Athens Airbnb Moratorium 2026: Rules and Zones | Greece

Quick answer: The Athens municipality STR moratorium, active through the end of 2026, freezes all new short-term rental licences in central districts where Airbnb density exceeded the statutory saturation threshold. Existing licences continue to operate. The moratorium is a separate regulation from the national Golden Visa STR ban under Law 5100/2024, both may apply to the same property.

For investors buying in Athens in 2026, the short-term rental landscape has two overlapping regulatory layers: a national rule tied to the Golden Visa program, and a local moratorium that applies across central Athens regardless of visa status. Conflating the two leads to costly mistakes. This guide separates them, explains what the moratorium actually covers, and identifies what your options are if you are buying in a restricted zone. For the national STR licensing framework, see short-term rental rules in Greece. For a full investment workflow, read the buy-to-let guide for Greece.

What the Athens STR Moratorium Is: and Is Not

The Athens STR moratorium is a suspension of new short-term rental licence issuance in specific zones of the municipality of Athens. It is not a ban on Airbnb across Greece. It does not cancel existing licences. It does not apply to the entire city.

The legal framework behind it starts with Law 4887/2022, which created the AΜΕΑ system, the mandatory national registration regime for all short-term tourist rental properties in Greece. Under that law, every property offered on a platform such as Airbnb, Booking.com, or Vrbo must hold a valid AΜΕΑ registration number, which must be displayed in every listing.

Law 4887/2022 also introduced a density-ceiling mechanism. If the proportion of STR-registered dwellings in a defined geographic zone exceeds 40%, the competent authority, the municipality in coordination with the central government, may declare a saturation zone and temporarily freeze new AΜΕΑ issuance until density falls back below the threshold or a set time period expires.

Several central Athens zones hit that ceiling. The Ministry of Tourism and the Municipality of Athens jointly designated affected districts, triggering the moratorium. In practice this means that as of mid-2026, anyone who purchased a central-Athens apartment without a pre-existing AΜΕΑ number cannot obtain one until the moratorium lifts.

Which Zones Are Covered

The moratorium covers areas within the core municipality of Athens, not the broader Attica metropolitan region. Zones most consistently cited in the regulatory designations include:

Kolonaki and Likavittos, premium residential hill district, high STR density from short-stay tourists and business travellers
Exarchia and Neapoli, historically residential, significant Airbnb penetration drove the saturation trigger
Monastiraki, Psyrri, and Thisio, high-footfall tourist areas adjacent to the Acropolis, among the first to exceed thresholds
Koukaki and Petralona, inner southern districts that saw rapid STR growth after the 2022 Golden Visa changes drew renewed buyer interest
Parts of the historic centre (Plaka), already heavily regulated for heritage reasons, additionally covered by the moratorium

Suburbs and outer districts fall outside the moratorium boundaries. Areas such as Glyfada, Voula, Vouliagmeni, Kifisia, Marousi, and Piraeus operate under standard AΜΕΑ licensing rules. Buyers specifically targeting STR-compatible assets should note that the €800,000 Golden Visa threshold zone also covers central Athens, so the geographic overlap between high-price GV requirements and the moratorium is significant. For more on which Athens areas require the higher investment threshold, see our guide to Athens Golden Visa zones and the €800,000 requirement.

How the Moratorium Interacts with Golden Visa Rules

The Athens STR moratorium and the Golden Visa STR prohibition are independent legal instruments. Understanding how they stack is essential for investment structuring.

Golden Visa STR ban (Law 5100/2024): National law. Applies to the specific qualifying property used for the Golden Visa application, for the duration of the residency permit. Cannot operate an STR on that asset, period, regardless of whether an AΜΕΑ number exists or where the property is located.

Athens STR moratorium (Law 4887/2022 framework): Municipal designation. Applies to all owners, Greek citizens, EU nationals, and non-EU investors alike, in covered zones. Prevents issuance of new AΜΕΑ registration numbers until the moratorium expires or is converted to a permanent rule.

