The countdown to the publication of the new Special Spatial Framework (SSF) for Tourism has begun, with the hospitality market eagerly awaiting official announcements within April 2026. This development does not only concern major investment groups; it directly impacts the entire short-term rental ecosystem. The major breakthrough of the new framework lies in the institutionalization of “carrying capacity” as a central control lever, shifting a significant portion of power to Local Authorities.
The municipal “incursion” and the case of Athens
The political climate has already been shaped by recent moves from the City of Athens. Following the suspension of new Registration Numbers (AMA) in the capital’s three central districts, the discussion is now widening. The Mayor of Athens is insistently raising the issue of an overall cap on tourist beds, including hotel units, while simultaneously demanding the authority to make such decisions at a local level.
At the same time, the claim for a share of the Climate Crisis Resilience Fee (TAKK) highlights the intention of Municipalities to manage the resources generated by tourism themselves, in order to offset the pressure on their infrastructure. This “localization” of tourism policy appears to find fertile ground in the new Spatial Plan.
The 5 area categories and the role of local urban plans
According to available information, the SSF divides the Greek territory into five basic categories based on the degree of tourism development and pressure:
Control Areas (Saturated): Where new beds will be drastically restricted or prohibited.
Developing Areas: With room for new investments under specific conditions.
Areas with Development Potential: Where incentives will be provided.
Areas of Special Character.
Other areas.
The key to implementing this categorization lies in the Local Urban Plans (LUPs). Through these, Municipalities will have the ability to “translate” central government guidelines into local rules. This means a Municipality could propose a specific ratio of tourist beds per resident, citing scientific documentation of its area’s carrying capacity.
The bed “equation”: Hotels vs. Short-Term Rentals
In this context, one of the most discussed upheavals the new framework is expected to bring is the calculation of short-term rental beds in direct correlation with hotel beds. According to analysts, the carrying capacity of each area will now be treated as a single, unified total.
This means that the permitted number of Airbnb-type accommodations will depend on how many hotel beds are already operating or planned in the same area, creating a system of “quotas.” If, for instance, a neighborhood is considered saturated by hotel beds, this will act as a “buffer” or “brake” for short-term rentals as well, ensuring that tourism development does not come at the expense of permanent residency.
What this means for short-term rentals
For property owners and managers, this change signals the end of horizontal, “one-size-fits-all” rules. The landscape is becoming more complex, as the viability of an activity will depend on the urban planning of each respective Municipality.
Short-term rentals, often targeted for driving up rents and altering social cohesion, are at the forefront of these regulations. The ability of Municipalities to define “red zones” within their boundaries could lead to a fragmentation of the market, where rules differ from one neighborhood to the next.
The quest for balance
The new Spatial Plan attempts to bring order to a market that grew rapidly and often haphazardly. However, transferring authority to Municipalities carries risks. The great challenge remains whether decisions will be based on objective data and long-term planning, or if they will succumb to temporary political pressures, upending the investment climate and the rights of small and medium-sized property owners.
The publication of the relevant Joint Ministerial Decision (JMD) is expected to shed light on the details of a framework that aims to reshape Greece’s tourism map for decades to come.