top of page
Search

Inherited a House in Greece. What’s Next? A Practical Estate Guide

When you inherit a house in Greece, you’re likely feeling a swirl of emotions; pride, grief, nostalgia, uncertainty. And yet, amid that emotional tide lies a mountain of legal and practical steps.

Inherited a House in Greece. What’s Next? A Practical Estate Guide
Inherited a House in Greece. What’s Next? A Practical Estate Guide

If your mind is racing with questions—“Do I accept it? What are the taxes? Can I sell it?”—you’re in exactly the right place. You are now probably wondering. Inherited a house in Greece. What's next?


This guide breaks everything down clearly and calmly, so you can move forward confidently.


I. Confirm the Inheritance


  1. Has probate (διαδοχή) begun?

    Greek heirs must respond within 4 months (or 12 months if you're abroad) after the inheritance notice ↳ accept or waive the property.

  2. Type of inheritance

    • Will: If the deceased left one.

    • Intestate: If they didn’t.

    • Forced heirship: Greek law protects close family shares regardless of a will.

  3. Key documents to collect

    • Certified death certificate

    • Family status certificate (πιστοποιητικό οικογενειακής κατάστασης)

    • Copy of will or confirmation of intestacy

    • Official property title/land registry extract


II. Accept or Waive the Inheritance


In Greece, you inherit debts alongside assets.

Your options:

Option

Meaning

Accept outright

Full ownership—assets and liabilities

Accept under inventory benefit

You only take on debts up to the property’s value — safest legal choice

Decline entirely

Renounce inheritance—no assets, no debts

Always evaluate: outstanding loans, unpaid taxes, ENFIA, liens, utilities, maintenance. Often worth hiring a Greek accountant or lawyer to review.

Deadlines matter: 4 months in-country, 12 months abroad.

III. Legal Acceptance Process

If you accept:

  1. Notarial deed of acceptance – signed before a Greek notary.

  2. Registration – update records at the Land Registry (Υποθηκοφυλακείο) and/or Cadastre (Κτηματολόγιο).

  3. Inheritance tax payment – depends on heir relationship. Spouses and children often enjoy generous thresholds; more distant heirs pay higher rates.

IV. Review Legal & Financial Status

  1. Property title search – is the deed clean? Any disputes?

  2. Is it in the national Cadastre?

    • Urban properties usually are; rural/island ones sometimes not—check thoroughly.

  3. Ongoing costs

    • ENFIA, municipal dues, maintenance, utilities

  4. Zoning & planning checks – any building violations or restrictions?


V. Decide: Live, Sell, Rent, or Hold


A. Live & renovate

Pros: emotional fulfillment, potential for long-term value.Cons: effort, renovation costs, bureaucracy—especially remote.


B. Sell


Clean title, energy certificate, tax clearance (πράξη ενημερότητας).Expect several months of process + agent fees (4–6%) and capital gains tax if profit is made.


C. Rent


  • Long-term: register as landlord → AFM (tax number), rental income taxed.

  • Short-stay (tourist rentals): need additional license + VAT obligations + EOT registration.


D. Wait & hold


Good as inheritance or investment—but requires attention: cost of property care, tax filings, insurance.


VI. Process for Foreign Heirs


  1. Get a Greek Tax Number (ΑΦΜ) – essential for any transactions.

  2. Power of Attorney – let a trusted lawyer or family member act on your behalf.

  3. Open a Greek bank account – pay taxes, receive rent or sale proceeds.

  4. Hire local experts – lawyers, accountants, property managers streamline everything.


VII. Cultural & Emotional Realities


  • Heritage & emotion: The house may hold family memories—handle decisions with respect.

  • Co-inheritance: Multiple heirs? Agree early on decisions—sell, share usage, or buy out.

  • Local ties: Thinking of renovating? Consider the region’s character and local building practices.


VIII. FAQs


  • What if the house is derelict?You can waive, sell as-is, or accept with a view to restoring. Inventory acceptance protects you from surprise debts.

  • Can I sell before the estate is fully transferred?No. Acceptance and registration must be complete before any sale.

  • I don’t want it anymore—can I just walk away?Yes—decline within the deadline, and you’re free of obligations.


IX. Your Action Plan Checklist


  •  Gather death certificate, family certificate, property deed

  •  Within deadline, choose: accept outright / benefit of inventory / waive

  •  Sign deed with notary; register with Land Registry/Cadastre

  •  Obtain AFM and open bank account

  •  Conduct due diligence on debts, taxes, violations

  •  Decide your path: live, sell, rent, or hold

  •  If abroad, appoint a trusted PoA in Greece

  •  Hire local legal/accounting and property support


X. Final Thoughts


Inheriting a house in Greece is a meaningful legacy—and whether you keep it, rent it, sell it, or pass it on, what matters is that you make informed choices rather than leaving bureaucracy to chance. We have a list of services in which we can assess and handle this procedure for you.


Set key deadlines, build a local team, and track every step. The decisions you make today will shape how this inherited property serves your family tomorrow—with both confidence and respect for heritage.


Next Steps: If you’re ready to explore your path—living, renting, selling—start by gathering your documents and contacting a trusted Greek lawyer or estate advisor. From there, each step becomes clear and purposeful. See how we can help in this journey.


Need help staying organized?


We’ve created a free, downloadable checklist to guide you through every step of inheriting a home in Greece from legal paperwork to property decisions.



Comments

bottom of page