How to Stay Ahead of New Airbnb Regulations and Standards (And Not Get Shut Down)

Airbnb has changed. And Greece has changed and keeps changing.

The days of shady accommodations that only take cash, no regulations and “wild west” attitudes are being pushed out in favor of laws that protect tourists, investors, health and wellness.

Read on below…

Airbnb Is Raising the Bar in Greece – Here’s How to Stay Ahead

If you own, manage, or are buying a home in Greece to rent on Airbnb, you’re no longer just “listing a property.” You’re running a small hospitality business under stricter rules:

• Airbnb is watching your quality and reviews

• The Greek state is watching your safety, registration, and taxes (A few bad eggs always ruin the fun, don’t they?)

That sounds heavy, but it doesn’t have to be scary. Let’s walk through what’s happening in simple terms—and what you can do to turn this into an advantage for your property.

1. Airbnb is no longer “anything goes”

For years, guests put up with wobbly furniture, bad photos, and “it looks bigger in the listing.” Those days are over.

Behind the scenes, Airbnb now constantly checks:

• Your star rating

• What guests say about cleanliness, accuracy, noise, and comfort

• How often you cancel or reply late

• Whether your listing photos match reality

If the system sees repeated problems, your listing:

• Drops lower in search

• Can be marked as “underperforming”

• Can be temporarily suspended

• In serious or repeated cases, can be removed entirely

What star ratings really mean now

On the surface, guests give 1–5 stars. In reality:

• 4.9–5.0 = strong, trusted, competitive

• 4.7–4.8 = “okay, but needs attention”

• 4.6 and below = risk territory

Think of it like this:

5★ means “this is what guests expect.”
4★ means “something was wrong.”

That shift is crucial. “Good enough” is now a slow way for a listing to disappear.

2. Greece has its own checklist – and it’s getting more strict

Alongside Airbnb’s quality system, Greece has tightened the rules for short-term rentals.

To keep it simple, there are three main buckets:

A. Legal basics

To operate a short-term rental in Greece, you must:

• Register your property in the official Short-Term Rental Registry

• Show your registration number on your Airbnb listing

• Declare every stay to the tax authority

• Pay the correct taxes and levies

If you ignore this part, you’re exposed to fines—no matter how beautiful your interior is.

B. Safety and minimum standards

Recent changes in the law are moving STRs closer to small hotels in terms of basic standards. Expectations now include:

• Proper ventilation and natural light

• Reliable heating and air conditioning

• Electrical safety checked and certified

• Fire safety equipment (extinguishers, clear exits, basic first aid)

• Liability insurance and basic hygiene/pest control

These are not “nice extras” like they used to be. They are fast becoming standard requirements, which really are essential and a bare minimum you should offer guests if you are serious about hospitality. (If you are not serious about guest comforts and hospitality, kindly, leave the business to those who are.)

C. Sensitive zones and city pressure

In some parts of Athens and other high-pressure areas, the government is:

• Limiting or freezing new STR registrations

• Checking more actively for illegal conversions (like dark basements turned into “suites”)

• Handing out substantial fines for non-compliance

So “subpar” in Greece is no longer just old 80’s or 90’s tiles and dated sofas. Subpar now means unsafe, unregistered, or non-compliant.

3. What actually happens to a “low standard” property

When a property doesn’t keep up, three things usually follow. Here is what happens:

On Airbnb

• Reviews mention dirt, noise, bad beds, misleading photos

• Your rating slips below your area’s average

• You fall down in search results

• You may get flagged in Airbnb’s quality system

• In repeated or serious cases, your listing can be suspended or removed

With the authorities

• Missing registry numbers or undeclared stays → fines

• Unsafe, illegal, or non-compliant layouts → larger fines or shutdown

• Problem areas (e.g. restricted city zones) will face stricter checks

For your investment

• Guests avoid you once they read the reviews

• You’re forced to lower your nightly rate to attract bookings, which leads to terrible quality guests

• Your occupancy drops

• The property gains a “bad reputation” that is hard to wash away

This is why “I’ll fix it later” is now very expensive thinking.

