Greek Property Inheritance Explained: Everything You Need to Know in 2026
- Greece Media
- Sep 23
- 8 min read
Introduction
For countless Greeks abroad, property in Greece is more than land or buildings. It represents heritage, family memory, and a direct connection to roots. A small house in the village, a plot of olive groves, or an apartment in Athens often becomes part of an inheritance after the passing of a parent or grandparent. What should be a blessing often becomes a challenge.
Inheritance in Greece is governed by strict laws, deadlines, and bureaucratic steps that are difficult to manage even for those living in the country. For Greeks abroad, the process can feel overwhelming, with language barriers, missing documents, and tax obligations creating obstacles at every turn.
This is why GetGreece (formerly known as Greece Media) created a service to help people facing these challenges. We specialize in helping Greeks abroad manage property inheritance from start to finish, with attorneys, accountants, and specialists based in Athens and supported by offices in the U.S. Our mission is to secure your family’s legacy, eliminate stress, and ensure you never have to navigate the Greek system alone.
Who Is Eligible to Inherit Property in Greece?
Eligibility to inherit in Greece is determined by both the existence of a will and Greek inheritance law.
If there is a will, property is distributed according to the instructions of the deceased, but Greek law includes forced heirship rules. This means certain heirs, usually children and spouses, cannot be fully disinherited and are entitled to a minimum share.
If there is no will, inheritance follows an order of succession:
First priority: spouse and children
Second priority: parents and siblings
Third priority: more distant relatives such as grandparents, cousins, or nieces and nephews
Foreign nationals can inherit property in Greece even if they do not hold Greek citizenship. However, all heirs must comply with Greek legal and tax requirements, including obtaining a Greek tax identification number (AFM).
What Makes Greek Property Inheritance So Complex?
There are several reasons why property inheritance in Greece is often more complicated than in other countries.
Multiple heirs. Properties are commonly divided among siblings, cousins, or extended family. This creates shared ownership, making decisions about selling, renting, or renovating difficult without unanimous agreement.
Bureaucracy. Every stage requires interaction with Greek government offices, notaries, and tax authorities. Missing one step or deadline results in delays or penalties.
Documentation gaps. Certificates, wills, or land registry records may be missing, inconsistent, or located in multiple municipalities.
Language barriers. All filings must be in Greek, and translation errors are common sources of rejection.
Tax obligations. Inheritance tax is unavoidable and must be paid before ownership is transferred.
Disputes among heirs. Families often disagree on whether to keep, sell, or rent property. Without mediation, cases can drag on for years.
What Taxes Apply to Property Inheritance in Greece?
Inheritance tax in Greece depends on the value of the property and the relationship between the deceased and the heir. Children and spouses benefit from lower brackets, while more distant relatives pay higher rates.
Tax authorities use the property’s “objective value,” which may not reflect actual market value. This can surprise heirs when tax bills are larger than expected.
The inheritance declaration must be filed promptly. Late filings result in significant penalties and interest. Non-compliance can also prevent the property from being legally transferred.
Every heir living abroad must appoint a tax representative in Greece to handle tax filings.
GetGreece ensures that tax obligations are calculated, declared, and paid correctly so heirs avoid fines and maintain compliance.
Required Documents for Greek Property Inheritance
A successful inheritance case depends on proper documentation. Generally required documents include:
Death certificate of the deceased
Birth and marriage certificates proving relationship to the deceased
The will, if one exists, validated by a Greek court
Greek tax identification number (AFM) for each heir
Title deeds and land registry certificates
Certificates from Greek authorities confirming no other wills exist
Proof of payment of inheritance tax
These documents must often be legalized with an apostille and translated into Greek by an authorized translator. Missing or inconsistent paperwork is the most common reason for delays. GetGreece (formerly known as Greece Media) locates missing records, ensures proper translation, and files all required documents correctly.
How Long Does the Inheritance Process Take?
When all documents are in order and there is only one heir, the process can take four to eight months.
Cases take longer when:
Multiple heirs must agree and sign documents
Property is registered in more than one municipality
Old records must be retrieved from archives
The will is contested or unclear
Inheritance tax filings are delayed
We have seen cases last more than two years when families attempt to manage the process on their own. With GetGreece (formerly known as Greece Media), most transfers are completed within the standard four to eight month timeline once documentation is submitted.
Real Case Example: Three Siblings, One Home in Greece
A common scenario involves property inherited by multiple siblings. One recent case involved three siblings living abroad who inherited their parents’ home in Greece. Each had different opinions about whether to sell, rent, or keep the property. Documents were missing, and the siblings could not travel.
Through a power of attorney, GetGreece coordinated with attorneys, collected the missing certificates, settled the inheritance tax, and updated the land registry. The siblings’ dispute was mediated, and the property was successfully transferred into their joint names. Without intervention, this case could have stalled for years.
Can the Process Be Handled Remotely?
Yes. Greek inheritance can be completed without the heir needing to travel to Greece.
Through power of attorney, GetGreece (formerly known as Greece Media) acts on your behalf. We collect documents, represent you before notaries and tax authorities, and ensure the process moves forward without you needing to leave your home country.
