The following summary οf the main aspects of Greek inheritance tax law is provided for informational purposes only and does not constitute legal or tax advice.

What is Inheritance Tax

Inheritance tax is a levy imposed by the State on the estate of a deceased person, including immovable and movable property, savings, bank deposits, investments, and other assets. While in many countries the inheritance tax is paid by the estate itself before being distributed to the beneficiaries — and some other countries have abolished inheritance tax altogether — in Greece, the legal framework operates differently.

The Legal Framework

In Greece, inheritance tax is governed by national legislation, so the same rules apply across the entire country. Under the Greek legislation, the tax liability falls on each beneficiary individually, rather than on the estate as a whole.

Each heir has a personal tax-free allowance, which depends on their relationship to the deceased. Close relatives such as spouses and children under 18 benefit from significantly higher exemptions.

Tax is imposed only on the amount exceeding this allowance, with rates increasing progressively according to both (a) the value of the inheritance and (b) the beneficiary’s relationship to the deceased (degree of kinship). 

When and Where Greek Inheritance Tax Applies

Greek inheritance tax is imposed on:

• All assets located in Greece, regardless of the nationality of the deceased owner.
• Movable assets located abroad, if they belong to a Greek national or a foreign national who was a tax resident of Greece at the time of death.

This means that even non-Greek nationals inheriting property located in Greece may become liable for Greek inheritance tax.

Where a double taxation agreement between Greece and another state is in force, the taxation of foreign movable assets is determined according to the terms of that treaty, which generally aims to prevent the same inheritance from being taxed twice.

Given the complexity of cross-border estates, beneficiaries are strongly advised to seek professional legal advice to determine which country’s laws apply, especially when assets are located in multiple jurisdictions.

Calculation of Inheritance Tax in Greece

In Greece, as mentioned above, inheritance tax is determined by two main factors:
(a) the value of the inherited property at the time of death, and
(b) the degree of kinship between the heir and the deceased.

The payable tax is calculated on the net taxable share of each beneficiary, after deducting any liabilities and the applicable personal tax-free allowance.
Depending on their relationship to the deceased, beneficiaries are classified into three tax categories, each subject to different tax rates and exemptions.

Accordingly, the calculation process generally follows the steps below:

1. Determine the taxable estate by deducting any debts or liabilities from the total assets.
2. Distribute the net estate among the heirs according to the will or, in its absence, under Greek succession law.
3. Subtract the personal allowance applicable to each beneficiary.
4. Apply the relevant tax rate based on the beneficiary’s tax category and the value of their inheritance.

Current Inheritance Tax Allowances

In contrast to systems that apply a single flat tax rate, Greece applies graduated tax rates and simultaneously provides different tax-free allowances depending on the relationship between the deceased and the heir.

After deducting the applicable tax-free allowance, inheritance tax is calculated on the remaining taxable value of the inherited assets, according to the heir’s tax category and relationship to the deceased. 

Taxable Assets and Exemptions

Under Greek inheritance law, all assets — both immovable and movable — located in Greece are taxable, as well as movable assets abroad owned by Greek nationals or foreign tax residents of Greece.

Foreign beneficiaries may also be exempt from inheritance tax, on the basis of reciprocity or where such exemptions are provided under international treaties concluded by Greece. Currently, Greece has in force four double taxation treaties on inheritance with the United States, Spain, Germany and Italy, which aim to prevent the same inheritance from being taxed twice.

Filing of Inheritance Tax

As of 1^st January 2023, the electronic submission of both initial and amended inheritance tax declarations is mandatory through the online platform of the Independent Authority for Public Revenue. Certain exceptions may apply. 

Beneficiaries must file their inheritance tax declaration within the following time limits:
– 9 months from the date of death or from the publication of the will, if the deceased passed away in Greece, or

– 12 months from the date of death or from the publication of the will, if the deceased passed away abroad.

Failure to submit the declaration within these deadlines may result in an administrative fine of €100 for each beneficiary.

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For further information or legal assistance, please do not hesitate to contact our qualified legal team at info@zkklaw.gr or by phone at +30 210 3628040.
Our lawyers will be pleased to provide tailored advice and additional information based on your specific needs and circumstances.

