The government of Greece is introducing strict new land-use regulations in an effort to curb excessive tourism growth and prevent overcrowding in popular destinations across the country.
Many Islands Face Severe Short-Term Rental Restrictions
The new policies will impose tight restrictions on short-term rentals in regions classified as “saturated” or "developed.”
On saturated islands, which include numerous destinations like Mykonos, short-term rentals will be limited to just 30 days annually.
Developed areas like Athens and Thessaloniki will be restricted to 60 days.
Additionally, short-term rentals will be capped at a percentage of hotel beds in each municipal unit.
The exact percentage has not yet been defined.
Upscale Development Incentivized in Established Destinations
The regulations do not prohibit all new construction in saturated areas.
Rather, they aim to encourage upscale development and upgrades to 4- and 5-star hotels and resorts.
There will also be incentives for mixed-use projects with both hotels and residential spaces.
Unused or dilapidated properties may be compelled to renovate or face demolition.
The goal is higher-quality tourism offerings rather than continual expansion.
New Resorts Allowed on Uninhabited Islands
The plan permits new large-scale resorts on uninhabited Greek islands.
However, any new projects will face significant limitations on size and shoreline proximity.
Most opportunities will likely center around smaller islands near the mainland.
Environmental Protections Strengthened
In a move to guard against climate change impacts, the minimum distance from shorelines will increase substantially for new developments.
Hotels will need to be at least 150 meters back, up from 50 meters currently.
The increase for residences is from 30 to 150 meters.
Additionally, special care will be taken to protect areas vulnerable to rising sea levels.
Industrial Redevelopment Prioritized in Major Cities
Athens and Thessaloniki will offer incentives to convert vacant industrial buildings into new tourism accommodations.
The goal is to spread visitors more evenly across Greece’s urban centers.
Cautious Rollout After Past Challenges
Land use plans have faced major hurdles in recent years, with multiple proposals rejected by the courts.
The government has proceeded slowly with the newest regulations to avoid similar outcomes.
However, bold action appears necessary to control overtourism in Greece’s most popular locations.
New Rules Create Uncertainty for EU Travelers
The regulations leave several open questions for visitors from European Union (EU) countries who have enjoyed easy access to Greece through the Schengen Area system.
The Schengen visa, ETIAS requirements starting in 2025, and other immigration policies may need to adapt.
For short city vacations, the caps on short-term rentals in saturated areas could make accommodations difficult and expensive to secure.
Meanwhile, families, remote workers, students, and other long-stay travelers will face uncertainty about their ability to reside in popular destinations under the new restrictions.
As implementation moves ahead, the EU and Greece will need to provide clarification and ensure continuity of existing immigration rights under Schengen and future ETIAS policies.
Complex Implications for EU Immigration Policy
On a broader level, the regulations highlight complex debates across the EU about balancing tourism’s economic benefits with sustainability.
As overtourism afflicts more European cities and islands, policymakers are being forced to recalibrate immigration and travel policies.
In the coming years, initiatives like ETIAS and revisions to Schengen could require tourists and immigrants from both inside and outside the EU to provide more information on length of stay and purpose of travel.
Greece’s approach provides a potential template for how member states may incorporate sustainability into future immigration frameworks.
However, cooperation at the EU level will be critical to ensure coherence across the bloc and maintain fundamentals like freedom of movement.
Immigration policy will need to tread carefully on these issues.
Balancing Tourism Growth and Sustainability
The new regulations underscore the difficult balancing act required to manage tourism in Greece.
The industry brings invaluable revenue and jobs but also threatens to overwhelm delicate island ecosystems.
By redirecting tourist flows and limiting short-term rentals, the government hopes to ease pressure on top destinations without sacrificing economic benefits.
The success of these policies will depend on thoughtful enforcement and cooperation from local authorities and businesses.
If executed prudently, the plan could become a model for sustainable tourism management in other Mediterranean hotspots facing similar overcrowding challenges.
With care, Greece can welcome visitors from across the globe while preserving its villages, islands, and shorelines for future generations.