In early February 2026, the Greek government confirmed the introduction of strict regulations on short-term rentals in Thessaloniki. As of 1 March 2026, a full ban on issuing new short-term rental registrations (AMA) will come into force in the First Municipal District of Thessaloniki.

According to data from the municipality and tax authorities, this area accounts for approximately 4,800 short-term rental properties out of around 7,500 citywide, representing about 64% of total supply. This level of concentration became a key argument for state intervention ⚖️.

🚫 What exactly changes in the regulatory framework

New registrations will no longer be issued
Properties without a valid AMA number will not be able to legally list on Airbnb, Booking, or similar platforms as of 1 March.

Registration is tied to the owner, not the property
Within the restricted zone, the AMA number is linked to the current owner rather than to the property itself.

Registration is cancelled upon sale
In the event of a change of ownership — sale, donation, or any other transfer of title — the registration is automatically cancelled, and the new owner cannot obtain a new AMA while the ban remains in effect ❌.

⚠️ Until now, short-term rental registration was treated as part of a property’s value. This is no longer the case. Purchasing an apartment in the city centre no longer grants the buyer the right to continue short-term rentals, and properties currently operating legally lose their investment premium upon resale.
💰 Economic and social context

According to estimates by the Ministry of Finance, government revenues from short-term rentals nationwide have approached €1 billion per year. At the same time, central urban areas are experiencing a shortage of long-term rental housing, rising rental prices, and the displacement of local residents from historic districts.

The government’s response has been a zonal approach: the market is preserved where it does not undermine residential stability and strictly limited in overheated locations.

📉 For Thessaloniki’s historic centre, the consequences are structural and long-term. The short-term rental investment model is effectively neutralised, transactions require a full reassessment of financial assumptions, and the primary use of residential property shifts toward long-term rental or owner-occupation.

🧭 Experts recommend carefully verifying whether a property falls within the First Municipal District and avoiding the inclusion of short-term rental income in financial models when purchasing in the city centre. Buyers should also factor in the risk of similar restrictions being extended to additional areas in the future.