New Inheritance Law in Greece 2026: What Changes for Property Owners

Inheritance in Greece in 2026 is becoming a particularly relevant topic for owners of apartments, villas, land plots, and investment property. The reform of inheritance law changes the approach to the deceased’s debts, the mandatory share, and keeping real estate within the family.

For foreigners, this is especially important: property in Greece is often purchased as a family asset intended to last for decades.

Debts and Inheritance: A New Protection Principle

One of the key areas of the reform is a clearer separation of the estate assets from the heir’s personal property.

If loans, tax liabilities, or other obligations exist alongside an apartment, house, or land plot, establishing the true value of the assets and the amount of debt is required before finalizing the inheritance.

Therefore, inheriting property in Greece should begin with a legal and financial audit of the asset.

Mandatory Share and Real Estate

A major change concerns the mandatory share of heirs. In certain cases, the new model allows this right to be exercised as a monetary claim.

For real estate, this is of immense practical significance.

Consider a villa in Crete worth €900,000 inherited by several family members. Splitting such an asset into multiple fractional shares can complicate management, rental, renovation, and subsequent sale.

The new mechanisms of inheritance law are designed to preserve the economic integrity of property and settle the heirs’ interests through the value of their claims.

Inheritance Contracts in Greece

Another key direction of the reform is expanding the options to determine the fate of assets in advance.

Estate planning in Greece is becoming particularly relevant for owners of multiple properties: for example, a villa in Crete, an apartment in Athens, and an investment land plot.

With a proper legal structure, a family can define the principles for transferring assets to the next generation in advance.

What a Foreign Property Owner Should Check

Owners of Greek real estate should analyze the following in advance:

• property ownership documents;
• registration of the property in the land registry (cadastre);
• existing wills;
• potential circle of heirs;
• loans and encumbrances;
• tax implications;
• asset ownership structure.

Families whose assets are located simultaneously in Greece and another country require special attention. Here, issues arise regarding the applicable inheritance law and the alignment of documents across different jurisdictions.

Greek Real Estate as Family Capital

When purchasing a villa or apartment, an investor usually evaluates price, location, and potential yield. However, a major property asset should also be considered from the perspective of the next generation.

Who will inherit the property? Who will manage it? How can the property be preserved as a whole? What expenses will the heirs incur?

This is precisely why buying property in Greece and inheritance are increasingly viewed as parts of a single long-term strategy.

AILIT Group assists clients with buying, selling, building, and investing in Greek real estate, collaborating with specialized lawyers, notaries, and tax experts.

Learn more about the tax aspects: inheritance tax in Greece in 2026.

Other articles on legislation and real estate: AILIT Group blog.

For consultations on real estate and investments: contact AILIT Group.