Greek authorities have moved to decisive measures to combat the housing shortage. As of 2026, the "buy-to-let on Airbnb" strategy has hit a legislative wall in the most popular locations.
1. Moratorium in Athens
From January 1st, the issuance of new licenses (AMA) for short-term rentals has been completely stopped in "saturated" districts of the capital. The ban applies to:
- The Historic Center (Plaka, Monastiraki);
- Koukaki;
- Part of the Pangrati district.
Important: The ban is in effect for at least 12 months. You can still buy an apartment here, but as a new owner, you will no longer be able to legally rent it out to tourists.
2. New Limits and Taxes
Stricter regulations have been introduced for existing properties to incentivize a shift toward long-term leasing:
- The "2+" Rule: Owners of 3 or more properties are now automatically classified as entrepreneurs (obligated to pay VAT and social security contributions).
- 90-Day Limit: In high-demand zones, a strict cap on rentals is under discussion — no more than 3 months per year.
3. Investor Risk
The liquidity of apartments without the right to an Airbnb license in the center is falling. Before closing a deal, it is critical to check the location by postal code for current restrictions. The market is shifting toward the suburbs and long-term contracts, where the tax burden is lower.
