What to know about inheriting property in Greece ?

2025-05-08

Inheriting property in Greece is a significant event—emotionally, financially, and legally. While property ownership can be a valuable asset, navigating the Greek legal system, especially as a foreign heir, can also pose many challenges. From understanding inheritance rights and obligations to managing taxes, formalities, and co-ownership issues, the process is often far from straightforward.

This comprehensive guide covers the key steps, required documents, taxes, and common complications you may encounter when inheriting real estate in Greece.

1. Accepting or Renouncing the Inheritance

Under Greek law, inheritance is not automatically accepted or rejected. Heirs must take formal action to either accept or renounce it. There are three ways to respond to an inheritance:

Explicit Acceptance: Signing a notarized inheritance acceptance deed.
Tacit (Implicit) Acceptance: Acting as if you are the owner—such as leasing the property or paying property taxes.
Renunciation: Formally declaring at the Magistrate's Court that you reject the inheritance. This is critical in cases where the deceased left behind debts.

Deadlines:

Four months for residents of Greece.
Twelve months for heirs living abroad.

Failing to act within these periods is treated as tacit acceptance, meaning you inherit both assets and liabilities—including any debts.

Tip: If you suspect the estate may be burdened with debts, consult a lawyer to consider "acceptance under benefit of inventory," which protects you from unknown liabilities.

2. Types of Inheritance in Greece

There are two types of succession in Greece:

Testate succession (when there is a will)
Intestate succession (when there is no will)

In the absence of a will, Greek law outlines a strict order of succession:

Spouse and children
Parents and siblings
Grandparents
More distant relatives

The surviving spouse is always entitled to a portion of the estate, often in the form of a usufruct or full ownership in part.

3. Required Documentation

To initiate the inheritance process, heirs typically need to gather and submit several official documents, including:

Death certificate
Certificate of closest relatives (πιστοποιητικό πλησιεστέρων συγγενών)
Will, if applicable (translated if written abroad)
Certificate of no pending inheritance tax
Property title deeds and land registry extract
Greek tax number (AFM) for each heir
Identity documents or passports
Certificate of non-renunciation (to prove no one else renounced in your place)

For foreign documents, official translations and apostilles are often required. It's common for heirs abroad to grant power of attorney to a Greek lawyer or notary to handle formalities locally.

4. Inheritance Tax in Greece

Greek inheritance tax is relatively modest compared to other European countries, particularly for close relatives.

Tax classes:

Class A: Spouse, children, grandchildren – up to €150,000 tax-free.
Class B: Siblings, nieces/nephews – lower exemption limits.
Class C: Non-relatives or distant relatives – minimal exemptions, higher rates.

Tax is assessed based on the objective value (αντικειμενική αξία) of the property, not necessarily the market value.

Example:

If you inherit a property valued at €200,000 and you're a child of the deceased:

The first €150,000 is exempt.
You pay tax on €50,000, typically at 1-5% depending on the bracket.

Inheritance tax must be filed before the inheritance deed can be notarized and registered.

5. Accepting the Inheritance Before a Notary

Once tax is paid, heirs must sign a notarized inheritance deed (αποδοχή κληρονομιάς). This deed officially transfers the rights to the property.

The deed must then be:

Registered with the local Land Registry or Cadastral Office (Κτηματολόγιο)
Linked to the heir's Greek tax profile (AFM)

Only then can you legally manage, rent, or sell the property.

6. Real-Life Example: Inheriting from Abroad

Imagine you're a Greek-American living in Chicago and you've inherited a property in Crete from your uncle. You don't speak Greek and can't travel immediately.

In this case, you would:

Appoint a Greek lawyer via Power of Attorney
Provide certified translations of identity and family documents
Let your lawyer handle inheritance tax filing, notarization, and registration
Eventually receive the title deed in your name, fully compliant with Greek law

7. Co-ownership and Disputes

One of the most common issues is co-ownership. Under Greek inheritance law, multiple heirs often inherit undivided shares of the same property.

This creates legal and practical problems:

No heir can make major decisions (e.g. selling) without the consent of the others.
Disagreements may arise about maintenance, use, or rental.
One heir may block others by refusing to sell or sign documents.

In such cases, a legal division (διχοτόμηση) or even partition through court (αγωγή διανομής) may be necessary.

8. Hidden Debts or Irregular Properties

Another risk is that the deceased may leave behind:

Unpaid taxes or utility bills
Unregistered constructions or land-use violations
Properties that are not declared in the national cadastre (Κτηματολόγιο)

These issues can delay or complicate inheritance. A lawyer or civil engineer may need to resolve legal and technical irregularities.

9. Digital Procedures and Modernization

As of recent years, Greece is modernizing its public services. Some inheritance tasks can now be handled via:

gov.gr digital platforms
MyProperty for submitting declarations
Electronic communication with tax offices and notaries

This digital transformation helps heirs from abroad avoid long waits and costly travel.

10. Should You Sell, Keep, or Donate the Property?

After inheriting, many heirs wonder what to do with the property:

Sell: Ideal if you don't plan to use it, but make sure ownership is fully registered first.
Lease: A way to generate passive income (requires tax compliance).
Donate: Some heirs pass properties to children early via donation deeds (γονική παροχή), which also have tax implications.

Your decision should consider location, maintenance costs, and legal clarity of the title.

Conclusion: Get Expert Legal Support

Inheriting property in Greece is not just a matter of receiving an asset—it involves legal obligations, strategic decisions, and often family dynamics. If you're based abroad or unfamiliar with Greek law, working with a trusted lawyer is not optional—it's essential.

At OPTIMA JUSTITIA Law Firm, we guide clients through the entire inheritance process—from assessing estate value and handling tax filings, to notarization, registration, and dispute resolution. Whether you're inheriting a single home or a portfolio of properties, we ensure your rights are protected every step of the way.