As tourism, often referred to as the country’s heavy industry, evolves and expands at a rapid pace, there is a growing need for its regulatory framework to develop accordingly.
The new Special Spatial Framework for Tourism was recently presented, aiming for a more organised approach to tourism development, with a strong emphasis on sustainability and the unique characteristics of each region.
Among the central issues is short-term letting, as the continuous growth of Airbnbs across many parts of the country has impacted not only tourism activity but also the housing market, local infrastructure, and the daily lives of local communities.
What changes with the new special spatial framework
Greek tourism is on a steady upward trajectory. However, this does not necessarily mean that local infrastructure can cope with the increased pressure.
- In several popular destinations, particularly on the islands, heightened tourist demand has led to intense construction activity and an expansion of the tourism footprint.
- Water reserves and basic infrastructure, such as road networks, are put to the test every summer, especially in areas with high seasonal demand.
- At the same time, some regions are experiencing pushback against mass tourism models, such as all-inclusive resorts, raising concerns about whether they genuinely benefit the local economy.
Assessing carrying capacity
Within this context, the new Special Spatial Framework attempts to link tourism development with the carrying capacity of each region—essentially, assessing whether local infrastructure, natural resources, and communities can support increased tourism activity.
For instance, in saturated areas, a maximum limit of up to 100 beds is proposed for new tourist units, whilst in developing regions, this limit can reach up to 350 beds.
Special spatial framework for Airbnbs
Short-term letting could not be excluded from this new effort to regulate the tourism landscape.
Unlike previous regulations, the new framework does not apply a blanket rule for Airbnbs across the entire country. Instead, regulations will be more closely tied to each area’s carrying capacity and available infrastructure.
Among other measures, restrictions are being considered regarding the duration of lets, the permitted operating period within the year, and the potential for developing new short-term rental properties.
Furthermore, the creation of geographical zones where this activity is restricted or even banned is anticipated, primarily in areas facing intense tourism pressure or possessing unique geographical and environmental features, such as protected areas, National Parks, and Natura zones.
The AADE (Independent Authority for Public Revenue) Short-Term Rental Register is expected to play a pivotal role in this new model, monitoring real market data per region. The goal is to apply measures and restrictions based on the specific tourism pressure and needs of each destination, rather than implementing horizontal policies.
These changes indicate that short-term letting is entering a new phase, where tourism growth is more directly linked to the resilience of each area, its infrastructure, and the housing pressures faced by local communities.
Ultimately, the new framework seeks to strike a balance between tourism development and destination sustainability, at a time when the debate surrounding the limits of tourism is becoming increasingly intense.