4. What “high standard” really means in practice

Let’s flip this around.

What does Airbnb—and Greece—want from a “good” rental now?

1. Legal + safety baseline

Your property is:

• Registered, declared, and properly taxed

• Equipped with basic safety: fire extinguisher, clear exits, safe electrics

• Covered with the right insurance

• Not a dark storage room pretending to be a suite

This protects you from nasty surprises down the line.

2. Reliable comfort

This is what guests now assume by default:

• Clean. Every stay. Every time.

• Things work: Wi-Fi, hot water, A/C, appliances

• Beds are comfortable, not an afterthought, sheets are quality

• Photos are honest: no fake window views, no AI fantasy

• Clear check-in, clear house rules, clear communication

Miss these and your rating + reviews will tell the story.

3. Thoughtful, cohesive design

This is where you rise above “just another Airbnb”:

• The design is cohesive, not random: furniture, art, lighting and textiles all feel intentional

• The layout makes sense—good storage, easy circulation, no awkward dead corners

• Lighting is layered and flattering: ceiling, wall, and table lighting, not one bright bulb

• The style fits Greece, but in a modern, elevated way—not cliché blue-and-white and cheap prints

• There’s a quiet sense of story: guests feel they’re in a well-designed space, not a leftover rental

That’s what earns you 4.9–5.0 ratings and the kind of photos guests bookmark and share.

5. The upside: design as your risk shield and growth engine

Here’s the good news:

For expats, foreign investors, and Greek diaspora buying or renovating in Greece, this shift is actually an opportunity.

If you design and set up your property properly from day one, these new rules can actually work for you, not against you.

A well-designed, compliant property in Greece can:

• Sit in the top tier of Airbnb results in its area

• Achieve higher nightly rates

• Keep a 4.9–5.0 rating consistently

• Attract better guests who respect the space

• Grow in value as a long-term asset, not just a short-term listing

Design isn’t just about beautiful photos anymore.

Design is part of your defense system (against fines and poor reviews) and your growth strategy (for revenue and resale value).

In this new landscape, the most expensive position you can hold is “average.”

Average listings will:

• Be subject to the same tax rates as properties that rank higher

• Face the same regulations

• Spend more on constant fixes and guest compensation

• Earn less per night, and struggle to maintain occupancy

• Sit in the bottom half of Airbnb’s search results, or disappear entirely

High-standard, story-led, compliant design is not a luxury anymore.
It’s how you protect your investment, grow your revenue, and stay on the right side of both the algorithm and the law.

That’s where a studio like mine operates:

At the intersection of design, hospitality, and compliance.

Not just “making it pretty,” but making it perform.

How Studio de la Serna can help

This is exactly the world I design for.

I specialize in turnkey, story-driven interiors for rentals, small hotels and homes in Greece, specifically for:

• Expats and Greek diaspora buying in Athens, the Riviera, and the Peloponnese

• Foreign investors turning properties into Airbnb / STR assets

• Owners who live abroad and need a partner they can trust on the ground

Why the above clients, you may ask? Because I was an expat that moved to Greece and invested in properties, too.

I experienced and witnessed everything you “hear” about - plumbers trying to rip me off, shipments getting lost, companies refusing to return bad products, construction workers trying to get away with shoddy work, trying to pass it as “standard” , oh, and the bureaucracy… I tried and tested the market and after 2.5 years, figured it out.

Over the last 5 years I built a team I trust, and have partners that deliver on their promises and on time.

Greece is a magnificent country. It’s beauty is surreal at times and she has SO much to offer. I love Ellada and know her potential, and I want to help people just like me get their Grecian Dream without the stress and learning curve.

