Greek Property Inheritance Guide 2026: Legal Requirements, and How It Works for Greeks Abroad

Greek property inheritance is a structured legal process that determines how homes, land, and assets pass from one generation to the next. For many Greeks abroad, this process involves emotional decisions and complex steps that must be completed in Greece, often from a distance. Understanding each part of the process helps families feel confident and prepared as they reconnect with their heritage and secure property that carries deep family meaning.

Greek inheritance law sets the rules for who can inherit, what documents are needed, which taxes apply, and how property titles are officially transferred. This guide explains these steps in clear, simple language so that heirs living abroad know what to expect and how the process works from start to finish.

What Greek Property Inheritance Means

Greek property inheritance is the legal procedure by which ownership of real estate and other assets passes from a deceased person to their heirs. This includes homes, apartments, land, olive groves, bank accounts, and in some cases, movable property.

Inheritance in Greece follows two main paths:

• Through a valid will

• Through the legal order of heirs when no will exists

Whether an inheritance is simple or complex depends on family structure, documents, the condition of property records, and whether heirs live in Greece or abroad.

Who Can Inherit Property in Greece

Eligibility to inherit is shaped by Greek law and family relationships. Even when there is a will, certain protections apply to close family members.

Forced Heirship in Greece

Greek law includes forced heirship rules, which guarantee shares of the inheritance to close relatives, usually:

• Children

• Spouses

• In some cases, parents

A will cannot fully disinherit these individuals unless very specific legal grounds exist.

Order of Heirs When There Is No Will

If no will exists, Greek inheritance follows a set order:

• Spouse and children

• Parents and siblings

• Extended relatives such as grandparents, cousins, nieces, and nephews

Foreign nationals can inherit Greek property, and citizenship is not required. However, all heirs must meet the same tax and documentation requirements, including obtaining a Greek tax ID number (AFM), which is necessary before any filings can begin.

Summary of Greek Property Inheritance

Greek property inheritance is the legal process that transfers real estate and assets from a deceased person to their heirs. It includes confirming heirship, gathering required documents, completing notarial steps, paying inheritance tax, and updating property titles. Heirs living abroad can complete most steps remotely through representatives in Greece.

Understanding the Timeline of Greek Property Inheritance

Every inheritance case follows a general timeline, though specific steps may differ based on family circumstances and the condition of property records.

Greek inheritance usually moves through these stages:

• Locate or confirm the existence of a will

• Obtain family documents and certificates

• Acquire a Greek tax number (AFM)

• Identify property records and past contracts

• File inheritance tax

• Complete the acceptance of inheritance deed

• Register property with the land registry

Each stage has specific rules and requirements, which are explained in the next sections.

Required Documents for Greek Property Inheritance

A successful inheritance in Greece depends on gathering the correct documents. Missing or conflicting records often cause delays.

Common documents include:

• Death certificate

• Family certificate showing relationships

• Certificate confirming whether a will exists

• The will itself, if one is found

• AFM numbers for each heir

• Title deeds and notarial contracts

• Land registry extracts

• Property information from the tax office

Several of these come from municipal offices, courts, or tax authorities, while others must be obtained by heirs abroad and translated. The certificate of next of kin is one of the most important documents for establishing family structure when beginning the process.

The Role of Wills in Greek Property Inheritance

A will can simplify or complicate inheritance depending on how it was drafted.

When a Will Exists

The will must be located, opened by the court, validated, and registered. Once validated, the notary follows its instructions as long as they do not conflict with forced heirship rights.

When No Will Exists

Inheritance follows Greek law and the order of heirs described earlier.

Legal Path When There Is No Will

No-will cases are common. Even without a will, Greek inheritance law provides a clear framework that allows property to pass fairly and predictably.

Heirs must still:

• Confirm family relationships

• File inheritance tax

• Complete the notarial acceptance deed

• Update the land registry

A court-issued heirs’ certificate may be required when family relationships are unclear or when the notary needs additional legal confirmation.

Taxes in Greek Property Inheritance

Two main tax obligations apply to inherited property in Greece.

Inheritance Tax

Inheritance tax must be filed with the Greek tax office before ownership is transferred. The amount owed depends on:

• Property value

• Relationship to the deceased

Delays in filing can lead to penalties.

Ongoing Annual Taxes

After ownership is registered, the heir must pay ENFIA Greek property tax, which is required every year. ENFIA is based on property characteristics and objective values set by the state.

Notarial Steps in Greek Property Inheritance

Notarial steps formalize the transfer of property from the deceased to the heirs. These procedures confirm documents, verify heirship, and prepare the acceptance deed.

Heirs can learn more about this part of the process in our article on notarial procedures for Greek inheritance, which explains how notaries coordinate with tax offices, municipal authorities, and land registries to finalize inheritance.

Acceptance of Inheritance (Apodochi)

The acceptance of inheritance, known in Greek as Apodochi, is the legal act by which heirs formally accept their share. This document is drafted and signed before a notary. To understand how this step works, see acceptance of inheritance in Greece, which explains Apodochi requirements in detail.

Common Problems and Delays

Greek inheritance often becomes complicated when documents are missing or when records do not match current property conditions. These issues are especially common for heirs abroad.

To understand the most frequent obstacles and how to avoid them, review common pitfalls when inheriting property in Greece, which covers real examples of delays, errors, and solutions.

Handling Greek Property Inheritance From Abroad

Most heirs living abroad complete the entire inheritance process without traveling to Greece. This is possible through a representative acting on their behalf.