For a Golden Visa buyer purchasing in central Athens in 2026:

The qualifying property cannot be used for STR under Law 5100/2024: national rule applies.
Even if Law 5100/2024 did not exist, a new AΜΕΑ number could not be obtained in a moratorium zone: local rule applies.
If the property already held an AΜΕΑ number before both rules came into force, that licence is grandfathered locally, but the Golden Visa national rule still prohibits using it on the qualifying asset.

An investor buying a non-qualifying second property in central Athens, one not used for the Golden Visa, faces only the moratorium constraint, not the Golden Visa STR ban. That distinction matters if you are structuring a portfolio with one GV-qualifying asset and a separate income property.

For the full picture of how Law 5100/2024 affects Golden Visa rental strategy, see our dedicated guide: Golden Visa Greece Airbnb: Short-Term Rental Ban Explained.

Existing STR Licences: Grandfathering and Property Transfers

The moratorium does not revoke AΜΕΑ numbers already issued. Properties that obtained STR registration before the saturation-zone designation was made continue to operate under those licences, subject to annual renewal and compliance with standard obligations (fire safety certificate, energy performance certificate, tax registration of rental income, platform compliance).

This creates a two-tier market in central Athens:

Licensed (pre-moratorium) properties can continue operating as Airbnbs and command a measurable price premium. In the Monastiraki-to-Koukaki corridor, agents and transaction data from early 2026 suggest licensed STR units trade at a 12–18% premium over comparable unlicensed properties of the same size and condition.
Unlicensed properties in moratorium zones cannot obtain new STR licences and must target long-term residential tenants or wait for the moratorium to lift.

A critical point for buyers: the AΜΕΑ number is associated with the property address, not the individual owner. When a licensed property changes hands, the new owner may apply to continue using the existing registration after completing the purchase formalities. The transfer requires notifying AADE (the Greek Independent Authority for Public Revenue) and updating the registration with the new owner’s tax details. Legal assistance is advisable to ensure the licence survives the transaction cleanly.

Due diligence on any Athens-centre property should now include an explicit search for the property’s AΜΕΑ status in the national STR registry, a step that was optional before 2023 but is commercially significant in 2026.

Long-Term Rental: The Compliant Alternative

For properties in moratorium zones that do not carry a pre-existing STR licence, the practical alternative is long-term residential letting. Leases of 12 months or more are entirely unaffected by the moratorium and continue to be registered through standard AADE declaration procedures.

Central Athens long-term rents have risen sharply since 2022. Representative data points from early 2026:

Kolonaki, 2-bed 80–100 m²: €1,400–€1,900 per month
Koukaki, 2-bed 70–90 m²: €1,100–€1,500 per month
Exarchia, 2-bed 80 m²: €950–€1,250 per month
Monastiraki/Psyrri, 1-bed 45–60 m²: €900–€1,200 per month

On a property purchased at €400,000 in a moratorium zone, a gross annual long-term rent of €14,000–€20,000 represents a 3.5–5% gross yield before tax and management. That figure is lower than peak Airbnb gross yields from central Athens in 2019–2022 (which reached 7–10% gross in the best locations) but provides stable, predictable income without STR compliance risk.

For a location-by-location comparison of long-term and short-term rental yields across Greece, see our Greece rental yield guide.

What Happens When the Moratorium Expires

The Athens STR moratorium is set through the end of 2026. Three scenarios are possible:

Scenario 1, Natural expiry. The moratorium lapses without renewal. Owners of unlicensed properties in formerly designated zones can apply for new AΜΕΑ numbers from January 2027. Given the speed with which density thresholds were reached before, re-saturation of popular zones could occur within months of reopening, triggering a new moratorium cycle.

Scenario 2, Extension. Political pressure to control housing costs in Athens, a consistent theme in the current government’s messaging, makes extension the more likely outcome than expiry. If the moratorium is extended, the freeze on new licences continues and the two-tier licensed/unlicensed premium market persists.

