Greece’s Short-Term Rental Crackdown: How New Restrictions Will Impact Tourists

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Greece is set to implement tighter regulations on short-term rentals in 2026, a move aimed at addressing housing shortages and easing pressure on long-term rental markets. As the country grapples with the impacts of tourism on local housing availability, the government has expanded existing measures that began in 2025, restricting new short-term rental registrations and reshaping property transactions in some of the country’s most sought-after areas.

These changes will affect the rental landscape in major Greek cities, with the biggest impact expected in Athens and Thessaloniki. As these measures come into force, travelers looking to book short-term rentals in Greece may face challenges finding new properties to rent, especially in high-demand locations.

Tightening Regulations: Fewer Free Zones for Short-Term Rentals

In 2026, the number of “free” zones in Greece where new short-term rental registrations can be issued will continue to shrink. Under the new rules, the government aims to reduce the concentration of short-term rental properties, especially in areas experiencing housing shortages. The restrictions, which started in Athens in 2025, are now being expanded to parts of Thessaloniki, marking the first geographic extension of the policy.

The move reflects the government’s ongoing efforts to balance tourism growth with the need for affordable housing in urban centers. As the policy expands, property owners in popular tourist cities like Athens and Thessaloniki will no longer have the automatic right to register new properties as short-term rentals, limiting the availability of vacation rental options for tourists.

Impact on Property Transactions and Rentals

One of the most significant changes under the new regulations is the alteration in how short-term rental registrations will transfer during property sales or inheritance. In designated high-pressure areas, short-term rental registrations will no longer automatically transfer with the property. This means that if a property is sold or passed on to heirs, the new owners may not be able to continue operating the property as a short-term rental unless they meet the new criteria.

This shift is part of a broader effort to ensure that short-term rentals do not exacerbate housing shortages, particularly in cities where demand for long-term rentals is high. Existing short-term rental listings that remain under the same ownership will be allowed to continue operating, as long as no ownership changes occur. However, any new entries into the short-term rental market will be subject to stricter regulations, especially in areas under high pressure.

Athens and Thessaloniki: The First Cities Affected by the Expansion

In 2025, Athens became the first city in Greece to fully implement these new restrictions, limiting new short-term rental registrations and reducing the concentration of tourist rentals in the city. In 2026, the policy will extend to Thessaloniki, Greece’s second-largest city, which will now also see a reduction in available short-term rental properties.

This expansion of the policy marks a pivotal moment in Greece’s approach to managing the growth of tourism while protecting the local housing market. Thessaloniki, with its vibrant cultural scene and growing popularity among international tourists, has seen increasing demand for short-term rentals in recent years. The new regulations are likely to limit the number of available rentals in the city, particularly during peak travel seasons.

What Does This Mean for Travelers?

For tourists visiting Athens and Thessaloniki in 2026, these new restrictions may make it more difficult to find short-term rental accommodations, particularly in central or high-demand areas. Travelers looking for vacation rentals in the heart of these cities will likely see fewer available options, and prices may rise due to the limited supply.

However, the restrictions also aim to preserve the quality of life for local residents and ensure that rental properties are available for long-term housing, which could improve the overall living conditions in these cities. While this may limit the choices for tourists, it is part of a broader effort to create a more sustainable tourism model that takes into account the needs of both visitors and residents.

Alternative Accommodation Options for Tourists

Travelers to Greece in 2026 may need to look beyond traditional short-term rental options like Airbnb and explore other accommodation alternatives. Hotels, guesthouses, and boutique lodgings will likely become more popular as the availability of short-term rentals decreases. These accommodations are expected to benefit from the increased demand for lodging as tourists look for comfortable and legally compliant places to stay.

Additionally, travelers can consider staying in less tourist-heavy areas, where the impact of these new regulations may not be as pronounced. Greece’s many islands and less-visited regions offer unique cultural experiences and stunning landscapes, while also providing a wider range of lodging options.

Looking Ahead: Greece’s Long-Term Strategy for Tourism and Housing

The expansion of short-term rental regulations in Athens and Thessaloniki is part of a long-term strategy to ensure that Greece’s tourism sector grows in a balanced and sustainable way. By limiting the rise of short-term rentals in high-demand areas, the government hopes to alleviate pressure on local housing markets, ensuring that residents have access to affordable homes while still welcoming tourists.

The success of these measures will likely have a significant impact on how other popular tourist destinations in Greece and Europe approach short-term rentals. As more cities consider similar regulations, travelers may need to adapt to new ways of booking accommodations, with a greater emphasis on regulated hotels and sustainable lodging options.

Conclusion: Navigating Greece’s Changing Rental Landscape

Greece’s tightening of short-term rental regulations in 2026 will undoubtedly impact travelers, particularly in Athens and Thessaloniki. While the number of available vacation rentals may decrease, the country is striving to balance the needs of the local population and the tourism industry. As travelers adapt to these changes, alternative accommodation options will play an important role in ensuring that Greece remains a top destination for global tourists.

By promoting sustainable tourism and regulating the short-term rental market, Greece aims to provide a more stable, long-term future for both residents and visitors, ensuring that the country’s natural beauty and vibrant culture continue to thrive.