Short-Term Rental Rules in Greece 2026: The Athens Freeze Explained

Greece has not banned short-term letting, but new registrations of short-term rentals are frozen in the first three municipal districts of Athens, which cover the historic centre and areas such as Plaka and Koukaki, until 31 December 2026, and the freeze may be extended; flats already registered may keep operating. The reports we read differ on details such as which other areas are covered, so treat this as the picture at the time of writing and check the current status with AADE or the Ministry of Tourism before you buy a flat to let.

What the reports agree on

• A targeted freeze, not a national ban. The pause covers the three central districts of Athens; Thessaloniki's historic centre is also reported as covered.
• Existing registrations continue. Flats already registered may keep letting.
• The registration no longer travels with the flat. In those central zones it stays with the owner who holds it, so a buyer cannot simply inherit it.
• Other places are only discussed. Reports say similar limits are being considered for Santorini, Chania and other hot spots; we found no confirmed rollout.

Where they differ

Point	What we found
New registrations	One agency piece says they remain possible subject to AADE and Ministry of Tourism rules, which does not match the freeze reported elsewhere.
Penalty	An aggregator quotes a €40,000 fine for letting without a permit; we treat that figure with caution.
Tax	We found no current owner tax rates. AADE is reported to cross-check platform income against owners' returns.

What an owner needs

• the registration number of the property in the short-term rental registry, and the registration with AADE, before listing on a platform;
• the tax return for the income;
• a check of the building's rules and local limits.

If the flat is for a Golden Visa

Short-term letting of a flat bought for the Golden Visa is prohibited altogether, with a €50,000 fine and loss of the permit; long-term letting is allowed: renting out the property. On the islands almost no long-term tenants are found in winter: Mykonos and Santorini prices.

Before you buy to let

1. Ask which registration the flat has, and whether it can pass to you.
2. Check the building and the district against the freeze.
3. Work the income out on long-term rents too: Athens rent prices and yields by district.
4. Ask a Greek lawyer for the current rules in writing.

Sources: ERED (11 February 2026), Greek City Times (6, 19 and 25 January 2026), Elxis, Mondaq and ShortTermRentalz, as described. Informational, not legal or tax advice.