Scenario 3, Conversion to permanent zoning. The most aggressive outcome: moratorium zones are converted into permanently restricted residential areas where STR is prohibited outright. This would mirror approaches taken in Barcelona and Amsterdam. Greek officials have referenced European precedents, though formal conversion into permanent zoning would require new primary legislation.

Investors should not assume the moratorium ends on schedule. Due diligence that models STR income as a base-case scenario for a central Athens property without an existing licence is building on a speculative assumption in 2026.

Strategic Implications for Buyers in 2026

Buyer scenario	Athens moratorium impact	Golden Visa STR ban impact	Recommended approach
GV buyer, qualifying property in centre	Cannot get new AΜΕΑ; existing licence grandfathered but still prohibited by GV rule	Applies nationally	Long-term let; no STR on qualifying asset
GV buyer, qualifying property outside moratorium zone	Unaffected by moratorium	Applies nationally	Long-term let on qualifying asset; STR possible on second property elsewhere
Non-GV investor, central Athens	Cannot get new AΜΕΑ; existing licence grandfathered	Does not apply	Acquire licensed unit at premium OR target long-term rental strategy
Non-GV investor, outer Athens / suburbs	Unaffected by moratorium	Does not apply	STR licensing available subject to standard AΜΕΑ process

The clearest investment opportunity in the moratorium context is the licensed-property premium trade: buying a central Athens unit that already holds an AΜΕΑ number, at a 12–18% premium over unlicensed comparables, and operating an Airbnb that competitors in the same building cannot replicate until the moratorium lifts. The risk is regulatory; if moratorium zones are later converted to permanent STR-prohibited areas, the licence premium evaporates.

Compliance Checklist for Athens STR Operators

For owners who hold an existing AΜΕΑ licence in a moratorium zone and intend to continue operating:

Verify the AΜΕΑ number remains valid and has not lapsed due to failure to renew annual obligations
Confirm fire safety and energy certificates are current (both are conditions of licence validity)
Ensure rental income from all STR activity is declared annually on the Greek tax return through AADE’s MyRent / Apodeixeis platform
Confirm your AΜΕΑ number is displayed in every platform listing, penalties for undisplayed or false registration numbers have increased under the 2024 enforcement circular
If the property is also the qualifying asset for a Golden Visa application, cease all STR activity immediately, the national GV ban overrides the locally grandfathered licence status

Moratorium-Zone Purchase Due Diligence

Before exchanging contracts on any central Athens property where STR income is part of the investment thesis, verify:

AΜΕΑ status: Search the national STR registry at aade.gr to confirm whether the property holds an active registration number and its current status.
Saturation zone designation: Confirm whether the specific address falls within a currently designated moratorium zone, boundaries are defined at the municipal block level, not at district level.
Licence transferability: Confirm with a Greek lawyer that the existing AΜΕΑ number can be transferred to a new owner without losing its grandfathered status.
Renewal history: Review whether annual AΜΕΑ renewal filings were made: a lapsed licence loses grandfathered status and cannot be reinstated in a moratorium zone.
Property tax classification: Properties registered as STRs in the AΜΕΑ system face a higher ENFIA (annual property tax) surcharge introduced in 2023. Verify the current tax classification and factor the surcharge into your yield model.

Case Study: Navigating the Athens Short-Term Rental Moratorium in 2026

To understand the operational impact of the short-term rental (STR) restrictions in Athens, let us examine the case of an investor who purchased a residential building in Koukaki (1st Municipal District of Athens) in late 2025.

The investor planned to convert the building into six tourist apartments. However, the Greek government introduced a strict moratorium on new STR licenses (AMA numbers) in heavily saturated central districts of Athens, effective from 1 January 2026 through 31 December 2026.

