Athens Short-Term Rental Listings Fall by Eight Percent as Freeze on New Property Registration Numbers Impacts Popular Districts in the City and Thessaloniki

The short-term rental market in Athens has experienced a noticeable dip, with listings falling by eight percent as a result of a freeze on new property registration numbers. This freeze, which primarily affects popular districts in Athens and Thessaloniki, has created a ripple effect throughout the local tourism and real estate sectors. As demand for short-term rentals remains high, particularly in key areas such as the historic centre of Athens and the coastal zones of Thessaloniki, the reduced availability of new listings has led to a tightening of supply. This has raised concerns among both property owners and potential visitors, as the market adjusts to these new regulatory constraints. In this article, we’ll explore the reasons behind the freeze, the impact on the local economy, and the potential long-term consequences for the short-term rental landscape in these iconic Greek cities.

Short-term rental properties in central Athens have experienced an 8% decline following the implementation of a freeze on new Property Registration Numbers (AMAs). This shift, which was shared at the Short Stay Athens Conference 2026, marks a significant development in the city’s rental market. The freeze, effective since 2025, applies to the 1st, 2nd, and 3rd municipal districts of Athens and has since been extended to central Thessaloniki. The freeze has led to a reduction in the number of active AMAs in Athens’ central districts by approximately 2,500, from 29,500 to 27,000.

The freeze came into effect to control the rapid expansion of short-term rentals in some of Greece’s most sought-after tourist areas. Greece’s Independent Authority for Public Revenue (AADE) officials highlighted that the announcement of the freeze in late 2024 triggered a surge in AMA registrations. Property owners rushed to secure their permits before the restrictions came into force, seeking to avoid missing out on the potential for short-term rental income. During the final months of 2024, AMA registrations spiked as owners scrambled to register their properties.

Since the launch of the national property registry, 358,115 AMAs have been issued, corresponding to 238,600 unique property identification numbers (ATAK). This indicates a significant number of properties have been registered for short-term rental, and by 2025, approximately 116,000 of these AMAs recorded at least one booking. Despite the freeze on new AMAs, short-term rental activity continues to thrive in Greece, contributing significantly to the economy.

In fact, short-term rental revenues saw a significant increase in 2025. The market’s total revenue rose by 110 million euros, reaching a total of 980 million euros, reflecting a growth rate of 12.6%. This growth is an indication of the enduring demand for short-term rental properties, despite regulatory changes. Data from INSETE, the research institute of the Greek Tourism Confederation (SETE), revealed that during the peak of the tourist season in August 2025, 247,000 properties were available for short-term rental across Greece. This extensive supply provided approximately one million beds to accommodate tourists.

While short-term rentals are a significant part of Greece’s tourism infrastructure, the conference also highlighted increased efforts to cross-check booking data against tax filings. The heightened scrutiny has led to the identification of several irregularities in the market. Authorities found that around 1,000 property owners managing three or more properties had not registered a business activity, which is required under current legislation. Additionally, 500 companies were found to be operating under incorrect activity codes, further underscoring the need for tighter oversight in the short-term rental sector.

The role of short-term rentals in Greece’s housing crisis was another key discussion point at the conference. There has been significant public debate over whether the rise in short-term rentals has contributed to the escalating rents in major cities like Athens. Some market representatives argued that short-term rentals are not the primary cause of rising rents in Greece. They pointed out that structural imbalances in the housing market, such as insufficient housing supply and growing demand, were issues that predated the growth of the short-term rental market. These challenges have been exacerbated by the lack of new residential construction in recent decades, which has contributed to a shortage of available rental properties.

The discussion highlighted that short-term rentals, while influential, have a limited impact on the housing market when compared to other factors. The measures introduced by the government aim to address the imbalance in housing supply by regulating short-term rental activity more strictly. The goal is to create a more balanced availability of both short- and long-term rental properties in urban areas that are under significant pressure due to tourism.

While the measures are seen as a positive step to ease housing pressures in some high-demand urban areas, industry representatives have expressed concerns that further tightening of short-term rental regulations could have unintended consequences. These representatives warned that property markets are dynamic and tend to adjust over time, suggesting that excessive regulatory measures could distort the market in ways that may not be beneficial in the long run.

At the conference, speakers also pointed to several other factors contributing to Greece’s housing affordability issues. These included urban concentration, the aging housing stock, and challenges with tenant screening. All of these elements have played a role in the upward pressure on rents, which continues to be a major concern for residents in many urban areas. These structural issues have been ongoing and are likely to persist unless significant changes are made to the housing sector as a whole.

The implementation of these measures reflects a broader effort to improve housing availability and affordability in the face of growing demand. While the freeze on new AMAs is a significant step, it is only one part of a wider strategy to address the housing crisis in Greece. It remains to be seen how effective these measures will be in the long term and whether further regulatory steps will be necessary to stabilize the housing market.

As the debate over housing supply, demand, and regulation continues, the role of short-term rentals will remain a central topic in policy discussions. The ongoing changes in the short-term rental market, particularly in Athens and Thessaloniki, will likely shape the future of the industry in Greece. The ShortStay Conference, organized by the Short-Term Accommodation Managers Association (STAMA Grece), continues to be an important forum for discussing these issues, with stakeholders from across the industry coming together to explore the future of short-term rentals, villas, and serviced apartments in Greece.

Athens and Thessaloniki have seen an eight percent drop in short-term rental listings due to a freeze on new property registration numbers, impacting popular districts in both cities. This regulatory measure has restricted the availability of new rental properties, limiting options for tourists and property owners.

This ongoing conversation is critical, as the government seeks to strike a balance between maintaining the vitality of the tourism sector and addressing the pressing challenges of housing affordability in urban areas.

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