New Rules for Airbnb

New Rules for Airbnb: What the Government Intervention Brings

The government has decided to put a “brake” on the rapid expansion of short-term rentals, which in recent years have been radically reshaping the housing landscape in tourist areas.

After Athens — where restrictions had already been extended until 2026 — the same suspension regime on new licenses will now also apply to five additional areas: Thessaloniki, Santorini, Chania, Paros, and Halkidiki.

The selection of these locations is not random. These are areas where demand for short-term rentals has surged, making it increasingly difficult to find housing for permanent residence. In Thessaloniki, for example, traditional long-term rental listings have decreased dramatically, while rent increases have exceeded 20% within two years. The phenomenon is observed — with varying intensity — in the other regions as well, with the common denominator being the pressure placed on local communities.

Data shows that the market continues to expand at an impressive pace. In July 2025, available properties on short-term rental platforms reached 245,944 listings, offering more than one million beds. Within a year, the number increased by approximately 57,000, while occupancy remains high, reaching 51%. Attica still holds the largest share, while the South Aegean and Central Macedonia follow with significant percentages.

What the New Legislation Provides

The new circular issued by the Independent Authority for Public Revenue (AADE) explains in detail the framework for short-term rentals. Below are the key changes:

• Rental duration: A rental of up to 59 days is classified as short-term. From 60 days and above, it is considered long-term and must be declared normally in Taxisnet.
• Services: If only bed linen is provided, the rental remains “short-term.” If additional services are offered (e.g., cleaning, meals), the property is considered a tourist accommodation and requires the start of a business activity.
• Taxation: Owners with up to two properties are taxed as income from real estate (without VAT). From three properties and above, or in the case of legal entities, a 13% VAT applies to all properties.
• Athens – special regulations: In the first three municipal districts of the Municipality of Athens, new registrations are allowed only if the property was already listed by 31/12/2024.

With these interventions, the government is attempting to strike a balance between supporting tourism and ensuring that cities and islands do not turn into “hotel zones” at the expense of residents. The key question is whether these measures will succeed in slowing rent increases and bringing more homes back to the long-term rental market — without excessively limiting the tourism supply.