Inheritance and Succession Planning for Property in Greece: A Complete Guide

Greece is one of Europe's most established property markets for international investors, combining lifestyle appeal with the structural advantages of EU membership, a functioning land registry system, and improving economic fundamentals. For succession planning, Greece presents a mixed picture: meaningful inheritance tax reliefs for close family, but binding forced heirship rules and a tax regime that catches non-family beneficiaries at rates of up to 40%. The EU Succession Regulation offers a planning tool for EU nationals — but not for UK nationals after Brexit.

This guide explains the Greek inheritance tax framework, forced heirship obligations, the role of Greek and foreign wills, and practical steps for foreign property owners to plan their estate effectively. It is an educational overview; seek qualified advice from a Greek lawyer and an international estate planning specialist.

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Forced Heirship: The Foundation of Greek Succession

Greek succession law, governed by the Greek Civil Code (Articles 1710–2035), includes mandatory forced heirship provisions (νόμιμη μοίρα — the "legitimate share"). These provisions cannot be circumvented by will, gift, or trust structure unless the heir formally renounces their right.

The forced share amounts to 50% of what each heir would receive on intestacy. In practical terms:

• If a testator has two children, on intestacy those children would share the estate equally. Each child's forced share is therefore 25% of the total estate
• The testator can only freely dispose by will of the other 50% of the estate (the "free portion" — ελεύθερη μοίρα)
• The spouse also has forced heirship rights alongside children

Heirs Present	Forced Share (Total)	Free Portion
Children only	50%	50%
Spouse only	50%	50%
Spouse and children	50% (distributed proportionately)	50%
No spouse, no children (parents)	50%	50%

If a will gives more of the estate to a beneficiary than permitted by the forced heirship rules, the forced heirs can bring an action to have the excess returned (action for reduction of excessive gifts — αγωγή μείωσης). This action must be brought within 5 years of the death.

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EU Succession Regulation (Brussels IV) — And Why It Matters for Non-EU Nationals

The EU Succession Regulation (EU No. 650/2012, known as "Brussels IV") came into force across most EU member states (including Greece) in 2015. It allows EU citizens to elect in their will that the law of their home country governs their entire estate across EU member states.

For a German citizen with Greek property, this means they can elect German law — which has its own forced heirship rules but may be more flexible in certain respects — to govern the succession of their Greek property.

For UK nationals, Brussels IV no longer applies after Brexit. UK nationals cannot elect their home-country law (English law, Scottish law) to govern their Greek assets. Greek law — including Greek forced heirship — applies to their Greek property. This is a material distinction that UK-based investors must account for in their estate planning.

For other non-EU nationals (US, Australian, Canadian, etc.): Brussels IV does not apply. Greek law governs Greek-situated property.

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Greek Inheritance Tax (Φόρος Κληρονομιάς)

Greece levies inheritance tax on the heir, based on the heir's relationship to the deceased and the value of the inherited assets. The tax is applied to the property's objective value (αντικειμενική αξία) — the value assigned by the Greek Independent Authority for Public Revenue (AADE), which is typically below current market value, especially in popular areas where prices have risen sharply.

Tax Category A — Spouse, Children, Grandchildren, Parents

Taxable Value (above exemption)	Tax Rate
Up to €150,000 (exempt for children/grandchildren)	0%
€150,001 – €300,000	1%
€300,001 – €600,000	5%
Above €600,000	10%

Note: the €150,000 exemption applies per heir. Spouses and parents have lower or no exemptions depending on the specific relationship — confirm current thresholds with a Greek tax adviser.

Tax Category B — Siblings, Nephews/Nieces, Grandparents, Step-relatives

Taxable Value	Tax Rate
Up to €30,000	5%
€30,001 – €300,000	10%
Above €300,000	20%

Tax Category C — All Others (Unrelated Persons)

Taxable Value	Tax Rate
Up to €6,000	20%
€6,001 – €72,000	30%
Above €72,000	40%

The effective maximum rate of 40% for unrelated beneficiaries underlines the importance of family-based succession structures or the use of Greek wills that route assets to direct family. Leaving Greek property directly to an unmarried partner or business associate carries a very significant tax cost.

Inheritance tax is generally payable by the heir within a fixed period of the death (typically within 6 months for residents, 12 months for non-residents). Payment in instalments may be available.

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ENFIA Annual Property Tax and Succession

ENFIA (Ενιαίος Φόρος Ιδιοκτησίας Ακινήτων — Unified Property Ownership Tax) is Greece's annual property tax, payable by whoever holds the property on 1 January each year. Rates vary by property value, location, and other factors.

When a property is inherited:

• The heir assumes ENFIA obligations from the date of death onwards
• Outstanding ENFIA arrears incurred by the deceased must be settled before the Greek tax authority (AADE) will clear the transfer of title into the heir's name
• ENFIA arrears can accumulate quickly if the deceased was not compliant — heirs should check immediately whether the property's AADE tax file is up to date

Heirs should request a tax clearance certificate (φορολογική ενημερότητα) as part of the succession process. Outstanding tax debts attach to the property and can delay or complicate the transfer.

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Greek Wills (Διαθήκη)

Types of Will

Greek law recognises three forms of will:

1. Notarial Will (Συμβολαιογραφική Διαθήκη): made before a Greek notary in the presence of three witnesses (or two witnesses and a second notary). The most reliable form — the original is held by the notary and registered centrally. Strongly recommended for foreign property owners.

