Major changes are on the way for thousands of Airbnb property owners and managers in Greece, as a new law from the Ministry of Tourism (Law 5170/2025) will take effect on October 1, 2025. Following the example of France, the government is introducing restrictions on short-term rentals, aiming both to bring more order to the sector and to free up apartments for long-term leases amid the ongoing housing crisis.
The “French Model”
The centerpiece of the reform is a reduction in the maximum number of days a property can be rented out:
- From 120 days, the cap will drop to 90 days per year.
- Municipalities will also have the authority to shorten this period even further, depending on local housing pressures.
This framework, already implemented in France in early 2025, will be combined in Greece with new geographic restrictions, effectively banning the expansion of Airbnb-type rentals in oversaturated areas.
Areas Under Scrutiny
Although no official list has been released yet, reports suggest that restrictions are likely to target regions where over-tourism and housing shortages are most acute, including:
- Chania
- Thessaloniki
- Santorini
- Paros
- Halkidiki
In addition, no new registrations will be allowed in the 1st, 2nd, and 3rd municipal districts of Athens at least through 2025 and 2026.
“Sudden Death” for Illegal Listings
Starting October 1, any properties not registered as primary use in the database of the Independent Authority for Public Revenue (AADE) will be automatically removed. The AADE will notify platforms (Airbnb, Booking, etc.), which will then take down the listings.
Other enforcement measures include:
- Random inspections by joint task forces.
- €5,000 fines for violations.
- Property owners will receive a ten-day notice before inspections.
New Property Standards
To remain on the market, properties must meet minimum requirements:
- Primary use spaces only.
- Adequate natural light, ventilation, and air conditioning.
- Liability insurance.
- Certified electrician’s statement and rodent control certificate.
Compliance will be checked by the Ministry of Tourism and AADE, with penalties mirroring those imposed on hotels and tourist accommodations.
Balancing Tourism and Housing
Tourism Minister Olga Kefalogianni emphasized that “quality tourism means rules, balance, and legality”, noting that the new framework ensures fair competition and an upgrade in service quality.
The government admits that restrictions on short-term rentals will not, by themselves, solve the housing shortage. Still, they are seen as a crucial step toward promoting sustainable tourism while ensuring more affordable housing for residents.