Greece’s New Inheritance Law 2026: What Foreign Property Owners Need to Know
A Major Reform Coming Into Effect in September 2026
Greece has passed a comprehensive reform of its inheritance law under Law 5303/2026, which comes into effect in September 2026. This is the most significant overhaul of Greek inheritance legislation in decades, and it directly affects anyone who owns property in Greece — whether as a permanent resident, a holiday home owner, or a Golden Visa investor. Understanding the implications of these changes is crucial for anyone dealing with inherited property in Greece.
The new law introduces important changes to wills, intestate succession, the rights of surviving spouses and cohabiting partners, and — for the first time in Greek law — the institution of the inheritance contract. Understanding how these changes apply to your situation is essential to protecting your assets and avoiding future disputes.
Key Change 1: The Inheritance Contract — A New Legal Tool
One of the most significant innovations introduced by the new law is the inheritance contract (κληρονομική σύμβαση). For the first time, Greek law allows individuals to agree in advance on the transfer of assets upon death, under specific conditions.
There are two types of inheritance contract:
- Inheritance contracts mortis causa — agreements that take effect upon the death of one of the parties, governing the transfer of specific assets
- Inheritance waiver contracts — agreements by which a future heir formally waives their rights to a future inheritance
This new instrument gives property owners — including foreign investors — greater flexibility in estate planning, allowing assets to be directed to specific individuals in a legally binding way that goes beyond a traditional will.
Key Change 2: New Rules for Intestate Succession
When a person dies without a valid will, their estate is distributed according to the rules of intestate succession. The new law restructures these rules significantly.
First Class — Descendants The deceased’s children and grandchildren inherit first. Children inherit in equal shares. Where a child has predeceased the deceased, that child’s own descendants step into their place (succession by roots).
Second Class — Parents, Siblings and Their Descendants Parents and siblings of the deceased inherit together in equal shares. Half-siblings, when inheriting alongside full siblings or parents, receive half the share of a full sibling.
Third Class — Surviving Spouse Alone If there are no first or second class relatives, the surviving spouse inherits the entire estate.
Fourth Class — Grandparents and Their Descendants Grandparents and, where they have predeceased, their children and grandchildren.
Fifth Class — Cohabiting Partner (New) This is an entirely new addition to Greek inheritance law. A person who was living permanently with the deceased in a cohabiting relationship (ελεύθερη ένωση) for at least three years before the death — or without a time limit if they had children together — now has legal inheritance rights for the first time.
Sixth Class — The Greek State If no other heir exists, the estate passes to the Greek State.
Key Change 3: New Rights for the Surviving Spouse
The new law significantly revises the inheritance rights of the surviving spouse, who now inherits alongside other heirs as follows:
- With one child: the surviving spouse receives one third (1/3) of the estate
- With two or more children: the surviving spouse receives one quarter (1/4) of the estate
- With second class relatives (parents, siblings): the surviving spouse receives one half (1/2) of the estate
In addition, the surviving spouse is entitled to the exclusive use of the family home — the property that served as the primary residence of both spouses — for one year following the death of their partner, free of charge.
The surviving spouse may also apply to the court within four months to receive a usufruct over estate assets instead of their inheritance share. This usufruct is extinguished upon the death of the surviving spouse and cannot be transferred.
Key Change 4: Rights of the Cohabiting Partner
For foreign clients in particular, this is one of the most important changes in the new law.
A cohabiting partner who lived permanently with the deceased for at least three years before the death, or who had children in common with the deceased without a time limit, now has the following rights:
- The right to the household contents (furniture, utensils, clothing and similar domestic items) that were used by the couple — previously available only to a surviving spouse
- The right to exclusive use of the family home for one year after the death, under the same conditions as a surviving spouse
- The right to inherit the entire estate if there is no surviving spouse and no other relatives — but only following a court confirmation of the cohabitation conditions
These rights must be claimed through the courts within the prescribed time limits. Prompt legal advice is essential.
Why This Matters for Foreign Property Owners in Greece
If you own property in Greece — whether in Rhodes, the Dodecanese islands, or elsewhere — the new inheritance law affects your estate planning in several important ways:
Your existing will may need to be reviewed. The new rules on forced heirship (the legally guaranteed share that certain relatives cannot be excluded from) have been amended. A will drafted under the old law may not achieve the results you intended under the new framework.
The inheritance contract is now available. If you wish to ensure that your Greek property passes to a specific person — a partner, a child, or another individual — an inheritance contract may offer greater legal certainty than a will alone.
Cohabiting partners now have recognised rights. If you are not married but live with a partner, the new law gives your partner specific rights to your Greek estate. Equally, if you are a beneficiary in this situation, you must take steps within the legal deadlines to assert those rights.
Succession planning for Golden Visa investors. Foreign nationals who have acquired property in Greece under the Golden Visa program should review their succession arrangements in light of the new law to ensure their investment is protected for their heirs.
Act Before September 2026
The new law comes into force in September 2026. This provides a window of opportunity to review existing wills, consider inheritance contracts, and ensure your Greek estate is structured in the most effective way under the new legal framework.
At the Law Office of Theodosia Karalla, we have extensive experience advising foreign clients on Greek inheritance law across Rhodes and the Dodecanese islands. We provide clear, practical legal advice in English — from drafting wills and inheritance contracts to managing the full probate process on your behalf.
Contact us today for a free consultation to review your succession arrangements under the new Greek inheritance law.