After nearly a decade of delays, Greece’s new Special Spatial Planning Framework for Tourism (known as ESHP) is entering its final stage of approval. The framework, which will shape the future development of the country’s tourism sector, still faces two key unresolved issues.
For the Cyclades—one of Greece’s most popular island groups—a reduction of 20% to 30% in the number of tourist beds is under consideration compared to the initial draft presented for public consultation in the summer of 2024. At the same time, a ban on converting new residential properties into Airbnb-style short-term rentals is being promoted in already saturated “red zones.” These measures are currently undergoing legal scrutiny to shield the framework from potential appeals before the Council of State, Greece’s highest administrative court.
Although public consultation on the draft framework concluded around 18 months ago and the required environmental impact assessment for Natura-protected areas (EU-designated biodiversity zones) was completed at the end of 2025, critical legal issues remain unresolved. For this reason, the completion deadline—along with the accompanying Strategic Environmental Impact Study—was postponed once again in February to June 30, by decision of Deputy Minister of Environment and Energy Nikos Tagaras. However, officials from the Ministries of Environment and Tourism say the relevant ministerial decision is expected to be published after Easter..
High-level talks focus on Airbnb regulation
Last Wednesday, a high-level meeting was held under Environment and Energy Minister Stavros Papastavrou, Tourism Minister Olga Kefalogianni, and Deputy Minister Tagaras, with participation from ministry officials and the State Legal Council.
One of the central issues discussed was the regulation of short-term rentals such as Airbnb, which have become a critical factor shaping both the tourism and housing markets in Greece. According to sources, officials examined whether regulation of this sector will be incorporated directly into the joint ministerial decision of the framework or addressed later through more specific measures. In any case, it is considered certain that guidelines on Airbnb will also be reflected in local and special urban planning schemes currently being developed across the country.
“Red zones” and the push to curb overtourism
A key focus of the meeting was the future of short-term rentals in so-called “red zones”—areas already heavily saturated by tourism. Based on the zoning of the original plan, which is not expected to change, these areas include major destinations such as Santorini (Thira and Oia), eastern Kos, Mykonos, parts of Rhodes (Afantou, Ialyssos, Kallithea), southern Tinos, Ermoupoli in Syros, the Pieria coastline, sections of Skiathos and Corfu (near the city), Zakynthos (including Zakynthos town, Arkadioi and Laganas), as well as Malia and Hersonissos in Heraklion and Nea Kydonia in Chania, Crete.
For these regions, the key question is whether the conversion of new homes into short-term rental properties will be allowed. The main proposal emerging from the meeting is to explicitly prohibit such conversions in new building permits, in order to ease pressure on the housing market and curb the uncontrolled tourist exploitation of residential properties.
Another critical front concerns the permitted number of tourist beds in the Cyclades—from Mykonos and Santorini to smaller islands facing increasing pressure. According to a senior official from the Environment Ministry, the intention is to reduce capacity by up to 30% compared to the original draft. However, this provision remains open and is one of the core issues that must be finalized before the framework is approved.
It also remains unclear whether similar restrictions will apply to already developed areas. Meanwhile, outside the Airbnb bans appear to be three other categories of zones: developing areas, non-developed areas, and areas with development potential.
