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

*UPDATED 2026

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

• Moratorium extended & expanded: The Athens freeze on new STR registrations (introduced in 2025) continues through 2026 across the 1st, 2nd and 3rd Municipal Districts. Similar one-year restrictions begin in parts of Thessaloniki from March 1, 2026.
• Registration no longer “follows” the property in restricted zones: In saturated areas, the STR registration can be deleted upon sale/inheritance and the new owner may be unable to obtain a new registration.
• Stronger operating/safety standards & inspections: Civil liability insurance and specific safety equipment/certifications are being checked, with fines starting at €5,000 and escalating for repeat offences.

🇦🇱 Albania

• Tax reporting overhaul from Jan 1, 2026: Individuals renting short-term must declare income via Albania’s DIVA online tax platform; a business tax number (NIPT) is not required for individuals under the new approach.
• Flat tax confirmed: Short-term rental income is taxed at a 15% flat rate, with penalties for underreporting/late filing.
• Registration/licensing push continues: Ongoing formalization includes registration and enforcement pressure (delisting/fines) for non-compliance.

🇷🇸 Serbia

• Mandatory guest registration remains strict: Accommodation providers must register foreigners’ stays within 24 hours (including via e-government), and eTourist is widely used for reporting.
• Local taxes still apply: Tourist tax/fees vary by municipality and are typically collected via registered accommodation workflows.

🇲🇪 Montenegro

• Tourism registration & tourist tax enforcement remains a core focus: Visitors must be registered and tourist tax paid (commonly within 24 hours), typically handled via the host/property manager.
• Investor-side note (residency rules changed): Montenegro updated its Foreigners Act in January 2026, which can affect foreign owners/operators’ residency/permit planning.

🇧🇬 Bulgaria

• Unified Tourism Information System (ESTI) reporting: Reporting guest/stay data through ESTI is mandatory for registered tourist accommodation.
• Registration/categorization under the Tourism Act: STR activity is treated as regulated tourist accommodation (municipal registration/categorization requirements apply).

🇲🇰 North Macedonia

• Guest reporting & local compliance still central: Requirements are commonly enforced through local/municipal processes (especially in tourist areas), including guest reporting and tax compliance.

🇧🇦 Bosnia and Herzegovina

• Entity-level differences persist: Rules still vary by entity/canton/municipality, with uneven registration and enforcement.
• Republika Srpska tourist tax update: A revised Law on Tourist Tax took effect Jan 1, 2025, including how tourist tax applies in longer-stay/temporary-worker scenarios.

🇽🇰 Kosovo

• Still no clear national STR framework surfaced in recent sources: Kosovo still appears comparatively less centralized on STR regulation, with any requirements tending to be municipal/operational rather than a single national STR regime (continue monitoring for a formal rollout).

🇭🇷 Croatia

• Stricter national direction since 2025: Croatia enacted new tourism/property-rental measures in 2025 aimed at curbing the explosion of coastal holiday apartments and encouraging a shift back toward longer-term housing.
• New 2026 building-consent pressure: Reporting indicates that renting in multi-residential buildings may require consent from two-thirds of co-owners/neighbors (plus tighter registration requirements).

EU-wide note (impacts EU Balkan countries): A new EU regulation on STR data collection/sharing (Regulation (EU) 2024/1028) applies from 20 May 2026 and pushes member states toward systems where hosts obtain/use a registration or identification number and platforms share standardized listing/activity data with authorities. This matters directly for Greece, Bulgaria, Croatia (and other EU neighbors in the region).

The Balkan region is moving toward greater oversight of short-term rentals. While some countries like Greece are taking bold steps with moratoriums and stricter operating standards, others are formalizing mainly through tax reporting and registration systems.

Regardless of where you operate, it's clear that:

• Proper licensing/registration, 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.

Happy hosting!