So, here’s how I can help you meet—and exceed—these new standards:

Airbnb-Ready Design Audit

A focused, professional review of your existing rental:

• Walkthrough (virtual or in person)

• Clear list of risk areas: safety, layout, comfort, aesthetics

• Practical, prioritized recommendations: what to fix now, what to improve next

• Styled mood direction to upgrade your look without waste

Perfect if you already have a rental and want to protect your ratings and income.

Renovation + Full Interior Design for STRs

For outdated or newly purchased properties that need more than a “refresh”:

• Space planning and layout for light, flow, and storage

• Design of kitchens, bathrooms and wardrobes to meet modern expectations

• Selection of durable, guest-proof materials and finishes

• Complete furnishing, decor and art direction in a cohesive, elevated style

• Ready-to-photograph spaces calibrated for Airbnb and booking platforms

You get a space that meets legal standards and feels like a boutique hotel—not a rushed rental.

Turnkey Setup for Absentee Owners

For clients abroad:

• We handle purchasing, deliveries, installations, interior styling and final checks

• We prepare the property for professional photography

• You receive a digital asset library: floor plan, styling notes, and a guest-ready design guide

So you can launch (or relaunch) confidently, even if you’re not in Greece.

Future-proof your Airbnb in Greece

If you’re:

• Worried your rental won’t meet the new expectations

• About to buy a property in Greece and want to set it up properly from the start

• Already hosting, but your ratings or bookings are slipping

…this is the right moment to step in and redesign strategically, not reactively.

Here’s what you can do next:

1. Book a 60-minute Airbnb Design Strategy Call

   • We’ll talk through your property, your numbers, and your goals.

   • You’ll leave with 2–3 concrete steps to protect and grow your rental.

2. Request an Airbnb-Ready Design Audit

   • Ideal if you already have a listing and want a clear, professional action plan.

3. Start a Full Turnkey Design Project

   • For investors and expats who want their Greek property to be guest-ready, compliant, and truly memorable from day one.

The Power of Sensory Design: Five Moves Luxury Villas Use to Win Bookings

What guests really pay for

Your guests book the photo, but they return for the feeling. When you align all five senses and your property stops competing on price and starts leading on value.

The five sensory levers (with do-now actions)

• Sight: Use biophilic design by adding plants to your interiors. Choose color palettes that get enhanced natural light. We’ve said it before and we will keep on saying it—stay away from “safe” and “bleh” beige. It can be dingy, dull, and shows dirt very easily.

  Implement at least one statement art piece per guest zone—these include your living room, dining room, and bedrooms.

  Hide visual clutter like cords and cables. Nobody wants to see what I call a snake nest in their guest suite. (They can also be an unnecessary danger.)
  

• Scent: Light, natural signature scents from your location.

  In the country, use citrus or rosemary. Seaside? Try sea lavender which grows in the sea sides naturally in Greece. In the mountains? Use cedar and pine. Get discreet diffusers; never overpower.

• Sound: Add rugs and curtains to soften echo; preload morning, day, evening playlists; place speakers strategically, install surround sound, get portable bluetooth or WiFi speakers.
  

• Touch: Upgrade bed layers and towels; add tactile throws; make sure to change out the bedspreads for the season—light pique “waffle” blankets in spring and summer, heavier duvet inserts for the winter.

• Taste: Add a welcome ritual—estate extra virgin olive oil (EVOO), local wine, known coffee brands. Taste is often the closing note guests post about.

Why it works

• Stronger photos → more clicks
  

• Better stays → more 5-star reviews
  

• Memory cues → repeat bookings + pricing power

Starter checklist (save this)

Pick 3 colors • Add one diffuser per social space • One statement work of art per zone • One rug per seating area • One tactile throw per bed/sofa

So, how do I know this all works? I’ve implemented this formula into over 20 short term rentals that now have waiting lists for high season because their staff kept implementing Sensory Design.

Want to level up your holiday villa, guest suites, or short term rental apartment? Read my FREE Guide to Sensory Design.

Ready to take action and want my help transforming, renovating, or getting a ready-from-day-one turnkey property?