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According to the Greek Civil Code and the provisions of private international law it establishes, the nationality of the deceased at the time of his death determines the national law applicable to matters of succession, as well as the potential heirs and their respective shares.

If the deceased held multiple nationalities, Greek nationality prevails. Where the deceased did not possess Greek nationality, the law of the State with which the deceased had the closest connection shall apply. In the absence of any nationality, the law of the habitual residence, and failing that, the law of the actual residence, governs the succession.

Pursuant to Articles 21 and 22 of Regulation (EU) No. 650/2012, applicable in all Member States of the European Union, for the succession of persons deceased since 17 August 2015, the law governing the succession as a whole is that of the State in which the deceased had his habitual residence at the time of death. Moreover, any person may designate as the law applicable to his inheritance the law of the State whose nationality they possess either at the time of that choice is made or at the time of death.

COMPOSITION OF THE ESTATE

The estate comprises both the assets and liabilities forming part of the deceased’s patrimony, including all movable and immovable property, as well as all debts and obligations (private debts, taxes due to the State, social security contributions, loans, etc.).

PROVISIONS OF GREEK SUCCESSION LAW

Modes of Succession and Types of Will

Under Greek succession law, there are two modes of succession:

1. INTESTATE SUCCESSION 

1. a. Succession ab intestat

This applies in the absence of a will made by the deceased and concerns the surviving spouse as well as the deceased’s relatives.

When a person dies without having left a will (ab intestat), certain members of his family become heirs according to their degree of kinship and acquire co-ownership of the estate (community of heirs).

Heirs are classified in a system of orders of succession, also referred to as “classes”, according to their proximity to the deceased, with each class excluding the following one. In the case of intestate succession, the descendants of the deceased are called first to inherit. Within the same class, the closest relative excludes the more distant one. If a descendant predeceases the deceased, that descendant’s own descendants are called to inherit in his place. When no relatives exist within a given class, succession passes to the next class.

Greek succession law establishes six orders of heirs, as follows:

• 1st class: The deceased’s children and the descendants of any predeceased child, in equal shares.
• 2nd class: The deceased’s parents, brothers and sisters, as well as the descendants of any predeceased sibling.
• 3rd class: The deceased’s grandparents, or, if they have predeceased, their children (uncles and aunts) or grandchildren (first cousins).
• 4th class: The deceased’s great-grandparents.
• 5th class: The surviving spouse inherits together with the first four classes.
• 6th class: The Hellenic State.

1. b. Forced heirship (hereditary reserve)

This also constitutes a statutory mode of succession under Greek law. In principle, a testator may freely dispose of his property by will. However, Greek inheritance law protects a limited category of close relatives, known as forced heirs, who cannot be completely excluded from the succession.

Under the Greek Civil Code, the following persons are entitled to a hereditary reserve: the surviving spouse, the children of the deceased, and, in the absence of children, the parents of the deceased.

2. TESTAMENTARY SUCCESSION

There are three types of wills recognised under Greek law:

• The holographic will. This type of will must be entirely handwritten by the testator, in his own language. It must be dated and signed by the testator and requires no further legal formalities. The testator may entrust the will to an attorney, a notary public, or any other trusted person for safekeeping.
• The public will. In this case, the testator dictates orally his last will before a notary public, in the presence of either three witnesses or one witness and a second notary. The witnesses must not be related to the testator by family ties, nor may they benefit under the will.
• The secret will. This type of will may be handwritten or typed, either by the testator or by another person, and must be signed by the testator. The testator delivers the sealed will to a notary public, in the presence of three witnesses (or one witness and a second notary), and declares orally that the sealed document contains his final will.

Procedure for the Publication of a Will

As of 1^st November 2025, and for deaths occurring on or after that date, the publication of all types of wills in Greece shall fall exclusively within the competence of Greek notaries public. Notaries public will be responsible for drafting and registering the official record of publication of the will on the new online platform of the Greek Register of Wills. For deaths occurring prior to that date, a temporary jurisdiction of the Courts of First Instance is maintained until September 2026 for the purpose of publishing wills.

