Starting July 1, 2026, the regulatory landscape for short-term rentals in Greece shifts significantly as Thessaloniki joins the restricted status already seen in central Athens. If you are managing properties or advising clients in this market, here is the breakdown of the new rules.
From July 1, 2026, to December 31, 2026, new registrations in the Short-Term Property Registry (AMA) are prohibited for properties located within the 1st Municipal District of the Municipality of Thessaloniki.
- No New Licenses: If a property does not have an active AMA number by the July 1 deadline, it cannot be registered for short-term rental for the duration of the suspension.
- Expansion of Scope: This mirrors the restrictions currently applied to the first three municipal districts of the Municipality of Athens, targeting areas with the highest density of short-term listings.
Impact on Transfers
The legislation introduces strict rules for properties located within these restricted zones that change hands.
- Life-Time Transfers: Properties transferred via sale, donation, or parental gift are effectively “stripped” of their registration status. Upon transfer, the property is removed from the AMA, and the new owner cannot re-register it while the geographical restriction is in force.
- Inheritance Exception: Crucially, the final text of the bill explicitly excludes inheritance (succession) from this forced de-registration, meaning inherited properties retain their ability to operate.
- Market Valuation: This regulation fundamentally alters property pricing. The potential for short-term rental income is no longer a guaranteed asset value; its “transferability” is now tied to the legal status of the property at the moment of sale.
Financial Penalties
The Independent Authority for Public Revenue (AAADE) is authorized to impose heavy fines on non-compliance:
| Infraction | Penalty |
| First Offense | 50% of income earned after the restriction date (minimum €20,000) |
| Repeat Offense | Income-based calculation (minimum €40,000) |
For those holding properties in restricted zones in Athens or Thessaloniki, the primary risk is now tied to inter-vivos transfers. If you are planning to sell, gift, or pass on a property, the short-term rental license will likely be voided, creating a significant impact on the property’s investment profile.