Here is how the investor adapted their business model to maintain compliance and cash flow:

The Restriction: The building sat within the 1st Municipal District, meaning no new AMA numbers could be registered. Running unlicensed Airbnb rentals carries a €20,000 fine per unit under AADE guidelines.
The Compliant Pivot: Instead of short-term tourist rentals, the investor pivoted to a Medium-Term Corporate Rental model, leasing the units to digital nomads and remote corporate executives for fixed periods of 31 days to 6 months.
Financial Comparison: While the gross holiday rental yield was projected at 7.5%, the medium-term corporate model generated a stable 5.2% gross yield with significantly lower operating expenses (no daily cleaning, lower utility bills, and zero platform commissions).

This case study illustrates that while the STR moratorium restricts traditional holiday letting in central Athens, alternative compliant rental models (medium-term corporate, student housing, or traditional long-term leases) remain highly viable and offer stable, defensive returns in the capital’s economic core.

Athens STR Moratorium Verification Checklist

Before purchasing an investment property in Athens with the intention of short-term letting, verify these factors:

Municipal District Boundaries: Confirm the exact municipal district of the property. The moratorium targets the 1st, 2nd, and 3rd districts of Athens (including Plaka, Koukaki, Syntagma, Exarcheia, and parts of Pagkrati). Surrounding municipalities like Glyfada, Voula, and Marousi are currently exempt.
Existing AMA License Transfer: If the property already has an active AMA license, verify with your lawyer whether the license can be legally transferred to the new owner under the current moratorium rules, as some restrictions block the transfer of existing licenses upon sale.
HOA Building Regulations (Kanonismos): Review the building’s co-ownership regulations. Many residential buildings in Athens have voted to ban short-term tourist rentals entirely. A single complaint from a resident can lead to legal action and the suspension of your STR license.

Frequently Asked Questions

Is Airbnb banned in Athens in 2026?

Not banned outright, but frozen for new licences in central districts. The Athens STR moratorium, active through the end of 2026, prevents new AΜΕΑ short-term rental registration numbers from being issued in heavily saturated central-municipality zones. Existing STR licences registered before the moratorium took effect continue to operate legally.

Which areas of Athens are covered by the STR moratorium?

The moratorium applies to zones within the municipality of Athens where short-term rental density exceeded the statutory saturation threshold, roughly 40% of dwellings registered as STRs. This covers significant parts of the central municipality including Kolonaki, Exarchia, Monastiraki, and Koukaki. Suburbs such as Glyfada, Kifisia, and Marousi operate under standard STR licensing rules.

Does the Athens moratorium affect Golden Visa properties?

It can, but the two rules are legally separate. The Golden Visa STR ban under Law 5100/2024 applies nationally to the qualifying property regardless of location. The Athens moratorium adds a second layer for central-district properties: even if the Golden Visa restriction did not exist, the owner of a moratorium-zone apartment could not obtain a new STR licence through end-2026. Both rules may apply to the same property simultaneously.

Can I still buy an Athens property with an existing Airbnb licence and continue renting it?

Yes. An AΜΕΑ registration number is tied to the property, not to the owner. If you acquire a property that already holds a valid STR registration, you may transfer and continue using that licence after completing the purchase formalities. This is one reason why pre-moratorium licensed properties in central Athens command a meaningful price premium over comparable unlicensed units.

When does the Athens STR moratorium end?

The current moratorium period runs through the end of 2026. Whether it will be extended, converted into permanent zoning restrictions, or allowed to expire depends on legislative decisions expected in late 2026. Policy direction in 2025–2026 has been consistently toward tighter STR regulation rather than relaxation.

What alternatives to Airbnb are legal in a moratorium zone?

Long-term residential leases of 12 months or more remain fully legal and unaffected by the STR moratorium. Mid-term furnished leases of one to eleven months to professionals, students, or relocated workers occupy a grey zone, they are not technically tourist rentals, but require careful legal drafting to avoid classification as STR activity. Long-term letting in central Athens has seen strong rent growth, making it a commercially viable alternative.