PROCEDURE FOR ESTABLISHING THE HEIR’S SUCCESSION RIGHTS

PRELIMINARY MEASURES

Before any declaration of acceptance or renunciation of an inheritance, certain steps must be carried out in Greece.

1. Verification of the existence of a will

The law firm which will be handling the inheritance will search for a will, with the deceased’s personal identification details – particularly the full name, the exact date of death, and the location of his last residence – to determine whether a declaration or will had been deposited prior to death.

If a will is registered, the notary in possession of it is notified and proceeds with its official publication, which is then entered into the Register of Wills.

However, for deaths occurring before that date, the search for a possible will is carried out through the registry of the competent Court of First Instance. If a will is located, it must be published by the territorially competent Court of First Instance.

2. Identification of potential heirs

The establishment of a complete family tree and the verification of the civil status of the deceased are essential for determining the persons entitled to inherit and for assessing each heir’s share according to their degree of kinship.

In the case of a deceased of Greek nationality, cooperation with the Civil Registry Department of the competent municipality is required, in order to consult the family register of the deceased, which lists all registered family members.

Proof of each heir’s right of succession is further evidenced by a document known as the Certificate of Closest Relatives (Next of Kin Certificate), issued by the municipality where the deceased was registered, provided that the applicant relative is also recorded in the same family register.

For deceased persons of foreign nationality who owned property located within Greek territory, the proof of heirship generally derives from civil status certificates, notarial deeds, or judicial decisions issued in the deceased’s country of nationality.

3. Identification of the estate assets

To identify the immovable property forming part of the estate, a search must be conducted in the electronic database of the Hellenic Cadastre, or, where applicable, in the competent Land Registry (Mortgage Office) depending on the precise location of the property. This search may be carried out using the title deed of the property, or, if unavailable, by means of the full name and personal details of the deceased (including the names of his or her parents). It also enables verification of the legal status of the property (ownership, encumbrances, real rights, titles, etc.) and may be extended to persons included in the deceased’s family tree, in order to determine whether any of the heirs has already accepted his own share.

The exact location of the property (city, municipality, cadastral district) may be decisive in identifying the competent land registration office, especially given that the Hellenic Cadastre, currently in the process of completion, is not yet fully operational throughout the Greek territory.

ACCEPTANCE OF THE INHERITANCE

The final step in establishing an heir’s succession rights consists in accepting the inheritance by signing the corresponding declaration of acceptance, drafted by the heir’s attorney-at-law. This declaration is filed with the registry of the competent Court of First Instance in order to acquire the form of a public instrument, as required by law. Where the inheritance includes immovable property, the attorney subsequently proceeds with the registration of the deed of acceptance with the Hellenic Cadastre or the competent Land Registry, thereby constituting the heir’s definitive title of ownership.

Acceptance of the inheritance constitutes a mandatory prerequisite for any subsequent sale, donation, or transfer of the inherited property.

Before the declaration of acceptance is drafted by the attorney handling the case, several administrative formalities must be completed and supporting documents collected to enable the full preparation of the succession file.

1. Power of Attorney and legal representation

Given that succession proceedings now fall exclusively within the competence of attorneys-at-law, it is strongly recommended that each heir – whether residing in Greece or abroad – grant a power of attorney to an attorney, authorising him to carry out, on the heir’s behalf, all formalities before the competent authorities, including the preparation and filing of the declaration of acceptance of inheritance.

2. Collection of documents required for the preparation of the declaration

Several documents and certificates must be gathered for the preparation of the succession file. These typically include the death certificate, a copy of any existing will, accompanied by the official record of its publication, the Next of Kin certificate, as well as the title deeds of the deceased or of his predecessors in title. It is also necessary to produce certificates confirming that no will has been published, and no challenge has been lodged against the heir’s succession rights.

3. Tax obligations and declaration of inheritance tax

In Greece, no act relating to the transfer or conveyance of inherited immovable property may be executed without the prior issuance of a tax clearance certificate, confirming that inheritance tax has been fully paid or that the estate is exempt from taxation. Thus, before any transaction involving the inherited property – particularly before signing the declaration of acceptance – an inheritance tax return must be filed with the Greek tax authorities within the period prescribed by the tax legislation in force.