This remote handling is especially valuable for families spread across different countries. We coordinate heirs in the U.S., Canada, Australia, Europe, and beyond, so no one is required to make repeated trips to Greece.
How GetGreece (formerly known as Greece Media) Handles This For You
Our done-for-you process removes the stress and ensures everything is completed correctly.
Free consultation to review your family’s case
Appointment of our team as your official representatives in Greece
Collection and translation of all necessary documents
Filing of inheritance declaration with Greek tax authorities
Settlement of inheritance tax and issuance of tax clearance
Execution of acceptance of inheritance (Apodochi) before a notary
Update of the land registry to reflect your ownership
Delivery of proof of ownership to you
Book your free property inheritance consultation today at GetGreece or call us at 1-833-MY-GREECE (1-833-694-7332).
Why Work With GetGreece
Choosing the right partner matters. Many heirs abroad underestimate how complex inheritance in Greece can be until it is too late. GetGreece stands out because:
We specialize in helping the Greek diaspora manage property inheritance
We have established relationships with trusted lawyers, accountants, and notaries in Greece
Our team speaks both Greek and English, ensuring nothing is lost in translation
We offer transparent pricing with no surprise fees
We know the common pitfalls and prevent delays, penalties, and disputes
We operate in Athens and maintain offices in the U.S., giving clients full support on both sides of the process
Book your free property inheritance consultation today at GetGreece or call us at 1-833-MY-GREECE (1-833-694-7332).
Common Pitfalls in Greek Inheritance Cases
Not appointing a tax representative in Greece
Submitting documents that are not properly translated or apostilled
Disputes among heirs that block signatures or decisions
Properties registered incorrectly or under outdated names
Missing the strict deadlines for inheritance tax filings
Assuming living abroad removes legal obligations in Greece
These mistakes cost heirs money, time, and opportunities to secure or monetize property. GetGreece ensures none of these mistakes derail your case.
Do I need to be a Greek citizen to inherit property in Greece?
No. You do not need to be a Greek citizen to inherit property in Greece. Foreign nationals can legally inherit, own, and transfer property in Greece, but they must follow Greek inheritance law and tax obligations. This includes obtaining a Greek tax identification number (AFM) and settling inheritance tax. GetGreece (formerly known as Greece Media) manages these requirements for you so the process is seamless. 👉 If you'd like to learn about Greek Citizenship, check out our full guide.
After You Inherit: What Comes Next
Inheritance is not the end of the process. Once ownership is secured, heirs must manage ongoing obligations.
Annual property tax (ENFIA) must be paid every year.
The property must remain registered in the land registry under the heir’s name.
If the property is rented, rental income must be declared in Greece.
If the property is sold, capital gains tax may apply.
GetGreece not only completes inheritance transfers but also provides ongoing support. Our tax team ensures you remain compliant with Greek tax law year after year.
Glossary of Key Greek Inheritance Terms
AFM: Greek tax identification number required for all heirs
Apodochi: Acceptance of inheritance before a notary
ENFIA: Annual property tax in Greece
Kleronomitirio: Certificate of inheritance issued by the courts
Symvolaio: Notarial deed used to finalize transfer of ownership
Frequently Asked Questions
Do I need to travel to Greece for inheritance?
No. Through a power of attorney, our team manages the process for you remotely.
What if heirs live in different countries?
We coordinate across borders, ensuring each heir is represented and all signatures are collected.
What if some documents are missing?
Our legal team retrieves missing certificates from Greek authorities and archives.
How long does it take?
Most cases are completed within four to eight months once documents are submitted, though complex cases can take longer.
What happens if heirs disagree?
We provide mediation and legal guidance to resolve disputes so the process can move forward.
Do I need to be a Greek citizen to inherit property?
No. Non-Greek citizens can inherit property in Greece. You will need a Greek tax number (AFM) and must follow inheritance tax rules.
Conclusion
Inheriting property in Greece should connect you to your roots and provide security for your family. For Greeks abroad, it often feels overwhelming, with complex laws, tax obligations, and endless paperwork. But with the right partner, it becomes manageable.
GetGreece provides a complete solution. From document collection and tax filings to registry updates and dispute resolution, we secure your inheritance and protect your family’s legacy.
Book your free property inheritance consultation today at GetGreece or call us at 1-833-MY-GREECE (1-833-694-7332).
A Message from Our Founder Tony Kariotis
As someone who has spent years helping Greeks abroad manage inheritance matters, I know how stressful it can feel to face complicated laws, missing documents, and deadlines from across the ocean. That is why I created this service at GetGreece.com (you may know us as Greece Media, we recently rebranded).
I have partnered with leading attorneys, accountants, and inheritance specialists in Greece, and together we handle the entire process for you. From locating and translating documents to filing properly with Greek authorities, our team ensures your property rights are protected and your family’s legacy is preserved. A prime example is when property must be split among many siblings. These cases can quickly become overwhelming, but we can help you resolve them smoothly. Give us a call, and let us take the stress off your shoulders.
Phone: 1-833-694-7332
Email me: tony@greece-media.com
If you love Greece photography, check out my book below!