Request a meeting with me directly for a design audit and we can identify opportunities for you and your investment property.

How Interior Design Lifts Occupancy & Nightly Rates

Why it matters

Guests don’t book furniture; they book a feeling. When your space photographs beautifully and delivers comfort in real life, you convert views into bookings and justify premium rates.

The three forces that move the numbers

• Sight (first impression): Palette + lighting + a clear focal point create scroll-stopping listing photos.

• Comfort (drives reviews): Layered lighting, acoustics, quality mattresses, and tactile textiles reduce “nice but cold” feedback.

• Memory (loyalty): Signature details—art, scent, and welcome rituals—turn a stay into a story guests share on social media and relay to friends and family.

  Quick wins you can deploy right away

• Use color that books: Choose a 3-tone palette that flatters your environment, think Athens Riviera daylight and dusk, bold yet classic neoclassical influences from Plaka, or Art Deco chic found in Kypseli. Don’t be afraid of interiors that stand out—don’t let any one convince you that “safe” sells. Beige is “bleh” and when used in interior design, it is boring. If you want more bookings, implement colors from nature or pops of color that pack a bunch.

• A lighting plan: Overhead + wall + table; add dimmers; warm Kelvin temps (2700–3000K). Have art? Add lighting to it. Invest in kitchen worktop lighting under your cabinets. Add table lamps that are also chargers.
  

• Texture stack: Linen, boucle, stone, wood finishes—it all reads premium in photos, it’s irresistible in person. Extra tip, invest in soft throws even in summer. They are a cozy and affordable luxury that guests love.
  

• Hero image: One “money shot” per room (bed + sconces; sofa + art; terrace + horizon). When you was the last time you did a photoshoot? If your images are not current, it may be a good time to think about getting essential, new shots, done with a professional photographer. PRO HOSTING TIP: Did you know that Airbnb offers professional photography services? Check it out by clicking here. 

  Studio de la Serna also offers interior design clients professional photography services. Our photographer specializes in hotel, yachting and real estate photos.
  

• Listing refresh: Rewrite the first paragraph of your listing to sell the experience, not square meters. Reorder images by lifestyle moments (morning coffee spot, sunset lounge). Do this at least every 3 months to refresh your algorithm.

Micro-case study (typical outcome)

I can hear you asking “Isn’t design just an unnecessary expense?”

It feels that way until you look at the numbers. In Greece, short-term rentals (STRs) generated €3.25 billion in 2024, representing 5.4% of GDP, and the best-performing properties aren’t the cheapest furnished—they’re the most memorable. According to AirDNA, STRs with design-forward interiors average 30–40% higher nightly rates than generic listings in the same neighborhood.

What if I told you that most of our clients make back the investment in the first month of renting their Airbnb and Booking property?

An Airbnb rental / property investor in Kalamata tried DIY for her STR, spending €10K on furniture and essentials. She filled her calendar—but at low nightly rates, with reviews that read “functional but basic.” We redesigned the same property turnkey—we brought in local art, upgraded mattresses, gave it a contemporary vibe, layered lighting, redesigned the layout and created an outdoor lounge area, the average nightly rate jumped from €110 to €260 in season, occupancy rose beyond season, and the Airbnb and Booking new rental rates quickly paid back the interior design investment.

What did we change? Layout and flow, lighting plans, lighting colors, added functional storage, mattress and linen quality, upgraded amenities and we swapped out generic decor for items that told the story of the region and connected guests with the place.

There are so many subpar properties out there that it’s easy to stand out and extend season with the right design. With tighter STR regulations, more inspections, more tourism, and more educated travelers out there, don’t risk your investment and end up at the bottom of the search list, or worse, get passed over.

Upgrade your interiors, be bold, and market to premium guests.

PS: Want to level up your holiday villa, guest suites, or short term rental apartment? Read my FREE Guide to Sensory Design.

Ready to take action and want my help transforming, renovating, or getting a ready-from-day-one turnkey property?