To file this declaration, each heir must hold a Greek Tax Identification Number (A.F.M. in Greek). Heirs residing abroad are further required to appoint a tax representative residing in Greece, authorised to receive official notifications and ensure communication with the tax administration. The tax number of the deceased is likewise required for processing the succession file.

Once the inheritance tax return has been filed and the corresponding amount paid, the heir may proceed to sign the declaration of acceptance of the inheritance.

4. Technical verification of immovable property

A licensed civil engineer must be appointed to inspect the inherited immovable property on site and verify whether any unauthorised constructions exist. In accordance with the provisions of L. 4178/2013 and the current L. 4495/2017, the engineer must issue a certificate confirming the absence of unauthorised structures, which must be submitted to the attorney handling the succession for inclusion in the deed of acceptance. This certificate is accompanied by the relevant topographical survey and floor plans.

Once all preliminary steps have been completed and the tax obligations settled, the appointed attorney prepares and files the declaration of acceptance of the inheritance before the competent court. Where the estate includes immovable property, the declaration is then registered with the Hellenic Cadastre. 

IMPORTANT NOTE: Bank accounts of the deceased

Where the deceased held one or more bank accounts in Greece, the heir must comply with the specific procedures applied by each banking institution in order to be recognised as the beneficiary of the deceased’s accounts.

RENUNCIATION OF INHERITANCE

Under the Greek Civil Code, an heir who wishes to renounce an inheritance must do so by means of an official declaration drafted by his appointed attorney-at-law, which is then filed with the registry of the competent Court of First Instance in order to acquire the form of a public instrument, as required by law.

The time limit for exercising the right of renunciation is four months from the date of death or from the publication of the will, or from the day on which the heir became aware of his succession right as a result of the renunciation by other heirs of the preceding class.

Where the death occurred abroad, or the heir resides abroad, this time limit is extended to 12 months from the same date.

Once the declaration has been filed and registered, the renunciation becomes irrevocable, and the heir is deemed, under Greek law, never to have acquired the status of heir.

SPECIFIC PROVISIONS

Certificate of Inheritance and European Certificate of Succession

The issuance of a Certificate of Inheritance is envisaged in cases where a Next of Kin Certificate cannot be obtained and where an official document is required to confirm the right of succession and the respective share of each heir. The holder of such a certificate is deemed to possess the succession rights indicated therein.
Any transaction concluded between a person designated as heir in the certificate and a third party is considered valid and binding upon that third party, unless the third party had knowledge of the inaccuracy of the certificate or of its revocation by judicial decision.

Pursuant to Regulation (EU) No. 650/2012, applicable in all Member States of the European Union (apart from Denmark, Ireland and the United Kingdom), for the succession of persons deceased since 17 August 2015, a European Certificate of Succession has been established. This certificate enables heirs, legatees, executors of wills, and administrators of estates to prove their status and to exercise their rights or powers in another Member State of the Union.

Once issued by the competent authority, the European Certificate of Succession produces its effects in all EU Member States without the need for any further formality.

Challenge to a Will

Where a beneficiary of an estate has serious grounds to believe that
(a) a will has been forged or falsified, (b) it was signed under duress or under circumstances that unduly influenced the true intent of the testator, or
(c) the testator lacked legal capacity or mental competence at the time of its execution (for instance, persons under judicial assistance, deprived of general or specific capacity to make a will, or suffering from impaired consciousness or mental lucidity), he may contest the validity of the will.

Such a challenge is brought by filing a specific application before the competent Court of First Instance, in accordance with the provisions of Greek civil law.
A statutory prescription period applies to the exercise of this right, particularly in cases involving fraud, duress, or error affecting the testator’s intent.

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For further information or legal assistance, please do not hesitate to contact our qualified legal team at info@zkklaw.gr or by phone at +30 210 3628040.
Our attorneys-at-law will be pleased to provide tailored legal advice and any additional information you may require, based on your specific needs and circumstances.

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Under the new framework, the attorney-at-law assumes an active and substantive role throughout every stage of the procedure. He or she conducts a comprehensive legal and factual examination of the inheritance and its composition, verifies the existence of any will, and ensures its publication and probate as the principal will.

