Home » Greece » Greece Travel News » Now Greece Joins Spain, Italy, Germany, United States And More In Introducing New Rules To Control Overcrowing
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September 5, 2025
The Greek capital of Athens, one of Europe’s most beloved holiday destinations, is grappling with the growing pressures of overtourism, particularly from the surge in short-term holiday rentals. With millions flocking to the city each year, local authorities are now implementing a range of stricter regulations to address both housing affordability issues and the impact of excessive tourism on the city’s infrastructure.
Across Europe and beyond, cities like Barcelona, Florence, Berlin, Vienna, and New York have introduced measures to curb short-term rentals and mitigate the social and environmental costs of tourism. Countries like Spain, Italy, Germany, and Canada are leading the charge with new laws designed to preserve the integrity of their most cherished cities and communities.
In Australia, protests have emerged in response to the unchecked growth of platforms like Airbnb. These actions reflect a growing global movement to balance tourism with the needs of local residents. Amid these international efforts, Greece’s response—particularly in Athens—is garnering significant attention as the city grapples with a housing crisis fueled by surging visitor numbers and short-term rental platforms.
In response to these challenges, Athens’ Mayor Haris Doukas has indicated that tighter restrictions, potentially including a ban on new short-term rental licenses, could be on the horizon. This comes as the city braces for a massive influx of tourists, with estimates suggesting that Athens will host more than 10 million international visitors in 2025. The measures aim to reduce the pressure on local housing markets and ensure a sustainable tourism model that can balance the needs of residents and visitors.
A Rising Tide of Overtourism
Tourism has long been a vital part of Athens’ economy. However, with the city rapidly becoming a top destination, its charm has also come with unintended consequences. According to the mayor, Athens saw more than 4.5 million UK tourists in 2024 alone, and the number of visitors continues to climb year after year. This surge in tourism has led to a dramatic increase in the demand for short-term rentals, such as those listed on platforms like Airbnb. These rentals, while providing affordable accommodation options for visitors, have contributed to the rising cost of housing for locals.
The proliferation of short-term rentals has further strained the city’s housing market, with many permanent residents being pushed out due to skyrocketing rental prices. This has sparked a debate within the city’s leadership, as officials weigh the potential for implementing new policies to mitigate these issues before they worsen. Mayor Doukas expressed his concerns, emphasizing the importance of sustainability in tourism, stating that while Athens remains one of the most popular destinations globally, local authorities must take urgent action to protect the city’s housing stock and the quality of life for its residents.
Global Efforts to Combat OvertourismSpain: Cities like Barcelona and Málaga have introduced stringent regulations on short-term rentals. Barcelona plans to ban all short-term rentals by 2029, while Málaga has imposed a three-year freeze on new holiday rental registrations in 43 districts.Germany: Berlin requires permits for short-term rentals, with unauthorized listings facing fines up to €500,000, aiming to protect housing for locals.Austria: Vienna has capped short-term rentals at 90 days per year citywide, expanding previous limits that applied only to residential areas.United States: New York City has implemented Local Law 18, effectively banning most short-term rentals.Canada: Montreal has introduced strict regulations, including hefty fines for illegal listings, following a significant fire in Old Montreal linked to unregulated short-term rentals.Finland: Rovaniemi, known as the “official hometown of Santa Claus,” has seen significant overtourism, leading to local protests due to the strain on housing and rapid, uncontrolled growth of tourism.Australia: In Australia, Airbnb listings have surpassed 300,000, leading to public protests and calls for further regulation, including banning corporations from converting homes into rentals.Short-Term Rental Restrictions: A Step Toward Housing Affordability
In response to these challenges, the city has taken several critical steps to introduce short-term rental regulations. Beginning in October 2025, stricter health and safety rules will be enforced for all short-term rental properties in Athens. These new regulations will require all rental accommodations to meet specific criteria, including proper ventilation, natural lighting, and air conditioning, along with safety measures such as smoke detectors, fire extinguishers, and emergency exit signage. Properties failing to comply with these standards will face heavy fines of up to €5,000 (£4,334).
These regulations are designed to address concerns about the quality of accommodation available to tourists, while also ensuring that short-term rentals do not exacerbate the housing crisis. By enforcing these standards, the city hopes to ensure that tourism is both enjoyable and responsible, without compromising the well-being of residents who have been priced out of their neighborhoods.
