Greece’s 2026 short-term rental restrictions do not apply to Eretria. The freezes on new Airbnb registrations are narrowly targeted at a handful of saturated districts in central Athens and central Thessaloniki. Everywhere else — the islands, the coast, the suburbs and smaller towns like Eretria — you can still register a new short-term rental and operate it legally, provided you follow the national rules. For a buyer weighing rental income, that geographic distinction is the whole story.

Here is what actually changed for 2026, what applies nationwide, and why a seaside property in Evia sits comfortably outside the restricted zones.

What are the 2026 short-term rental restrictions in Greece?

The headline measure is a freeze on new short-term rental registrations in specific high-density areas. It is a geographic tool, not a national ban. As of 2026:

• New registrations are suspended in several central Athens districts — including areas such as Plaka, Koukaki, Kolonaki, Exarcheia and Pagrati — through 31 December 2026.
• From mid-2026, the same freeze extends to the first municipal community of Thessaloniki, covering its historic and commercial core.
• The freeze applies only to new registrations. Existing licensed properties in those zones keep operating.
• In the restricted zones, the registration is tied to the current owner rather than the property, so it is deleted on a sale, gift or inheritance.

Crucially, the government’s own framing is targeted management, not confrontation. The islands, coastal areas, the Athens Riviera and most suburbs remain fully open to new registrations. Eretria is not on any restricted list.

Is Eretria affected by the Airbnb freeze?

No. The freezes are defined by named municipal districts in Athens and Thessaloniki. Eretria, on the island of Evia, is a coastal town well outside those boundaries. There is no suspension on new AMA registrations in Eretria, and nothing in the 2026 measures signals one.

This is the practical advantage behind MARĒ’s rental positioning: you get the income potential of a Greek seaside short-term rental without the registration risk that now applies in the most saturated urban cores. It is worth confirming the current position with Greek counsel before you buy — rules evolve — but as things stand, Eretria is unaffected.

What is an AMA and do I need one?

Yes. The AMA (Αριθμός Μητρώου Ακινήτου) is the property registry number issued by Greece’s tax authority, AADE, for every short-term rental in the country. It applies nationwide, including Eretria. Any letting of under 60 days is treated as short-term and requires an AMA.

You apply through the AADE platform using your Greek tax number (AFM), the property deed, the building permit and proof that the property meets the current safety standards. The AMA number must then be displayed on every listing across Airbnb, Booking.com and other platforms; listings without a valid number are removed.

What safety standards apply under Law 5170/2025?

Since 1 October 2025, Law 5170/2025 has set mandatory safety and quality standards for every short-term rental in Greece. In practice a compliant property needs, among other things:

• Fire-safety equipment and smoke detectors
• An electrical safety certificate
• Civil liability insurance
• Pest-control documentation

Non-compliance carries fines starting at €5,000 and escalating for repeat breaches. These are national requirements, so they apply to a MARĒ residence exactly as they would anywhere else — and they are straightforward for a professionally managed property to meet. A new-build delivered to modern standards starts from a strong position here.

How is short-term rental income taxed in Greece?

Short-term rental income earned by an individual is taxed under Greece’s progressive property-income brackets. For 2026 these are broadly:

• 15% up to €12,000
• 25% from €12,001 to €24,000
• 35% from €24,001 to €35,000
• 45% above €35,000

Booking platforms now report earnings directly to AADE, and the authority cross-checks declared income against that data, so accurate reporting is essential. There is also an annual property tax (ENFIA) and, for short-term stays, a per-night climate-resilience fee that varies by season and property type. A good manager and a Greek accountant handle all of this as a matter of course; the figures should be built into any yield projection.

Does EU regulation change anything?

From 20 May 2026, EU Regulation 2024/1028 introduced mandatory registration numbers for short-term rentals across the EU, with platforms legally required to verify listings and remove non-compliant ones. For a Greek property this dovetails with the existing AMA system rather than adding a separate burden — if you are correctly registered and displaying your AMA, you are already aligned with the EU rule.

The bottom line for a MARĒ buyer

The 2026 tightening is real, but it is aimed squarely at over-concentrated urban centres. For a seaside residence in Eretria the path is clear: register for an AMA, meet the Law 5170/2025 standards, display your number, and declare income correctly. None of the geographic freezes apply. That is precisely why MARĒ’s managed-rental proposition holds up where an equivalent story in central Athens now comes with an asterisk.

Frequently asked questions

This guide is general information, not legal or tax advice, and summarises Greek short-term rental rules as understood in 2026. The geographic scope of restrictions, tax rates and registration procedures can change with new legislation. Confirm the current rules with a qualified Greek lawyer and accountant before investing.