A major shift in Greece’s short-term rental regulations takes effect on 1 July 2026, bringing Thessaloniki under the same licensing restrictions already applied in central Athens. From that date until 31 December 2026, no new properties located in Thessaloniki’s first municipal community — covering the city’s historic and commercial core — will be allowed to register in the Short-Term Accommodation Property Registry (AMΑ).
No New Entries, Even After Ownership Changes
The restriction doesn’t only affect prospective hosts entering the market for the first time. It also applies to existing short-term rentals with active AMΑ numbers — but only if they change hands through sale, gift, or parental grant while located in a restricted zone. In such cases, the property is automatically removed from the registry, and the new owner cannot re-register it for short-term use as long as the geographic freeze remains in place.
Notably, inheritance is excluded from this rule. While earlier draft proposals included succession, the final version submitted to Parliament limits the provision to lifetime transfers only — meaning inherited properties retain their AMΑ status.
Why It Matters for Real Estate Values
This change carries significant implications for property valuations. In high-demand tourist areas, the ability to operate a short-term rental has become an integral part of an asset’s market value — often factoring in more than just size, age, or location. A flat in Thessaloniki’s city centre may command a premium precisely because it can legally host guests via platforms like Airbnb. Removing that option risks affecting resale potential and investment appeal.
Strict Penalties for Non-Compliance
To enforce the rules, steep fines are set for unauthorised short-term rentals in restricted zones. Operators found renting out properties ineligible for registration face penalties equal to 50% of all income generated after 1 July 2026 — up to the point of inspection — with a minimum fine of €20,000. For repeat violations within the same tax year, the penalty rises to at least €40,000, calculated on total rents collected between inspections. These fines are imposed and collected by Greece’s Independent Authority for Public Revenue (AADE).