The Role of the Sustainable Tourism Observatory
To better manage the impact of tourism, Athens has created the Sustainable Tourism Observatory. This initiative is tasked with monitoring tourism flows, particularly in areas that have seen significant increases in short-term rentals. The Observatory tracks various indicators, including the number of rental units per resident and the density of short-term rentals within specific neighborhoods. If a neighborhood becomes overcrowded — referred to as “turning red” — the Observatory alerts city officials, who can then take action in collaboration with short-term rental platforms like Airbnb to adjust rental availability or implement temporary restrictions.
This system is a key part of Athens’ strategy to maintain a balance between welcoming tourists and preserving the city’s residential character. Mayor Doukas highlighted the importance of proactive management and noted that the city is constantly in communication with platforms like Airbnb to ensure that tourism does not overwhelm the local infrastructure. He hinted that depending on the data collected, Athens may need to impose even stricter controls in certain areas.
A Ban on New Short-Term Rentals
One of the most significant measures proposed by city officials is the potential introduction of a ban on new short-term rental licenses. Mayor Doukas has stated that the government is expecting critical data later this month, which will help determine whether additional restrictions are necessary to safeguard the city’s housing market. While the mayor has expressed concerns about the impact of excessive tourism, he has also emphasized the importance of preparing for future challenges without resorting to extreme measures like imposing entry taxes on tourists, as seen in cities such as Venice and Barcelona.
The city is also considering other measures to limit the growth of short-term rentals, such as zoning regulations that could restrict the number of rental properties in certain areas. These measures aim to prevent the city from becoming a tourist-driven economy at the expense of its residents, who are increasingly finding it difficult to secure affordable housing.
Striking a Balance: Ensuring Sustainable Tourism
For Athens, the challenge lies in balancing the economic benefits of tourism with the need to maintain a livable environment for locals. Overtourism has already led to protests in several European cities, and experts warn that the situation could worsen if action is not taken. The case of Barcelona, which recently ordered Airbnb to remove thousands of listings, serves as a cautionary tale for Athens, which is keen to avoid similar social unrest.
Kaitlyn Brajcich, a travel expert at Sustainable Travel International, pointed out that many locals in tourist-heavy destinations feel alienated from the economic benefits of tourism. While visitors pour money into the economy, many residents are forced to live in increasingly unaffordable conditions, creating a sense of social tension. As Athens continues to grow as a tourist destination, the city must find ways to ensure that tourism benefits both visitors and the local community, rather than creating disparities.
Tips for Tourists
For those planning to visit Athens in the coming years, it’s important to stay informed about the city’s evolving regulations and policies. Here are some tips to consider:
Book Early: As short-term rental availability may decrease due to the new regulations, it’s advisable to secure your accommodation as early as possible.Consider Alternative Locations: Explore neighborhoods that may offer more availability, as central areas could face restrictions on rental properties.Stay Informed: Keep up to date with any new regulations on Athens’ official tourism websites to ensure your trip goes smoothly.Support Local: Consider staying in locally-owned hotels or apartments, which contribute to the city’s long-term sustainability and provide more direct benefits to local communities.Looking Ahead
Athens’ proactive approach to regulating tourism reflects a broader trend of cities across Europe seeking to address the challenges of overtourism. By balancing growth with sustainability, Athens hopes to preserve its cultural heritage, protect its residents, and provide an enriching experience for visitors. These measures, while still evolving, represent a crucial step in shaping a sustainable future for Athens’ tourism industry.
As the city prepares for another busy tourist season, it will remain vigilant in monitoring the impacts of tourism and taking necessary steps to ensure that Athens remains a vibrant, welcoming city for both residents and travelers alike.
Key Points:
Regulations: New health and safety measures for short-term rentals to be enforced from October 1, 2025, with fines for non-compliance.Short-Term Rental Ban: Potential ban on new rental licenses in central Athens to address housing shortage.Sustainable Tourism: Athens’ efforts to balance tourism growth with the needs of its residents.Data Monitoring: The Sustainable Tourism Observatory tracks overcrowding and short-term rental data for better management.
Athens is actively working to ensure that its tourism model is sustainable, making it essential for travelers to stay informed about local regulations and help support the city’s long-term viability.
