommodations can use environmental and “green” claims in their communications.

Read more: New report helps destinations navigate the EU’s new rules on sustainability claims

Claims should be clear and substantiated and must not create a misleading impression of the actual environmental performance of a business or service.

Inspections focus on compliance with the rules governing the legal use of the coastline and beaches, as well as identifying unauthorized encroachments and other violations.

Read more: Coastline: More than 1,500 inspections at 300 beaches – Fines and violations

Violators may face fines and administrative sanctions, depending on the type and severity of the violation.

The inspections focus on compliance with the rules governing the lawful use of sidewalks, squares, and other public spaces by businesses.

Read more: Municipality of Athens: Intensive Municipal police checks in public spaces continue

Businesses that violate the applicable requirements may face fines, removal of equipment, or other administrative sanctions.

The three markets have implemented different regulatory measures, aimed at increasing oversight of short-term rentals and limiting their impact on local communities.

Read more: Short-term rentals: New restrictions in Turkey, Japan and Florida

Authorities are seeking to balance tourism activity with housing availability, the protection of residents, and compliance with specific operating requirements.

The hours vary between the summer and winter periods and are set by the applicable police legislation. Hosts should clearly inform guests about the relevant rules.

Read more: Quiet hours: What Airbnb hosts need to know

Yes, as long as the devices only measure noise levels, do not record conversations, and their presence is disclosed to guests.

They call for every new restrictive measure to be based on real data and to be proven necessary and proportionate for the specific area.

Read more: STAMA Greece and EHHA: STR restrictions are not bringing more homes back to the market

They argue that restrictions do not automatically lead to more long-term rental housing or lower rents and may affect businesses and local economies.

The new plan provides for stricter restrictions, with properties that fall under specific categories of the Golden Visa being intended exclusively for long-term rentals and not for Airbnb.

Read more: Golden Visa: End of short-term rentals, new plan to bring more homes to the market

The aim is to return more homes to the long-term rental market and increase the available housing supply, particularly in areas with high demand.

They will have to demonstrate that short-term rentals significantly affect the availability or affordability of housing for at least three years and that the measures are necessary and proportionate.

Read more: European Commission: New framework for restrictions on short-term rentals

The proposal creates a common European framework for areas under housing pressure and requires authorities to support every restrictive measure with data before implementation.

The municipal government plans to ban short-term rentals in residential zones and near schools, a measure that could affect more than half of the area’s listings.

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Authorities cite an increase of approximately 40% in complaints about noise, smoking, and waste-related problems, as part of the broader response to overtourism.

A freeze on the issuance of new short-term rental licenses is planned in selected areas, with the aim of limiting pressure on the housing market.

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The aim is to increase the availability of housing for long-term rentals and contain the rise in rents in areas experiencing intense housing pressure.

Yes, under certain conditions they can impose restrictions or even bans, provided that the measures are justified by reasons such as housing pressure and are proportionate.

Read more: EU | When will cities be able to ban short-term rentals?

Local authorities must demonstrate that there is a real problem in the housing market and that the measures they choose are necessary and appropriate to address it.

The new measures include stricter licensing rules, restrictions on rental days, and measures to protect housing.

Read more: Airbnb in the EU: Cities to set restrictions

Cities are seeking to limit housing pressure, protect permanent housing, and better control the growth of short-term rentals.

A tenancy of up to 59 days is considered short-term, whilst one of 60 days or more is treated as long-term and requires a different declaration to the Independent Authority for Public Revenue (AADE).

Read more- What foreign owners need to know about 60-day stays and AMA registration

For short-term rentals, registration with the AADE Register and the issue of an AMA are generally required; this must be displayed in the advert, regardless of the booking channel.