Balkan Short-term rental regulations in 2025: What hosts need to know

As the popularity of short-term rentals surges across the Balkans, governments are stepping in to regulate the booming market. From increased taxation to licensing requirements and rental caps, several countries have introduced new laws aimed at controlling the rapid growth of Airbnb-style accommodations. Whether you're a local homeowner, a foreign investor or a property management company, staying informed is crucial.

Here’s a quick (a few lines) country-by-country overview of the most important recent developments:

🇬🇷 Greece    

• New restrictions in tourist-heavy areas: From January 1, 2025, a temporary one year ban on new short-term rentals has been introduced in central Athens neighborhoods like Plaka and Koukaki.
• Licensing required: Every property rented for fewer than 60 days per year must now be registered with the Independent Authority for Public Revenue (AADE).
• Tax tightening: Airbnb hosts must declare income and are taxed up to 45% depending on income brackets.

🇦🇱 Albania   

• Registration and licensing mandatory: From early 2025, all short-term rental properties must be registered and display a government-issued license number.
• New tax regime: Rental income is subject to a 15% flat tax, and failure to comply may lead to property delisting or fines.
• Focus on tourism integrity: The reforms aim to ensure quality control and fair competition with hotels, especially along the Albanian Riviera.

🇷🇸 Serbia   

• Mandatory guest registration: All short-term rental hosts must report guest data through the “eTourist” system, even for one-night stays.
• Business registration required: If renting more than one unit or over a certain income threshold, the host must register as a business entity.
• Local tax per guest/night: A small fee is collected per guest per night, which varies by municipality.

🇲🇪 Montenegro   

• Tourism license required: As of 2024, short-term rental hosts must obtain a license from the Ministry of Tourism and register with the local Tourist Organization.
• Tourist tax obligations: Hosts must collect and pay a per-night tourist tax (~€1 per person).
• Penalties for unregistered properties: Properties operating without a license face steep fines or shutdown orders.

🇧🇬 Bulgaria   

• Municipal-level oversight: Cities like Sofia and Plovdiv require registration and annual inspection for STR (Short-Term Rental) properties.
• Income declaration: Airbnb and Booking.com earnings must be reported as personal or business income and are taxed accordingly, also must report guest data trought "ESTI" portal (we support it).
• Special zoning laws: Some areas restrict STRs in residential buildings due to neighborhood complaints and building regulations.

🇲🇰 North Macedonia   

• Simplified procedures for locals: While foreign investors face stricter rules, Macedonian nationals can more easily register properties for short-term rental.
• Guest registration required: Similar to Serbia and Montenegro, guest data must be submitted to local authorities.
• Tax incentives for compliance: In some tourist regions, compliant hosts benefit from lower local taxes.

🇧🇦 Bosnia and Herzegovina   

• Fragmented regulation: Rules vary between the Federation and Republika Srpska. Some cantons enforce strict registration, while others are more relaxed.
• Tourist tax applies: Hosts must pay a small tourist tax per guest/night, collected by local municipalities.
• Increasing control expected: With tourism on the rise, national authorities are expected to unify and tighten STR laws in the near future.

🇽🇰 Kosovo   

• Still largely unregulated: As of mid-2025, Kosovo lacks a centralized STR framework, though some municipalities are starting to introduce registration requirements.
• Voluntary registration promoted: The Ministry of Trade and Industry encourages hosts to register and declare income, but enforcement remains limited for now.

The Balkan region is moving toward greater oversight of short-term rentals. While some countries like Greece are taking bold steps with temporary bans and strict tax regimes, others like Kosovo are still catching up.
Regardless of where you operate, it's clear that:    

• Proper licensing, tax reporting, and guest registration are becoming standard.
• Penalties for non-compliance are growing steeper.
• Being proactive and legal gives hosts long-term stability and better trust from guests.

Whether you're managing one apartment or a portfolio of villas, now is the time to revisit your legal standing, update your listings, and consider working with local experts or property managers familiar with evolving regulations.