The short-term rental market is entering a phase of professional maturation. After a decade of intense and often unregulated growth, 2025 marks a turning point, as the new regulatory framework changes the rules for property owners and managers. Niki Vompiraki, economist and Real Estate Consultant specializing in property market and tax policy issues, explains to Tornos News that Greece is not rejecting the model, but transforming it from an occasional activity into an organized business operation with higher tax and other requirements and emphasizes that the key challenge for owners is adapting to a more demanding environment with clear rules.
International Restrictions and the New Reality
International trends indicate that the Greek reality is not an exception. Cities such as Barcelona, New York, London, Paris, and Amsterdam have limited rental days, tightened licensing requirements, and in the case of the Spanish city, will even fully suspend new licenses until 2028, alongside growing pressure to protect available housing in high-demand areas. The direction is clear: the goal is to reduce pressure on urban centers and restore balance in the housing market. Ms. Vompiraki notes that the critical question is now the sustainability of investments, not the survival of the model, explaining that the question today is crucial: does short-term rental maintain its viability as an investment product? The answer is yes, but only for those who fully adopt a professional and competitive management model.
The New Framework in Greece in 2025
In Greece, the first major change concerns the suspension of new registry numbers (AMA) in the 1st Municipal District. From 2025, the issuance of registry numbers will be frozen in areas of high tourist demand concentration, such as Plaka, Monastiraki, the Commercial Triangle, Koukaki, and parts of Pangrati, aiming to limit the unregulated multiplication of listings and protect the housing stock. This measure enhances the value of legal accommodations and restricts uncontrolled listings.
At the same time, the Resilience Fee increases, with 8 per night for properties up to 80 square meters and 15 for larger units, which in budget accommodations can absorb a significant portion of revenue, reducing profit margins. The regulatory environment becomes even stricter from October 1, 2025, when professional compliance becomes mandatory.
Mandatory Compliance and Professional Operation
According to Law 5170/2025, every property must have certified fire safety, smoke detectors, electrical inspection, mandatory liability insurance, and documentation of primary use, creating clear quality standards for guests. Law 5073/2023 stipulates that owners with three or more properties are considered professionals and are subject to a 13% VAT regime, bookkeeping, POS, IRIS, and monthly periodic declarations, meaning management moves definitively away from a private approach and becomes a fully professional operation.
Where the Investment Potential Remains
With all these changes, investment value does not disappear but is restructured. The market shows continued potential in premium properties with high average daily rates, in island and coastal destinations with stable demand, and in areas of Attica outside saturation zones where demand remains strong and restrictions are less strict. Properties with active AMA in central areas increase their value, as the freeze on new licenses reduces competition and creates growth opportunities for legal and quality businesses.
When Long-Term Rental Becomes the Default Option
For some owners, long-term rental becomes preferable. Ms. Vompiraki notes that the combination of increased fees, high compliance costs, and unstable income leads to a strategic shift, reinforced by a three-year income tax exemption for properties converted to long-term rentals, offering a safer and more predictable solution during a transitional period.
The Market Matures and Rewards Legality
Niki Vompiraki concludes to Tornos News that 2025 does not close the short-term rental cycle. It upgrades it. Professionals who operate with quality, control, and legal compliance will continue to hold a strong position in a maturing market. The new reality requires organization and strategy but also creates opportunities for those who can follow the new model, with the discussion shifting from quantity to quality and from occasional exploitation to investment management with long-term prospects.
