Around a year ago, the government announced a freeze on issuing new licences (ΑΜΑ, i.e. the mandatory Property Registration Number for short‑term rentals) for Airbnb‑type properties in specific areas. The aim was to reduce the concentration of such listings and to act, at least partially, as a response to the housing crisis.
Originally, the measure was to last until the end of 2025, with the possibility of prolongation if results were positive. The government now considers it successful enough that it is examining not only an extension into 2026, but also an expansion beyond the Region of Attica.
Where the ban has been applied so far
The prohibition on issuing new AMAs applied to three central municipal districts of the City of Athens. These include the so‑called commercial triangle, Kolonaki, Plaka, Pangrati, Mets, Thiseio, Petralona and neighbouring zones. (For a more detailed breakdown of the areas, you can refer here.)
Similar restrictions have been adopted in numerous European cities (and some beyond Europe) with mixed or uncertain effectiveness, particularly regarding their impact on alleviating the housing shortage.
Potential geographic expansion
As noted above, the measure has been judged successful for 2025, and the Minister of Tourism, Ms Olga Kefalogianni, is reported to have agreed with the Prime Minister not only on extending the current freeze but also on expanding it to Thessaloniki and Santorini.
Thessaloniki appears to face a comparable housing strain: students struggle to secure affordable flats and, relative to other destinations, tourism revenue growth is lagging.
Santorini, by contrast, is experiencing intense tourism expansion; however, local authorities point to strong social pressures. While the island attracts huge visitor volumes—especially in summer—tourism sector employees often cannot find suitable accommodation.
According to the Ministry of Tourism’s current line of thinking, the next step would be to ban the issuance of new AMAs (Property Registration Numbers) both for Santorini and for Thessaloniki.
Possible operating time limit
A further measure under consideration is the introduction of an annual operating cap per Airbnb property. The proposed ceiling is 120 overnight stays—mirroring Paris for primary residences. Other cities such as Berlin, Dublin, London and Vienna have implemented a 90‑day annual limit per property.
Nothing official yet
None of the above has been formally announced. A detailed study is still required on:
- Eligibility criteria
- Operating specifications for short‑term rental properties
- The stricter compliance framework is likely to accompany both the continued ban on new AMAs and any geographic expansion to Thessaloniki and Santorini.
Likely impact on small private owners
Once again, small private hosts—those not operating as companies and owning up to two properties—seem poised to feel the strain first. For many, short‑term rental income is a supplementary stream that compensates for insufficient main earnings. Additional restrictions could therefore reduce household resilience unless offset by broader housing or tax reforms.