Request a meeting with me directly for a design audit and we can identify opportunities for you and your investment property.

Renovating in Greece: Add Value Without Losing Your Mind

Renovate and Redesign with Confidence

Before (above) and after of a kitchen redesign in the Peloponnese.

This heritage family villa sleeps 12 people. With a tight budget of €80,000, the job was to redesign, repair, repaint, refresh, and furnish all 400+ sq m of living space, including 6 bedrooms, 3 bathrooms, and 4 verandas.

To keep in budget, we recycled as much existing material as possible.

This kitchen redesign included a new color palette, additional storage, cabinet expansion, backsplash installation, custom white concrete countertops, a custom two-tier sink, upgraded copper hardware , improved air circulation with cross positioned wall fans, plus a breakfast bar for four. The kitchen measures a total area of 35 sq meters.

Where Greek renovations go wrong

Scope creep (extra tasks and revisions without an adjustment to original budget or timeline), vague quotes, missed timelines, inconsistent finishes, exposed wiring, improper material implementation, cut corners, the list goes on. Without proper project management and a interior designer on the ground, renovations in Athens and beyond can be a major headache.

Upgrades that add value

Greece is an expats dreamland. We have incredible locations, Athens is full of life and the islands are irresistible. Over the years, the influx of expats has lead Greece to become a renovation nation. Properties are old—really old, we are talking stone houses that go back 100 years or more—and apartment buildings in Athens that were built very quickly in the 1950s–1980s.

While prices for these properties are affordable, many modern renovations are missing. You are going to run into necessary upgrades. These are most often going to be related to electrical, and main space renovations and redesigns.

In properties that have been renovated by the seller, you’ll often find that contractor grade (read cheap) materials have been used, or maybe the colors and styles do not suit your taste. Oftentimes, these upgrades are just not functional and miss the mark. Trust us that you will find an overabundance of beige, taupe and grey tiles and kitchens, waterfall showers with misplaced drains and no slant for water control, bathtubs placed too high for safe entry or exit, exposed piping and more…

With all this in mind, below is a list of common renovations you will need to do in Greece, and the fixtures, finishes and equipment that will add value and modern comfort to your new home.

• Kitchens/Baths: You will want stone, marble, quartz, wood or concrete counters, integrated lighting, matte fixtures, new cabinetry, smart storage integrations, and A+ or more rated electrical appliances.

• Lighting & Power: Dimmers, wall lights, concealed LEDs, and smart electrical planning—meaning outlets where you need them, modern USB Type-C plugs in the walls, and most likely a new electrical box and certificate (required by law).

• Built-ins: New wardrobes, pantries, and outdoor benches to increase perceived space. If you are American, Canadian or Australian expats, let me tell you that storage is the biggest challenge you will have since are accustomed to so much space to keep our stuff! You will very likely want to change the layout of the wardrobes in place now, or you may have to add them altogether in much older properties.

• Outdoor living: Shade, dining, and night lighting—extend usable square meters.
  With our fabulous weather all over Greece, you want to make most of the outdoors. You can also extend your living spaces by having verandas and covered patios that work for all weather. Outdoor fireplaces, dining areas and kitchens are all wonderful ways to enjoy Greece’s famous “2 springs” and long summers.

  If you have bought a new home or investment property in Greece, here is my design-first renovation method you will want to keep in mind when getting ready to talk about a project with professionals.

  • Get clarity: Measured drawings, mood boards, material specifications.

  • Control and monitor the process: ask for line-item budgets; change-order protocol; milestone approvals.

  • Ensure quality: Licensed contractors; site checks; installation inspections, trusted material sourcing and procurement, known vendors.

  • Clear Timelines: Phased schedules; critical path tracking; milestone updates and video calls. If someone tells you “avrio” (tomorrow)— run.

Want to avoid headaches, design debt, and work with a team that understands your needs? As expats, we understand the difficulties and challenges of working in this country.

Arrive to a finished home—without wasting weekends in furniture showrooms or headaches with contractors.