The attorney-at-law also identifies the heirs and determines their respective shares of the estate, records the assets comprising the inheritance (both immovable and movable property), and assesses any liabilities attached to it. At the same time, the attorney handles all tax obligations arising from the acceptance of the inheritance — calculating inheritance tax according to the applicable Greek tax rates, filing the relevant tax declaration, and arranging the settlement of any debts of the deceased.

Once the legal and factual review is complete, the attorney-at-law drafts the declaration of acceptance or renunciation of inheritance, which is then filed with the competent Court. The relevant record is signed by the court registrar and the authorized attorney-at-law. Where the estate includes immovable property, the attorney is also responsible for registering the record of acceptance of inheritance with the Hellenic Cadastre, thereby fully completing the process.

Our law firm assists clients at every stage of the inheritance procedure, providing comprehensive legal expertise and personalized support. Whether you wish to accept or renounce an inheritance, we ensure that all steps are completed efficiently, with full legal security and in compliance with the applicable legislation.

Do not hesitate to contact us for a personalized consultation or for further information info@zkklaw.gr or call + 30 210 36 28 040.

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What is an AFM in Greece?

An AFM is a unique 9-digit identification number the Greek Tax Office assigns individuals. The AFM tracks an individual’s tax obligations, payments, and other financial transactions with the Greek government.

Why do I need a tax identification number in Greece?

Foreign nationals will need an AFM to conduct any financial transactions in Greece, including purchasing a property, opening a bank account, obtaining a Greek driver’s license, or registering a business. Additionally, an AFM is required to obtain a Greek residency permit and to file taxes in Greece.

How can I get a tax number in Greece?

The process for obtaining an AFM can vary depending on the individual’s citizenship, age, and other factors. However, in general, the following steps are required for a non-Greek resident:

• Book an appointment with the non-Greek resident tax office in Greece: The first step is to book an appointment with the competent tax office (Δ.Ο.Υ.). It is necessary to visit in person the competent office and you will need to bring your passport or another form of identification and the application hereunder filled in. You will also need to appoint a tax representative who resides in Greece such as a lawyer or an accountant. 

• Complete the application:  You must complete an application for an AFM, in Greek, which will require your personal information, including among others your name, date of birth, and contact information.

• Submit the application: Once you have completed the application, you will have to submit it to the tax office along with your identification documents.

• Your tax identification number is issued on the same day.

Can I apply for an AFM remotely?

Yes, it is possible to apply for an AFM remotely by appointing a representative, such as an accountant or lawyer, to apply on your behalf. Your representative must provide a power of attorney and your identification documents to the tax office.

Understanding the Use of Tax Numbers in Greek Property Purchases

It is worth noting that getting an AFM tax number as soon as possible is recommended, especially if you are planning to buy property in Greece. This number is required for all financial transactions related to the property, including paying property taxes, such as ENFIA, and obtaining a property title. Obtaining a tax number can take some time, so buyers and sellers should anticipate this request or risk having the transaction blocked.

Your Greek Tax Number: A Key to Navigating Taxation in Greece

Foreign nationals or Greeks living abroad must obtain an AFM to conduct financial transactions or establish a legal presence in Greece. The procedure for obtaining this tax number is relatively simple and can be done remotely. However, if you have difficulties getting this number, do not hesitate to contact a lawyer who can assist and represent you.

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Property Taxes in Greece

Property owners in Greece are subject to various taxes, including property tax, transfer tax, and income tax. Property taxes in Greece are based on the property’s size, age, and location and are payable annually. The transfer tax is a one-time tax payable when the property is transferred from one owner to another. Finally, income tax is payable on any rental income the property receives.

Capital Gains Tax

Capital gains tax is payable on the sale of real estate property in Greece. According to recent legislation, private individuals don’t have to pay any capital gains tax until the end of 2024. Companies, however, are not exempt from paying tax on any real estate income they may gain from selling the company’s assets. 

Legal Due Diligence

Legal due diligence is essential when investing in real estate in Greece to ensure the property is legally sound and free from legal issues. This involves thoroughly reviewing the property’s title, any liens or encumbrances, and any other legal issues that may affect the property. Therefore, investors should seek the legal services of a property lawyer to conduct legal due diligence before making any real estate transactions in Greece.

