Athens Airbnb Moratorium 2026: Rules and Zones | Greece
Athens STR moratorium through end-2026: density caps in Kolonaki, Koukaki and centre. Separate from the Golden Visa rental ban, rules explained.
By Greek Invest Editorial · Updated July 4, 2026 · 9 min read
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
What the Athens STR Moratorium Is: and Is Not requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
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.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
Insider tip: MORE Group underwriting in 2026 sequences engineer certificate, cadastre extract, and bank traceability before reservation wires, not after.
| Planning line | Greek Invest 2026 band |
|---|---|
| Investment tier | €400,000 regional / €800,000 prime |
| Usable area | 120m² certified residential |
| Transfer tax | 3.09% FMA on higher value |
| Closing stack | 8% to 12% on Attica deeds |
Insider tip: MORE Group sequences engineer, cadastre, and bank files before reservation deposits on 2026 Golden Visa purchases.
Which Zones Are Covered
Which Zones Are Covered requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
The Athens STR moratorium applies to Kolonaki, Exarchia, Monastiraki, Koukaki, and parts of Plaka within the municipality of Athens, where short-term rental density exceeded 40 percent of all dwellings by mid-2025. Suburbs including Glyfada, Kifisia, Marousi, and Piraeus fall outside moratorium boundaries and continue operating under standard AΜΕΑ short-term rental licensing rules through at least 31 December 2026. MORE Group reviews every central Athens deposit contract to map overlap between moratorium zones and the €800,000 Golden Visa Attica tier, because significant parts of the high-price GV-requirement area also sit in frozen STR zones.
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.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
| Planning line | Greek Invest 2026 band |
|---|---|
| Investment tier | €400,000 regional / €800,000 prime |
| Usable area | 120m² certified residential |
| Transfer tax | 3.09% FMA on higher value |
| Closing stack | 8% to 12% on Attica deeds |
Insider tip: MORE Group sequences engineer, cadastre, and bank files before reservation deposits on 2026 Golden Visa purchases.
How the Moratorium Interacts with Golden Visa Rules
How the Moratorium Interacts with Golden Visa Rules requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
Golden Visa Law 5100/2024 prohibits short-term tourist rentals on the qualifying property nationwide for the permit duration, while the Athens moratorium separately freezes new AΜΕΑ licences through end-2026 in saturated central districts regardless of visa status. MORE Group buyer scenarios with one GV asset and one non-qualifying income unit must model both rules independently.
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.
Insider tip: MORE Group advises searching the national AΜΕΑ registry at aade.gr before any central Athens deposit; licensed units in Koukaki traded at a twelve to eighteen percent premium over unlicensed comparables in early 2026 data.
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.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
| Planning line | Greek Invest 2026 band |
|---|---|
| Investment tier | €400,000 regional / €800,000 prime |
| Usable area | 120m² certified residential |
| Transfer tax | 3.09% FMA on higher value |
| Closing stack | 8% to 12% on Attica deeds |
What should foreign buyers know about existing STR Licences: Grandfathering and Property Transfers?
What should foreign buyers know about existing STR Licences: Grandfathering and Property Transfers requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
Existing AΜΕΑ registrations remain valid through end-2026 in moratorium zones if annual renewals and fire safety certificates stay current, and licence numbers transfer with the property address when ownership changes if AADE is notified within thirty days of deed registration. MORE Group due diligence now treats AΜΕΑ status as mandatory on every central Athens file.
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 to 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.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
| Planning line | Greek Invest 2026 band |
|---|---|
| Investment tier | €400,000 regional / €800,000 prime |
| Usable area | 120m² certified residential |
| Transfer tax | 3.09% FMA on higher value |
| Closing stack | 8% to 12% on Attica deeds |
What should foreign buyers know about long-Term Rental: The Compliant Alternative?
What should foreign buyers know about long-Term Rental: The Compliant Alternative requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
Long-term residential leases of 12 months or more remain fully legal and unaffected by the Athens STR moratorium, offering investors in frozen zones a compliant rental path that typically grosses 3.5 to 5 percent annually on a €400,000 central Athens purchase based on early 2026 rent data. Properties without pre-existing AΜΕΑ short-term rental licenses can immediately target standard residential tenants under Law 1703/1987 tenancy rules, with all lease agreements registered through AADE’s online declaration system within 15 days of tenant move-in.
Central Athens long-term rents have risen sharply since 2022. Representative data points from early 2026:
On a property purchased at €400,000 in a moratorium zone, a gross annual long-term rent of €14,000 to €20,000 represents a 3.5 to 5% gross yield before tax and management. That figure is lower than peak Airbnb gross yields from central Athens in 2019 to 2022 (which reached 7 to 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.
Insider tip: MORE Group files in 2026 show this step fails most often when engineer certificates, cadastre extracts, or bank traceability are sequenced after the reservation instead of in parallel with the lawyer review.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
| Planning line | Greek Invest 2026 band |
|---|---|
| Investment tier | €400,000 regional / €800,000 prime |
| Usable area | 120m² certified residential |
| Transfer tax | 3.09% FMA on higher value |
| Closing stack | 8% to 12% on Attica deeds |
What Happens When the Moratorium Expires
What Happens When the Moratorium Expires requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
The Athens STR moratorium is scheduled through 31 December 2026, with three outcomes possible: natural expiry allowing new AΜΕΑ applications from January 2027, extension freezing licences further, or conversion to permanent zoning restrictions modelled on Barcelona and Amsterdam precedents. MORE Group models long-term residential income as the base case for unlicensed central units in 2026.
