Greece adopts new tourism spatial framework with five-zone classification and Airbnb rules

New national framework

Greece's environment and tourism ministries published a Joint Ministerial Decision on 7 August 2026 establishing the new Special Spatial Framework for Tourism, filling a regulatory gap that had persisted since 2012. The framework, signed by Environment and Energy Minister Stavros Papastavrou and Tourism Minister Olga Kefalogianni, with Deputy Environment Minister Marilena Soukouli co-signing, sets national rules for where and how tourism can develop across the country. It classifies all of Greece into five zones based on tourism intensity, measured by tourist beds relative to area and permanent population at the municipal-unit level, and assigns islands to three separate groups (I to III).

Papastavrou described the framework as a choice of "responsibility for the future of the country", aiming to impose rules where ambiguity existed and replace piecemeal decisions with long-term planning. Kefalogianni emphasised "qualitative development of tourism, with measure and balance", protecting destinations under pressure while creating opportunities for less developed tourism areas.

Five zones and investment rules

The five categories range from Controlled Development Areas (A), covering the most tourism-saturated destinations, to Special Development Enhancement Areas (E). The classification directly determines the conditions for new hotel investments. In Controlled Development Areas, the minimum land plot for a new hotel outside the urban plan rises to 16 stremmata, and only three-to-five-star accommodations are permitted. In Developed Areas (B), the minimum plot is set at 12 stremmata, again restricted to three-to-five-star establishments, with a cap of 350 beds for islands in this category. In Natura 2000 areas, new tourism infrastructure is allowed only after management plans are defined.

Short-term rentals and coastal protection

Short-term rentals of the Airbnb type are now integrated into the national spatial plan for the first time. Depending on tourism pressure in each area, authorities may impose limits on operating duration within the year, geographic zones of prohibition or restriction, and curbs on creating new supply, including for newly built residences in high-pressure areas. The framework also introduces strict protection rules for the coastal zone, aimed at preserving natural landscapes and the coastal environment.

Industry reactions

The Association of Greek Tourism Enterprises (SETE) called the framework a necessary step that opens the road for the next phase of spatial planning, noting that a framework with some shortcomings is better than no framework at all. Several SETE proposals were incorporated into the final text, though the association said some of its positions were not adopted.

The Pan-Hellenic Hotel Federation (POX) struck a more critical tone. Its president, Yiannis Hatzis, said that despite consultation and industry input, the core of the restrictions remained largely unchanged.

In the final version of the Special Spatial Framework for Tourism, despite the consultation and the interventions of the bodies, the core of the restrictions remains to a large extent unchanged. Sustainable development must be founded on documented planning, legal certainty and trust in the potential of each destination.

The final text followed a consultation period triggered by strong reactions to a draft revealed by Kathimerini in early May 2026. After opinions from the National Spatial Council and KESYCHOTA, key improvements were incorporated without altering the fundamental architecture of the plan, according to government sources.