2. Holographic Will (Ιδιόγραφη Διαθήκη): entirely handwritten, dated, and signed by the testator. No witnesses or notary required. Valid in Greece but more easily challenged — handwriting may need to be verified, and the will may be harder to locate after death. Suitable only as a backup.

3. Secret Will (Μυστική Διαθήκη): a sealed document (written by the testator or another person) delivered to a notary in the presence of witnesses. Rarely used in practice.

Registration of Greek Wills

A notarial will is automatically registered in the notary's protocol. Additionally, Greek wills should be registered at the Central Registry of Wills held at the Areios Pagos (Supreme Court) in Athens. This registration ensures the will can be located after the testator's death. Without registration, a will may exist but be undiscoverable.

Recommendation for Foreign Property Owners

Foreign nationals owning Greek property should maintain two wills: a Greek notarial will explicitly covering Greek assets, and a home-country will covering all other assets. The Greek will should exclude non-Greek assets; the home-country will should exclude Greek property. The two wills should be drafted in coordination to avoid conflict.

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Probate and Succession Process in Greece

Greek law does not have a probate system equivalent to England and Wales. Instead:

1. Declaration of Inheritance (Δήλωση Αποδοχής Κληρονομιάς): heirs must formally accept the inheritance by notarised declaration within the applicable period (generally 4 months from death; 1 year if the heir was abroad or did not know of the death). Failure to act within this period may result in the heir being deemed to have renounced.

2. Inheritance Tax Declaration: filed with AADE within 6 months (12 months for non-residents) of death.

3. ENFIA clearance: ensure all annual property taxes are paid.

4. Land Registry transfer: the property must be transferred into the heir's name at the Hellenic Cadastre (Κτηματολόγιο). This requires the notarised declaration of inheritance, the tax clearance certificate, payment of any inheritance tax due, and the property title documents.

5. AFM (Greek Tax Number): heirs who do not already have a Greek tax registration number (AFM — Αριθμός Φορολογικού Μητρώου) must obtain one before they can deal with AADE or the cadastre. Non-resident heirs can apply via the International Taxpayers' Service.

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Capital Gains Tax on Greek Property

Greece introduced a capital gains tax on real estate in 2014 (15% on the gain), but suspended it indefinitely shortly after introduction. As of 2026 this suspension remains in effect, meaning there is no Greek capital gains tax on the sale of real estate. However, this position could change — the legislation exists and could be reactivated by a future government. Verify the current position before any transaction.

In the heir's home country (e.g., the UK), a capital gain on the subsequent sale of inherited Greek property will generally be subject to home-country CGT. The base cost is typically the market value at the date of inheritance (not the original purchase price). Obtain a professional Greek property valuation at the date of death to establish this figure.

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Golden Visa Succession

Greece's Golden Visa programme (currently requiring investments starting at €400,000 in most areas and €800,000 in prime zones as of 2026) grants permanent residence to qualifying investors and their families. This residence status is tied to the individual investor and does not automatically pass to heirs.

If a qualifying property is inherited, the heir may apply for their own Golden Visa based on the property — provided:

• The property still meets the current programme value thresholds
• The heir is a non-EU national (EU nationals do not need a Golden Visa)
• The heir intends to maintain ownership

Heirs who are already EU nationals, or who have other Greek or EU residence rights, may not need to take any action on the Golden Visa specifically. See our residency and citizenship hub for current programme details.

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Practical Succession Planning Steps

Step	Action	Priority
1	Execute a Greek notarial will covering Greek assets	High
2	Register the will at the Areios Pagos Central Registry	High
3	Ensure Greek property is registered at the Hellenic Cadastre in your name	High
4	Keep ENFIA tax fully up to date — no arrears	Ongoing
5	Obtain an AFM for each heir likely to inherit	Medium
6	Obtain a professional property valuation for the estate file	Medium
7	Review forced heirship implications — identify the free portion and plan accordingly	High
8	If an EU national, consider Brussels IV election in your will	Medium
9	Coordinate Greek will with home-country will	High
10	Review every 5 years and after legislative changes	Ongoing

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Seeking Professional Advice

Greek succession involves the Greek Civil Code, tax law administered by AADE, and the Hellenic Cadastre. For foreign nationals, it also involves international private law questions about which country's law governs the overall estate, coordination with home-country wills, and potentially Brussels IV considerations for EU nationals.

The professionals you will need:

• A Greek notary for the will, declaration of inheritance, and title transfer
• A Greek tax adviser for inheritance tax compliance and ENFIA
• A Greek property lawyer for Cadastre registration and any complications
• An international estate planning lawyer in your home country to coordinate the overall structure

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How Global Investments Can Help

Global Investments has deep knowledge of the Greek property market across the mainland and islands, and works with a network of experienced Greek legal and tax professionals. We can refer you to qualified lawyers and notaries who regularly act for international clients on Greek property succession, and we can help you understand the succession implications of different ownership structures before you commit to a purchase.

Whether you are looking at a holiday home in the Cyclades, an investment apartment in Athens, or a qualifying property for the Golden Visa, we can structure your purchase and your succession planning to minimise cost and complexity for your heirs.

Explore our Greece property listings, the Greece location guide, and our ownership structures guide for Greece. For residency planning, visit our residency and citizenship hub.

This guide is for general informational purposes only and does not constitute legal or tax advice. Greek law, tax rates, and administrative practice can change without notice. Always seek advice from qualified Greek legal and tax professionals and an international estate planning adviser before making decisions about property ownership or succession in Greece.