🎯 STRisker: Bulletin - Greece

Greece Moves to Ban New STR Permits Across Its Most Touristed Islands

Photo by @jamesting

Greece is finalizing a ban on new permits for converting residential homes into short-term tourist accommodation across its most oversaturated island destinations, including Mykonos and Santorini, as part of the long-delayed Special Spatial Planning Framework for Tourism. The framework is entering its final approval stage, and for operators looking to add new inventory in these markets, the window is effectively closing.

The designated "red zones" cover the Cyclades and other high-density tourist areas. Authorities are also considering a 20% to 30% reduction in permitted tourist bed capacity compared with the original draft circulated in summer 2024. The primary measure is straightforward: once the framework takes effect, no new homes may be converted into short-term rental accommodation in these locations. Tourism Minister Olga Kefalogianni has indicated the final ministerial decision will be issued shortly after Easter 2026, with Greece's stated deadline for full legislative finalization set at June 30, 2026.

The island freeze builds on national standards already in force since October 1, 2025. All STR properties across Greece must now carry civil liability insurance, a licensed electrician's certification, smoke detectors, fire extinguishers, escape signage, a pest control certificate, and a first aid kit. Properties failing inspections by Tourism Ministry employees and the Independent Public Revenue Authority (AADE) face fines of up to €5,000. The daily tourist tax has also risen sharply, from €1.50 to €8 per night during peak season (April to October) and from €0.50 to €2 in winter.

The permit freeze extends beyond the islands. Athens neighborhoods Kolonaki, Koukaki, and Exarchia have been under a registration freeze since January 1, 2025, targeting areas where STRs exceed 5% of total housing stock. That measure has since been extended through 2026 and is now being expanded to Thessaloniki, Halkidiki, Paros, and Chania. Violations of the Athens freeze carry fines of €20,000. Hosts operating more than two properties must hold professional licenses and face hotel-equivalent tax rates.

To ease the transition, owners who shift to long-term leases for at least three years may qualify for a three-year income tax exemption. Booking platforms are subject to data-sharing obligations with AADE and are expected to delist non-compliant properties.

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