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Greece introduces inheritance agreements
From September 16, 2026, Law 5303/2026 introduces binding inheritance agreements into Greek law, giving foreign individuals who own homes or other assets in Greece a new estate-planning tool. Unlike a generally revocable will, an inheritance agreement allows succession arrangements to be agreed in advance with intended heirs and cannot ordinarily be changed unilaterally.
Why does this matter for foreign property owners?
Foreign owners of Greek homes frequently face practical difficulties when their property passes to the next generation. These include:
- conflicting wills and uncertainty over which country’s succession law applies;
- forced-heirship claims by children or spouses;
- unwanted co-ownership or disputes involving children from different marriages; and
- delays involving the Greek Land Registry, tax authorities, and banks, as well as fragmentation or forced sale of the family home.
For example, an inheritance agreement can provide that:
- the surviving spouse will use the Greek home for life, after which it passes to the children;
- one child will inherit the villa, keeping it intact, while other children receive money or other assets; and
- children from different relationships will receive identified assets, with an intended heir providing an agreed payment or other benefit in return for contractual designation as successor.
Prospective heirs may also waive future inheritance rights – including forced-heirship rights – with or without consideration, subject to strict formal requirements.
Can foreign law be selected?
An inheritance agreement may include a choice of succession law; under the EU Succession Regulation, a U.S., Swiss, British, EU, or other foreign national may generally choose the law of their nationality to govern their succession, including Greek property.
A valid choice of foreign law may displace Greek forced-heirship rules, but the position must be assessed individually, taking into account the owner’s nationality, habitual residence, assets, existing wills, applicable law, family rights, public-policy considerations, and tax consequences.
Equally importantly, owning a house in Greece does not necessarily make Greek succession law applicable; an uncoordinated choice-of-law clause may instead create uncertainty.
Securing your legacy in Greece
Foreign owners of Greek property should consider reviewing their existing estate arrangements – particularly if they have no Greek will, hold separate wills in more than one country, have children from different marriages, want one person to inherit the property, or wish their succession arrangements to be contractually binding.
Depending on the circumstances, the solution may be an inheritance agreement, choice-of-law provision, prospective waiver, revised will, or a combination. Our team can assist with:
- cross-border succession and applicable-law reviews, including coordination of Greek and foreign wills;
- preparation of inheritance agreements and prospective waivers of inheritance and forced-heirship rights;
- succession planning for Greek homes and family businesses, with a view to the Greek inheritance tax implications; and
- implementation before Greek notaries, tax authorities, and the Land Registry.
Our team combines deep knowledge of Greek law with an international outlook. With offices in the United States, Europe, and Asia, we are well placed to advise international clients on the cross-border dimensions of Greek property succession.
Foreign owners should review how their Greek property would pass under their current arrangements before any family or tax issues arise.
Client Alert 2026-185
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