Greece’s New Tourism Regulations Could Reshape Santorini, Mykonos, and the Cyclades Islands: What Every Traveler Needs to Know About Capacity Limits and Airbnb Rules

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The Greek government’s long-delayed tourism spatial planning framework, known as the Special Spatial Planning Framework for Tourism (ESHP), is now nearing the final stages of approval. The updated framework, designed to reshape the tourism sector across Greece, has sparked significant debates, particularly concerning the regulation of short-term rentals like Airbnb and the overall tourist capacity in some of the country’s most visited regions. Despite facing legal hurdles, the government is pushing forward with the necessary adjustments to alleviate the pressures of overtourism, particularly in the Cyclades.

A Landmark Shift: The ESHP’s Key Goals

The ESHP aims to address longstanding concerns about the impact of mass tourism on both local communities and the environment. After nearly ten years of delays, the Greek authorities are on the brink of finalizing the framework. However, critical aspects of the plan remain under legal scrutiny, leaving the final approval on hold. A major focus of the new regulations is limiting the number of tourist accommodations and regulating short-term rentals in already oversaturated areas.

One of the most contentious issues concerns the Cyclades, a popular island chain known for its picturesque landscapes and bustling tourism sector. Proposals under consideration suggest a reduction of tourist accommodations by 20% to 30% compared to previous drafts. This move comes as part of a broader effort to combat overtourism, which has strained infrastructure, housing, and local communities. These revisions are currently under legal review to ensure they withstand potential challenges in court.

The Airbnb Dilemma: Navigating the Short-Term Rental Industry

Short-term rentals have rapidly become a defining feature of the Greek tourism experience. Cities like Athens, Mykonos, and Santorini, among others, have seen significant growth in properties available on platforms like Airbnb. While these rentals have offered economic opportunities, they have also exacerbated housing shortages and driven up rental prices for locals.

The Greek government is focusing on the creation of “red zones”—areas with an oversaturation of tourism. In these regions, there is a growing consensus that new residential properties should not be allowed to convert into short-term rentals. These zones include some of Greece’s most iconic destinations, including Santorini, Mykonos, and parts of Crete, as well as several areas on Rhodes, Zakynthos, and Skiathos. The goal is to strike a balance between preserving the local housing market and providing space for the tourism sector to thrive.

The Cyclades: A Test Case for Sustainable Tourism

As one of the country’s most beloved tourist regions, the Cyclades face particularly intense scrutiny under the ESHP. Islands such as Santorini, Mykonos, and Milos have long been magnets for international tourists, but their appeal has led to an overwhelming number of visitors, especially during peak seasons. The ESHP proposes reducing the number of tourist accommodations available on these islands by up to 30% in some areas to mitigate the impact of overcrowding.

Beyond limiting accommodations, the framework also addresses environmental concerns. For instance, the government has committed to ensuring that development in Natura-protected areas, which are vital to Europe’s biodiversity, remains in line with environmental guidelines. These revisions, which were finalized at the end of 2025, are crucial in keeping Greece’s natural beauty intact while managing the high demand for tourist destinations.

The Challenge of Balancing Growth and Preservation

A significant challenge facing the Greek government is balancing the economic importance of tourism with the preservation of local communities and environments. Tourism represents a vital component of Greece’s economy, generating billions of euros annually. Yet, the pressure of overtourism has led to overcrowding, environmental degradation, and rising costs for local residents.

One potential solution under consideration is implementing stricter controls on tourist capacity, particularly in the most visited regions. By regulating the total number of accommodations and placing limits on short-term rentals, Greece aims to reduce the negative effects of overcrowding while still fostering sustainable tourism growth.

Red Zones and the Fight Against Overtourism

A central aspect of the ESHP is the creation of “red zones,” which are areas already burdened by high tourist numbers. These zones include well-known destinations like Santorini, Mykonos, and Rhodes, where the government is pushing for stricter regulations. A key measure under consideration is prohibiting the conversion of new residential properties into short-term rentals in these areas. This move is designed to protect local housing markets and prevent further displacement of residents by tourists.

At the same time, the government is also considering how to regulate the number of tourist beds in these areas. For example, in the Cyclades, there are proposals to reduce the number of beds available by up to 30% compared to earlier drafts. This measure aims to ensure that the islands can handle the pressures of tourism more sustainably without compromising the quality of life for locals.

A Glimpse Into the Future: Sustainability as the Key to Tourism Success

As the Greek government moves closer to finalizing the ESHP, it is clear that sustainability will be at the core of future tourism policies. The government is focusing on controlling the capacity of some of Greece’s most popular destinations to prevent environmental damage and reduce the strain on local infrastructure. The goal is to create a more balanced and sustainable tourism model that benefits both visitors and residents.

For travelers, this shift could lead to new opportunities to explore lesser-known areas of Greece, as the government encourages tourism in regions that are not yet overrun by large numbers of visitors. This may mean a more enjoyable and authentic experience for those who seek to discover Greece beyond its most famous hotspots.

Travelers visiting popular destinations like Santorini and Mykonos in the coming years may find stricter booking controls or higher accommodation costs due to these new policies. However, these measures are intended to ensure that the Greek islands remain desirable places to visit for generations to come, with a focus on quality over quantity in tourism experiences.

Tips for Travelers Visiting Greece in the New Era

1. Plan Ahead for Popular Destinations: As tourist numbers are being regulated, make sure to book accommodations early to secure your spot, especially during peak seasons.
2. Explore Lesser-Known Islands: Consider visiting smaller islands like Syros, Tinos, or Naxos, which may benefit from the new policies and offer a more tranquil experience.
3. Respect Local Communities: With the new focus on sustainability, travelers are encouraged to be mindful of local housing and environmental conditions. Support businesses that prioritize sustainable practices.
4. Stay Informed About New Regulations: Watch for any changes in tourist rules or restrictions in the places you plan to visit to ensure compliance with the latest regulations.