A representative must be authorized through a power of attorney for Greek inheritance, which allows them to sign documents, submit filings, and coordinate with Greek authorities. This document can usually be issued at a Greek consulate or before a foreign notary with an apostille.

Remote handling greatly reduces the burden on heirs who live far away or have limited ability to travel.

How Property Title Transfer Works in Greece

Transferring ownership requires several coordinated steps:

• File inheritance tax

• Sign the acceptance of inheritance deed

• Register the deed with the land registry

• Update the tax office records

Once all steps are complete, the heir becomes the legal owner of the property. If multiple heirs inherit, they become co-owners unless further actions divide or consolidate ownership.

What Happens After You Inherit Property

After property is officially transferred, heirs have ongoing responsibilities:

• Pay annual ENFIA

• Maintain updated tax declarations

• Ensure the property remains registered correctly

• Declare rental income if applicable

These obligations are straightforward once ownership is secure and records are consistent.

Our Experience With Greek Inheritance and Citizenship Matters

We at GetGreece have supported many families as they navigate Greek inheritance and citizenship matters, including the steps required to transfer property, complete notarial procedures, and manage tax filings. Our team works with clients across the global Greek community and offers Greek Property Inheritance Assistance to help families understand documents, legal requirements, and cross border responsibilities.

Overview of the Greek Inheritance Process

The full process can be summarized in these stages.

Step 1: Confirm Will or No Will

Verify whether a will exists and ensure it is properly validated.

Step 2: Gather Required Documents

Collect certificates, property records, and tax information.

Step 3: Obtain AFM Numbers

Every heir must have a Greek tax number before proceeding.

Step 4: File Inheritance Tax

Submit the inheritance declaration to the tax office.

Step 5: Complete Notarial Steps

Meet the legal requirements for preparing the acceptance deed.

Step 6: Register Property

Update the land registry and tax office with the new ownership records.

Each step requires accuracy and proper timing to avoid delays or legal complications.

When Multiple Heirs Are Involved

Shared ownership is common in Greece, and this often influences decisions about:

• Selling

• Renting

• Renovating

• Dividing the property

Notaries often help clarify legal rights, while heirs must communicate openly to avoid disputes. Many families find it useful to listen to the Q&A podcast episode – How To Inherit Property in Greece, which answers the common questions that clients and followers submit about these situations.

How Greek Municipal Offices and Tax Authorities Affect Inheritance

Municipal offices provide family records and certificates. Tax authorities supply property data and objective values. The accuracy of these records can speed or slow the inheritance process.

When records are outdated or inconsistent, corrections may be required before the notary can complete the acceptance deed.

Registering Property in the Land Registry

The land registry records the legal owner of each property. After the notary completes the acceptance deed, the deed is submitted to the registry so that ownership rights can be officially updated.

Without this step, the property remains legally under the name of the deceased, even if taxes were paid.

Inheriting Property with Mortgages or Debts

Greek inheritance includes both assets and liabilities. This means the heir receives property but may also receive:

• Outstanding property taxes

• Debts attached to the property

• Unresolved municipal charges

• Maintenance obligations

Heirs can explore their legal options with a notary or attorney before deciding whether to accept the inheritance.

Inheriting Property Registered Under Old Names

Many properties in Greece were registered in the 1970s or 1980s under older name variations or outdated identifiers. A notary may require additional certificates or corrections to ensure modern records match historical documents.

Names must be consistent across:

• Contracts

• Birth or marriage certificates

• AFM records

• Registry filings

Minor spelling variations can cause delays but are usually resolvable.

Frequently Asked Questions

Do I need to travel to Greece to inherit property?

No. Most heirs complete the process from abroad through a signed power of attorney.

What if documents are missing?

Municipal offices, courts, and archives can issue replacements. This is a common part of the process.

How long does Greek property inheritance take?

If documents are complete, four to eight months is typical. More complex cases take longer.

What happens if heirs disagree?

Notaries may request written agreements, and disputes may require legal guidance or mediation.

Do non-Greek citizens need an AFM?

Yes. Every heir must obtain a Greek tax number before any inheritance filings can begin.

Additional Resources

Official Greek legal and tax guidance can be found through:

• Hellenic Ministry of Finance

• Hellenic Ministry of Justice

• Ktimatologio (Hellenic Cadastre)

• Notarial Association of Greece

• Municipal authorities

• Greek Civil Code resources

Final Thoughts

Greek property inheritance carries deep emotional meaning and important legal steps. With the right information, heirs can complete the process smoothly, even from abroad. Understanding the timeline, documents, taxes, and notarial procedures empowers families to secure their property and honor their heritage.

Follow us on Instagram @greece and @getgreece for more daily inspiration.Visit https://www.getgreece.com , your home for all things Greek and Greece.

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About The Author

This article was prepared by the GetGreece team, which specializes in Greek citizenship, inheritance, accounting, and more. We focus on providing clear, reliable information for the global Greek community.

-Updated December 2025

Additional Resources:

Inheritance Links

-Get Greek Property Inheritance Assistance

-What is a Greek Tax Number (AFM)

-Q&A - How To Inherit Property in Greece

-ENFIA Greek Property Tax Explained

-Common Pitfalls When Inheriting Greek Property

-Notarial Procedures for Greek Inheritance

-Book A Consultation for Greek Inheritance

Citizenship

-Get Greek Citizenship Assistance

-Greek Citizenship by Descent Guide 2026