Building Permits and Construction

Before any building construction in Greece can start, a building permit must be obtained from the local authorities. This permit outlines the scope of the building works and ensures compliance with local building regulations. Failure to obtain a building permit can result in fines and legal consequences. A building construction must adhere to environmental regulations.

Notarial Deed and the Competent Land Registry

The notarial deed is a legal document that must be signed in the presence of a notary public and registered with the competent land registry. This document serves as proof of real estate ownership and ensures that the property is registered correctly with the cadastre office. Therefore, ensuring that the notarial deed is accurate and legally binding is essential to avoid future legal disputes or issues.

Foreign Investment in Greek Real Estate

Foreign investment in Greek real estate has been increasing in recent years, with investors worldwide attracted to the country’s relatively low property prices and a high potential for capital appreciation. In addition, the Greek government has established several initiatives and incentives to encourage foreign investment, including residency programs, tax exemptions, and reduced property taxes. 

Additionally, the Greek government is working to streamline the legal framework for foreign investment in real estate, making it easier for international investors to navigate the legal system and invest in Greek real estate. However, it is still advisable to seek the guidance of a legal or real estate professional before making any significant investments.

Receivables Generated by the Property

Receivables generated by the property, such as rental income or service charges, are subject to taxation in Greece. The tax rate range is currently between 15% – 45% depending on the income declared. Property owners are responsible for reporting any receivables generated by their properties and paying the appropriate taxes.

Understanding Greek Property Law

The Greek real estate market has been recovering in recent years after a significant decline during the economic crisis of the early 2000s. The market is still relatively affordable compared to other European countries, with many attractive investment opportunities for domestic and international investors. Hiring a property lawyer to ensure compliance with all applicable laws and regulations is strongly recommended to navigate the complex legal system of Greek law.

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What is a Greek property lawyer?

A Greek property lawyer is a legal professional specialising in the sale or purchase of real estate in Greece. They are licensed to practice law in Greece and have the expertise to guide you through the complex legal process of buying a property in Greece. They can help you navigate the nuances of Greek property law, explain the legal requirements and obligations involved in the purchase process, and ensure that your interests are protected throughout the property transaction.

What does a Greek lawyer do?

Legal, due diligence

Before buying a home in Greece, a lawyer will conduct legal due diligence to ensure that the seller legally owns the property. Your lawyer will also check that the property is free of liens, encumbrances or other legal issues that could prevent you from obtaining clear ownership. The law firm will also review if there are any building permits, zoning laws or other legal restrictions that could affect your ownership or use of the property.

Review and draft contracts

Amongst the legal services offered, your lawyer will check all the contracts and documents related to the property purchase. In addition, they can draft, review or modify contracts to make sure they are legally binding, accurately reflect the agreement’s terms, and serve your best interests. The contracts include purchase agreements, transfer of ownership documents, and other legal documents necessary for the purchase process.

Registration at the Greek cadastre

The Greek real estate attorney will assist with the registration of the deed of purchase at the Name Registry as well as at the New Land Registry [Cadastre] if necessary. The New Land Registry is still in process in many areas of Greece and is not in full function yet. The attorney will draft the petition for the registration, prepare the file and lodge it with the local competent New Land Registry. Their role is crucial in order to make sure that the property is correctly registered. Also, they will assist with the payment of the Registration fees and obtain the certificate validating the Registration of your purchase.

Coordinate with other parties

A Greek real estate attorney will also coordinate with other parties involved in the property purchase, such as the seller’s lawyer, real estate agents, notary public, and the competent land registry. They will ensure that all parties are informed and involved in the process and that everyone works towards a successful closing.

Handle payment and taxes

A Greek property lawyer can also help you navigate the payment and tax process. They will ensure that all payments are made in accordance with Greek law, including transfer taxes and other fees. They can also advise you on the most tax-efficient way to structure your purchase, including options for holding the property in a legal entity, such as a Greek company.

Administrative support

Your lawyer can help you obtain a tax number and assist you in opening a bank account in Greece. In addition, they can advise you on choosing the right home insurance for your property depending on how you plan to use the property.

