May 30, 2026

Greece short-term rentals 2026: Athens ban extended, new Law 5170/2025 requirements

The framework for Airbnb-style short-term rentals shifted materially for 2026. Athens extended the freeze on new AMA registrations across its saturated central neighbourhoods through 31 December 2026, Law 5170/2025 introduces mandatory safety and insurance requirements for every active listing, and from 1 March 2026 the same suspension logic extends to Thessaloniki.

Where the freeze applies

The new-AMA suspension covers the 1st, 2nd and 3rd municipal districts of Athens, specifically:

Plaka, Koukaki, Kolonaki, Syntagma
Exarchia, Pangrati, Neos Kosmos
Gazi, Petralona

Owners who already hold an active AMA in these areas can continue operating. However, in cases of sale, inheritance or gift, the AMA does NOT transfer with the property — it is deleted. The new owner cannot issue a new AMA in the same zone while the freeze is in force.

New safety requirements (Law 5170/2025)

Every short-term rental property must have:

Fire extinguishers and smoke detectors in all separate spaces.
A current electrical safety certificate (YDE).
Civil liability insurance covering damage to guests or third parties.

Non-compliance triggers fines starting at €5,000 for the first violation, escalating to €20,000 for repeat offences.

Extension to Thessaloniki

From 1 March 2026 a new-AMA suspension applies to the 1st municipal community of Thessaloniki (historic centre, seafront). Owners who want to start there have until the last days of February 2026 to register.

What it means for owners

Active AMA in a ban zone: you keep the right to operate, but no transferable value as an asset attribute. Don't price the "Airbnb potential" into your sale price — the next owner cannot continue the use.
Compliance: start the YDE certification and insurance process now — engineer capacity is already tightening.

What it means for buyers targeting short-let

Demand is shifting outside the central ban zones. Palaio Faliro, Kallithea, Moschato, southern districts outside the Athens Riviera core — these still allow new AMAs and benefit from rising tourist demand near the Stavros Niarchos Foundation and the coastal avenue.

For Golden Visa properties, note that short-term rentals are prohibited — the property may only be let on a long-term basis.

Sources:

Information current as of May 2026. For property-specific advice consult a qualified legal advisor and the relevant local tax office.