Time is running out for short-term rental (STR) hosts in Greece as a sweeping new law goes into effect on October 1.
The Greek Tourism Ministry confirmed that any Airbnb-style listings not in compliance with Law 5170/2025 will be automatically removed from the national registry and delisted from online platforms. Registration numbers (AMA) for non-compliant properties will be revoked.
For the first time, the ministry will also be able to carry out random inspections, either alone or with the Independent Authority for Public Revenue (AADE). Hosts or managers will be notified 10 days in advance. Penalties start at 5,000 euros per property, double for repeat violations, and may reach euros 20,000 for non-compliance.
Tourism Minister Olga Kefalogianni announced the measures during a press conference in Athens on Thursday, stressing that Greece’s global reputation as a leading tourist destination requires strict quality standards.
“There can be no grey zones. The law [voted in January 2025, and entering into effect on October 1] must apply to all. We need a clear framework that ensures transparency, order, and fair play,” Kefalogianni said.
The move comes as part of efforts to tackle fraudulent STR activity and address the worsening housing problem, especially acute in popular cities like Athens and on several Greek islands.
Bans and Possible Expansion
Kefalogianni added that the latest figures point to a strong upcoming tourism season with more arrivals and increasing revenues, demonstrating that the ministry’s efforts to extend the season are paying off. In this new “welcome” reality, she said, adjustments must be made to keep pace with the changing times.
The minister highlighted the ban on new STR licenses in central Athens, which was introduced to curb oversaturation. She said similar restrictions could be extended to other areas facing housing pressure, with consultations already underway with local authorities.
At the same time, she acknowledged that “banning STR activity does not solve the housing problem” but added that regulation is necessary to strike a balance between residents’ needs and tourism growth.
Key Change to Short-term Rental Activity
Tourism Minister Olga Kefalogianni speaking to the press on Thursday, September 25, 2025 in Athens. Photo: Greek Tourism Ministry
The minister clarified that Law 5170, foresees among other things that properties rented out should be declared as fit for primary use under the building permit. This means that they must be primary-use spaces (residences, shops, offices), not auxiliary spaces like storage rooms, basements, or parking areas.
Properties that are not listed and declared on the registry as legal primary-use spaces will be the first to be removed. This will also apply to listings in short-term rental platforms like Airbnb. It is reminded that in April 2021, AADE signed an MoU with home sharing platforms Airbnb, Booking, and VRBO for law enforcement. Last year, the government also updated its regulation not allowing properties purchased through Greece’s Golden Visa program to be leased out as Airbnbs.
Kefalogianni went on to add that hosts or managers had 10 months to be informed of the changes, adjust to the new rules. They were also informed via text message and email of the new changes. An AADE circular was released in September again informing of the changes.
EU-wide STR Framework Up for Discussion
“For the time being we are assessing if the Athens ban and other measures had results. By the end of the year we will have a clearer understanding of the effectiveness of the new regulation. Our priority now is to ensure that all Greeks can find housing and the law is enforced,” she said.
Kefalogianni, who visited Paris this week for the IFTM – Top Resa show, also said that the ministry was looking into best practices applied elsewhere in Europe. She referred to the French model as one such example.
Another possibility under consideration, she said was, implementing Airbnb-style rental restrictions based on location and/or time of year.
Minister Kefalogianni underlined that the issue of short-term rentals is not a problem only in Greece. She said the issue was repeatedly discussed at EU tourism ministers meetings and that a common EU-wide regulatory framework may soon be required in the future. Currently, she said, each member state sets its own rules.
STR Activity Requirements
The following also applies to listed STR properties in addition to adequate natural light, ventilation, and air conditioning:
– all stays up to 59 days must be declared with AADE whether listed through platforms or privately
– extended guest stays are will be taxed as separate rentals
– each legally approved primary-use room/space must have its own AMA. Renting three or more rooms qualifies as a business activity
– income from up to two properties is considered rental income; renting three or more properties is treated as business activity and taxed accordingly
– offering additional services other than the basic Airbnb amenities (bed sheets) requires registering as a tourist accommodation business with the Tourism Ministry
– the Climate Resilience Fee is variable, calculated monthly and applied per property
– new AMA numbers must be issued whenever a property changes owner or manager
– STRs must carry liability insurance and equip properties with fire extinguishers, smoke detectors, RCDs, and emergency exit signage
– certificates from licensed electricians and pest control services must be displayed, and rentals equipped with first-aid kits and printed emergency contact guides.