Provide legal representation

Finally, a Greek property lawyer can represent you in any legal disputes related to your real estate purchase. This includes disputes with the seller, real estate agents, or other parties involved in the transaction. They can also assist you with any legal issues related to property ownership or use.

Why do you need a property lawyer in Greece?

It is wise to work with Greek property lawyers to ensure your real estate purchase is legal, valid, and protected. Greek lawyers are fluent in English and can help you understand the legal process. With their extensive knowledge of local property law, they are an invaluable resource.

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Looking to retire in Greece? What you need to know

If you plan on living in Greece for over 90 days, it’s important to know the process for obtaining a residency permit. The requirements can vary depending on your country of origin. Here is a breakdown of what you need to know:

European Union/European Economic Area citizens

If you’re a citizen of the EU/EEA, you don’t need to obtain a visa or residency permit. You can stay in Greece for as long as you want, but you’ll need to register with the local police authorities.

Non-EU/EEA citizens

If you’re not a citizen of the EU/EEA, you’ll need to obtain a long-stay visa before applying for a residency permit. For stays up to 90 days within 180 days, citizens of certain countries like the US, Canada, and Australia can enter Greece with a valid passport.

Retirees

Retirees must show proof of income and have health insurance to qualify for a residency permit. The minimum amount of income required varies depending on the retiree’s circumstances, but it generally ranges around €2,000 per month. Proof of income can come from pensions, investments, or other sources. The application process can be complicated and take a while, so it’s recommended to seek the help of an experienced lawyer to ensure you meet all requirements.

Golden Visa Program

Non-EU/EEA citizens may also consider the Golden Visa program, which offers a permanent residency permit when purchasing a property valued at a minimum of €250,000 or 500.000€ depending on the region.

Property Purchase

Many retirees find Greece an attractive location for purchasing property due to the diverse options available. Whether looking for a traditional stone house in a small village on a Greek island or a modern apartment in a bustling city, Greece has something to offer. In addition, Greece’s property cost is relatively low compared to other European countries, making it a cost-effective investment.

While foreigners can purchase property in Greece, there are specific requirements they must meet. For example, they must obtain a tax identification number (AFM) and open a Greek bank account. Additionally, they will need to engage the services of a property lawyer to guide them through the complex legal process of purchasing property in Greece. This includes assisting with property searches, title deeds, and contracts to meet all legal requirements.

Tax Considerations

Retiring in Greece may have an impact on your tax residence. Therefore, before you move to Greece, you must have a good understanding of the country’s tax laws.

Double Taxation Treaties: Greece has signed double taxation treaties with various countries to avoid being taxed twice on the same income. It’s recommended to familiarise yourself with the treaty specific to your home country, especially regarding the impact it may have on your pension income and other sources of income.

Tax Residency: To determine your tax residency status and potential obligations, it’s crucial to understand the criteria for tax residency. If you spend more than 183 days in Greece within a calendar year, you will be considered a tax resident subject to Greek taxation on worldwide income. It’s recommended to consult a tax professional for guidance.

Taxation on Pension Income: Greece offers a favourable tax regime for retirees. A 7% flat tax rate is applied to foreign pension income for the first fifteen years of residency, providing significant tax advantages. This makes Greece an attractive destination for those looking to retire.

Healthcare

While Greece has a national healthcare system, you need to remember that the quality of healthcare can vary significantly from region to region and even from hospital to hospital. Private healthcare may be a better option for retirees, as it provides a higher standard of care. It is strongly advised to have comprehensive medical insurance that covers you in Greece and your home country, as this will ensure that you get the best possible medical care, wherever you may be.

Legal considerations

Estate Planning: It is essential to obtain legal advice when planning your estate in Greece, as specific inheritance regulations must be followed. Getting familiar with these regulations can help you structure your assets and estate plans effectively. For example, creating a will or setting up trusts can ensure your assets are distributed according to your wishes.

Power of Attorney: Granting power of attorney to a trusted individual can be beneficial, especially if you plan on leaving Greece for an extended period. This allows them to act on your behalf for legal and financial matters, ensuring that everything is appropriately managed even in your absence.

