New Property Rules in Athens Are Changing Everything—Here’s What Tourists Need to Know

Published on February 27, 2026

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Short-term rental listings in central Athens have experienced an 8% decline following the freeze on new Property Registration Numbers (AMA), a key policy change that is reshaping the city’s rental market. According to data presented at the recent Short Stay Athens Conference 2026, the freeze, which began in 2025, has had a noticeable impact on the availability of short-term rental properties in Athens, especially in the 1st, 2nd, and 3rd municipal districts.

In these central areas, the number of active Property Registration Numbers (AMAs) has dropped from 29,500 to 27,000, a reduction of approximately 2,500 listings. This decrease in listings follows the government’s decision to restrict the issuance of new AMAs in central Athens—a move that was later extended to Thessaloniki. The measure is part of ongoing efforts to regulate the booming short-term rental sector, which has been growing rapidly in popular Greek cities over the past decade.

The Effect of the Freeze on Athens’ Rental Market

The freeze on new AMAs was announced by Greece’s Independent Authority for Public Revenue (AADE) in late 2024, with property owners rushing to register their properties before the deadline. As a result, the final months of 2024 saw a significant surge in AMA registrations, as owners aimed to secure their permits before the restriction took hold. However, once the freeze came into effect in 2025, the number of new registrations dropped drastically, contributing to the current decline in short-term rental listings.

Tourism experts and local property owners have been closely monitoring the effects of this new policy, particularly since Athens is a key destination for both international visitors and locals looking for short-term accommodations. While the freeze aims to regulate the short-term rental market and balance housing availability for residents, it also brings challenges for property owners who rely on rental income.

How the Freeze Impacts Tourism and Visitors in Athens

Athens has long been one of Europe’s most popular tourist destinations, known for its rich history, iconic landmarks such as the Acropolis, and vibrant culture. For many travelers, short-term rental properties—such as those found on platforms like Airbnb—offer affordable and unique accommodations that provide a more local experience compared to traditional hotels.

With the 8% drop in short-term rental listings, tourists may face fewer options for private rentals in central Athens. This reduction in listings could impact visitors seeking short-term accommodations, potentially pushing them towards traditional hotels or other types of lodging. While this shift may affect the overall tourism experience for some, it also presents opportunities for hotels and other accommodation providers to meet the growing demand for lodging in the city.

At the same time, the freeze could have broader implications for the local economy. Short-term rental properties contribute significantly to Athens’ tourism and hospitality industry, providing income not only to property owners but also to local businesses that benefit from the influx of visitors. Restaurants, shops, and other service providers may experience changes in demand, depending on the number of visitors choosing traditional hotels over short-term rentals.

Regulating the Short-Term Rental Market

The freeze on new AMAs is part of Greece’s broader strategy to regulate the short-term rental market. Over the past few years, cities like Athens and Thessaloniki have seen a surge in short-term rental listings, driven by the rise of online platforms such as Airbnb, Booking.com, and others. This growth has raised concerns about housing availability for local residents, with many arguing that the popularity of short-term rentals has led to rising rents and housing shortages in certain areas.

By introducing the AMA freeze, Greek authorities aim to address these issues by controlling the number of new short-term rental properties, ensuring that they do not further exacerbate the housing crisis in key urban areas. The policy also seeks to maintain a balance between tourism growth and the needs of local communities, ensuring that property owners who wish to rent out their homes for short-term stays are properly registered and in compliance with local regulations.

Athens and Thessaloniki’s Short-Term Rental Landscape

The freeze on new registrations has primarily impacted central Athens, but it was also extended to Thessaloniki, Greece’s second-largest city. Thessaloniki has seen similar trends in the short-term rental market, with a growing number of properties being listed for short stays, particularly in the city center. As the policy continues to be enforced in both cities, it will likely have a lasting impact on the availability and pricing of short-term rentals in these urban areas.

For tourists, this means fewer options for renting private apartments or homes, particularly in prime locations. In Athens, areas like Plaka, Monastiraki, and Syntagma Square—popular with tourists—may see fewer listings available for short-term stays. Property owners in these areas, however, will likely continue to list their properties through other avenues or shift to long-term rentals as they adapt to the changing market dynamics.

What’s Next for Athens and Greece’s Rental Market?

While the freeze on new AMAs has caused a decrease in short-term rental listings, it is important to note that Athens remains a top destination for global travelers. The city’s appeal, rich history, and vibrant culture continue to draw millions of visitors each year. Although the policy has led to a decrease in short-term rental options, Athens’ tourism industry remains strong, with alternative accommodation options such as hotels, hostels, and boutique rentals continuing to thrive.

In the coming years, the impact of the AMA freeze will become clearer. If the policy succeeds in addressing housing issues while maintaining Athens’ tourism appeal, it could serve as a model for other cities across Europe facing similar challenges in managing the rise of short-term rentals. The future of Athens’ short-term rental market will depend on how property owners, tourists, and local authorities adapt to the changing regulations.