The Greek Short-Term Accommodation Management Association (STAMA Greece), alongside a private property owner, has filed a formal petition for annulment with the Council of State (Greece’s Supreme Administrative Court). The appeal targets the ministerial decision that extends the freeze on new Short-Term Rental Registration Numbers (AMA) in Athens’ first three municipal districts until the end of 2026.
This legal action by STAMA and a property owner from the 3rd Municipal District represents a major judicial intervention against the Joint Ministerial Decision issued by the Ministries of Finance, Development, and Tourism. The contested regulation extends a total “blockade” on new licenses for a second consecutive year in the capital’s high-demand areas, including the Historic Center, Koukaki, Plaka, Thiseio, and Metaxourgeio.
The timeline: The ban on new registration numbers (AMA)
Initially introduced as an amendment to Law 4446/2016, the measure’s stated government objective was to curb the housing crisis. In practice, however, it imposes a horizontal exclusion:
Any property that did not obtain an AMA by December 31, 2024, remains excluded from the market throughout 2025 and 2026.
The prohibition applies exclusively to the 1st, 2nd, and 3rd Municipal Districts of Athens.
Existing hosts retain their right to operate, effectively creating a “two-tier” market.
Legal arguments: Why annulment is requested
STAMA’s appeal goes beyond procedural formalities, striking at the heart of constitutional economic freedom. According to the legal reasoning:
Inequality: It creates two classes of citizens based solely on the timing of their entry into the Registry.
Lack of Proportionality: The state opted for a total ban instead of less restrictive measures, as stipulated by the EU Services Directive (2006/123/EC).
Absence of Empirical Evidence: The appellants argue there is insufficient data proving that short-term rentals—rather than a lack of new housing supply—are responsible for rising rents.
What is at stake for the industry
The Council of State’s ruling will serve as a “compass” for the future of the sector nationwide.
If the appeal is rejected, it paves the way for similar “freezes” in other saturated areas (a similar intent has already been voiced for Thessaloniki). However, if successful, the State will be forced to revise its strategy, seeking fairer and more evidence-based regulatory tools.
BnBNews is closely monitoring the case, which brings to the forefront the conflict between private property rights and state intervention in the free market.