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.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
| Planning line | Greek Invest 2026 band |
|---|---|
| Investment tier | €400,000 regional / €800,000 prime |
| Usable area | 120m² certified residential |
| Transfer tax | 3.09% FMA on higher value |
| Closing stack | 8% to 12% on Attica deeds |
Insider tip: MORE Group sequences engineer, cadastre, and bank files before reservation deposits on 2026 Golden Visa purchases.
What should foreign buyers know about strategic Implications for Buyers in 2026?
Athens STR strategy in 2026 requires matching buyer type to rule stack: Golden Visa qualifying assets must use long-term leases only under Law 5100/2024, while non-GV central buyers without grandfathered AΜΕΑ licences must model twelve-month tenancies until at least 31 December 2026. MORE Group uses the matrix below as a standard buyer scenario checklist.
| 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 to 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.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
What should foreign buyers know about compliance Checklist for Athens STR Operators?
What should foreign buyers know about compliance Checklist for Athens STR Operators requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
Owners holding grandfathered AΜΕΑ short-term rental licences in moratorium zones must maintain current fire safety certificates and energy performance certificates annually, declare all platform rental income through AADE’s MyRent system within 90 days of each calendar year, and display the nine-digit AΜΕΑ registration number visibly in every Airbnb, Booking.com, and Vrbo listing to avoid fines reaching €20,000 per undeclared or mislabeled unit under enforcement circulars issued in 2024. MORE Group legal checklist flags any Golden Visa qualifying asset that previously held an STR licence, because Law 5100/2024’s national rental ban overrides grandfathered local licence status for the full five-year permit duration.
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
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
| Planning line | Greek Invest 2026 band |
|---|---|
| Investment tier | €400,000 regional / €800,000 prime |
| Usable area | 120m² certified residential |
| Transfer tax | 3.09% FMA on higher value |
| Closing stack | 8% to 12% on Attica deeds |
Insider tip: MORE Group sequences engineer, cadastre, and bank files before reservation deposits on 2026 Golden Visa purchases.
What should foreign buyers know about moratorium-Zone Purchase Due Diligence?
What should foreign buyers know about moratorium-Zone Purchase Due Diligence requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
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.
Greek Invest verification snapshot:
- €800,000 prime vs €400,000 regional tiers under Law 5100/2024
- 120m² certified usable area on engineer certificate
- 3.09% transfer tax plus 8% to 12% Attica closing stack
- Golden Visa assets: twelve-month leases only; no Airbnb for permit life
| Planning line | Greek Invest 2026 band |
|---|---|
| Investment tier | €400,000 regional / €800,000 prime |
| Usable area | 120m² certified residential |
| Transfer tax | 3.09% FMA on higher value |
| Closing stack | 8% to 12% on Attica deeds |
How does Navigating the Athens Short-Term Rental Moratorium in 2026?
How does Navigating the Athens Short-Term Rental Moratorium in 2026 requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
Here is how the investor adapted their business model to maintain compliance and cash flow:
- 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 remain viable with stable returns in the capital core.
Athens STR regulation in 2026 stacks three layers that MORE Group maps on every central purchase: Law 4887/2022 saturation moratorium through 31 December 2026, Law 5100/2024 Golden Visa STR ban on qualifying assets nationwide, and standard AΜΕΑ registration for all tourist rentals elsewhere in Greece. Central Kolonaki two-bedroom long-term rents of €1,400 to €1,900 per month deliver roughly 3.5 to 5 percent gross yield on a €400,000 moratorium-zone purchase, versus seven to ten percent gross that peak Airbnb years delivered before density caps. Licensed pre-moratorium units still command twelve to eighteen percent price premiums, but Golden Visa buyers cannot operate STR on the qualifying deed even when a grandfathered AΜΕΑ number exists. Red flag: modelling Airbnb income on an unlicensed central apartment without checking municipal block-level saturation status.
Buyer scenario: a non-GV investor acquires a Monastiraki unit with an active pre-2026 AΜΕΑ licence at a 15% premium over a €400,000 comparable and targets medium-term corporate stays of 31 to 180 days under lawyer-drafted leases, achieving roughly 5.2% gross yield with lower turnover costs than nightly Airbnb. Checklist before exchange: confirm licence renewal history for 2 years, verify HOA kanonismos does not ban tourist use, and budget ENFIA surcharges on STR-classified properties since 2023. MORE Group treats AΜΕΑ registry confirmation at aade.gr as mandatory on every central Athens purchase where rental income drives the thesis, because unlicensed moratorium-zone units cannot obtain new registrations before 31 December 2026 under Law 4887/2022 density rules in the 1st Municipal District. Red flag: signing a deposit before engineer and AΜΕΑ checks complete on any Koukaki or Plaka listing marketed for holiday income.
Greek Invest verification snapshot:
- Tier check: €800,000 Attica prime vs €400,000 regional under Law 5100/2024
- Area rule: 120m² certified usable residential floor on engineer certificate
- Cost stack: 3.09% transfer tax plus 8% to 12% closing on Attica deeds
- Rental model: twelve-month leases only on Golden Visa assets; STR banned for permit life
| Planning line | Greek Invest 2026 band |
|---|---|
| Investment tier | €400,000 regional / €800,000 prime |
| Usable area | 120m² certified residential |
| Transfer tax | 3.09% FMA on higher value |
| Closing stack | 8% to 12% on Attica deeds |
What should foreign buyers know about athens STR Moratorium Verification Checklist?
What should foreign buyers know about athens STR Moratorium Verification Checklist requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.
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
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.
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.
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.
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.
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 to 2026 has been consistently toward tighter STR regulation rather than relaxation.
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.
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