Ensure a Successful Retirement in Greece

If your retirement goal is to settle down in Greece, you have to be aware of all the legal obligations that come with it. These include getting a residency permit, purchasing or renting a property in Greece, and handling taxes in compliance with local regulations. To ensure a seamless transition to retirement in Greece, it’s highly recommended to enlist the assistance of a lawyer and financial advisor who can offer guidance throughout the process.

The post Retiring in Greece: A Guide to Legal Considerations appeared first on ZKKLaw & Associates.

Step 1: Determine your budget and requirements

The first step to buying a house in Greece is determining your budget and preferred location. Greece has many beautiful and diverse regions, each with its own character, attractions, and property prices. Factors to consider are proximity to the beach or mountains, access to amenities, climate, and transportation. Once you have a budget and location in mind, you can start searching for properties that meet your criteria.

Step 2: Engage an estate agent

Finding a reliable and experienced agent is a must in the Greek real estate market, especially if you are not fluent in Greek or do not live in the country. A good agent can help you find suitable properties for sale, negotiate the purchase price, and guide you through the legal and administrative aspects of the buying process. Look for licensed, reputable agents who are fluent in your language.

Step 3: View and appraise properties

Once you’ve found potential properties, it’s time to view and appraise them. Inspect them in person, preferably with your agent, and review them thoroughly. 

Step 4: Hire a lawyer and conduct due diligence

Hiring a lawyer to conduct due diligence is the next step. Your lawyer will ensure the property is legally sound and free from encumbrances or disputes. In addition, they will review the title deed, verify the seller’s identity and ownership, and check for any liens or mortgages. 

Your lawyer will also provide guidance on any legal concerns, risks or obligations, such as your liability to Greek property taxes. Make sure to choose a lawyer who specialises in property law and is fluent in your language to ensure proper communication. 

Step 5: Secure financing

If you require financing to purchase a property in Greece, you’ll need to apply for a mortgage from either a Greek bank or a bank in your home country with a presence in Greece. The mortgage process in Greece can be tricky, so seek professional advice from a financial advisor.

Step 6: Make an offer and negotiate the price

When you come across a property that ticks all the right boxes, make an offer. Your estate agent can help you prepare an offer and negotiate the price with the seller or agent. The Greek property market can be fiercely competitive, especially in popular areas like some Greek islands. Therefore, be well-prepared and offer a competitive price to increase your chances of securing the property.

Step 7: Sign the preliminary purchase agreement and pay the deposit

If the checks carried out by your lawyer are satisfactory, you can sign a promise to purchase and pay the deposit, which is usually 10% of the total value of the property. At this stage, and before signing anything, review the contract with your lawyer and take the time to ask any questions you may have. The seller will need to provide all the necessary documents and evidence so that your lawyer can check that the property is “sound”.

Step 8: Sign the deed of purchase

In Greece, the deed of purchase is signed before a notary. If you are not fluent in Greek, you are legally required to hire an officially approved translator. Once you have signed the contract and paid the notary’s fees, you have almost reached the end of the purchase process.

Step 9: Register the property

After signing the purchase agreement, the property must be registered with the local Land Registry. If it is still not finalized it is registered firstly with the Name Registry and a petition for registration is also filed with the New Land Registry [Cadastre]. This is typically done by real estate attorneys, who will ensure that all legal requirements are met.

Step 10: Complete the sale and transfer ownership

The final step in buying a house in Greece is to complete the sale and transfer ownership. This process involves paying the remaining balance and transfer taxes, which vary depending on the property’s value and location. Once all the payments are made and the paperwork completed, you will receive the keys and take possession of your new property.

Looking to buy a house in Greece? Essential tips

Working with a knowledgeable and experienced property lawyer can avoid many common pitfalls of buying a property in Greece, such as unclear titles, unpaid taxes or encumbrances, and ensure your investment is secure. So, whether you are looking to purchase a vacation home, a rental property, or a permanent residence in Greece, don’t hesitate to seek the advice and guidance of a property lawyer.

The post Looking to Buy a House in Greece? A Step-By-Step Guide appeared first on ZKKLaw & Associates.