Inheritance Tax in Greece for Israelis: A 2026 Guide for Property Owners and Home Buyers
Buying a home in Greece is not only an investment decision or a lifestyle choice. It creates an asset in another country — and therefore raises questions about inheritance, wills, taxation, and registration. For an Israeli investor, proper planning begins even before signing the purchase agreement: Who will inherit the property? Which law will apply? How much tax may be due in Greece? And which documents should already be organized today?
The short answer: Greece imposes inheritance tax on real estate located in Greece, even when both the owner and the heirs are Israeli. The tax is calculated separately for each heir, based on the net value of their share and their relationship to the deceased. Israel currently has no inheritance tax or estate tax, but this may still have future tax implications when the property is sold. A coordinated will and an organized document file can prevent delays, costs, and disputes.
Updated: August 3, 2026
Legal and Tax Disclaimer: The information in this article is general information only, accurate as of the update date, and does not constitute or claim to constitute legal, tax, accounting, financial, or investment advice, a professional opinion, or a recommendation to complete any transaction. Laws, practices, and tax rates may change, and their application depends on each individual’s facts and circumstances. This information should not be relied upon for making decisions or taking action without personalized advice from qualified professionals in Israel and Greece. Greece Invests is not a law firm, accounting firm, or tax advisory service, and this publication does not create an advisor-client relationship. Subject to applicable law, Greece Invests is not responsible for any action, omission, damage, or expense resulting from reliance on the information in this article.
Does an Israeli Pay Inheritance Tax on a House in Greece?
Yes. According to the Greek tax authorities, inheritance tax applies to property located in Greece, regardless of whether the owner was a Greek resident or a foreign resident. The person liable for the tax is the heir or beneficiary, and the tax is determined based on the net value of the share received by each heir — after deducting recognized estate debts — and according to the heir’s relationship to the deceased.
In simple terms: the fact that the deceased and the children live in Israel does not remove the Greek property from Greek tax rules. The fact that Israel does not currently impose inheritance tax does not cancel the tax obligation in Greece.
How Much Inheritance Tax Is Paid in Greece?
Greek law divides heirs into three categories. The rates are progressive: each portion of the value is taxed according to the bracket it falls into, rather than applying the highest rate to the entire amount.
Category A — Immediate Family
Category A includes spouses, recognized civil partnership partners, children, grandchildren, and parents of the deceased.
| Net Share of the Heir | Tax Rate on That Bracket |
|---|---|
| Up to €150,000 | 0% |
| €150,001–€300,000 | 1% |
| €300,001–€600,000 | 5% |
| Above €600,000 | 10% |
Parents and Adult Children Planning the Inheritance of a Property in Greece
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What Value Is Used for Calculating the Tax?
Inheritance tax is not necessarily calculated according to the advertised price on a real estate website or a family valuation. For real estate, the valuation rules established under Greek law are applied, and in many areas the tax authorities use the “objective value” system.
In some cases, information regarding the property, building rights, age of the structure, location, ownership percentage, and rights such as full ownership or usufruct rights may be required.
Recognized debts of the deceased may be deducted from the value proportionally among the heirs’ shares, provided they are documented and meet the legal requirements. Therefore, it is advisable to keep loan agreements, bank confirmations, renovation invoices, purchase documents, and supporting evidence for any significant expenses.
What Happens in Israel?
Israel currently does not impose inheritance tax or estate tax, so receiving a home through inheritance generally does not create an Israeli inheritance tax liability. However, “no inheritance tax” does not mean there are no future tax implications.
If the heir is an Israeli resident and rents out or sells the property, rental income or capital gains may also be examined in Israel, alongside any tax obligations or reporting requirements in Greece, according to the relevant laws and tax treaties applicable at the time of the transaction.
Generally, for inheritances received after March 31, 1981, Israel does not automatically “reset” the property’s cost basis to its value on the date of death. For capital gains tax purposes, the heir may inherit the deceased’s original acquisition date and historical cost basis, subject to the applicable circumstances and law.
Therefore, the document file should pass to the heirs together with the keys: purchase agreement, lawyer and notary fees, purchase taxes, brokerage fees, improvements and renovations, plans, permits, and any document explaining the property’s cost basis.
A document lost today could become an expensive tax issue twenty years from now. For broader context, see also our guide on the legal and tax implications for Israeli investors in Greece.
Does the Israel–Greece Tax Treaty Prevent Double Inheritance Tax?
No. The Israel–Greece tax treaty deals with income taxes and does not cover inheritance tax.
The Greek tax authorities list four specific inheritance tax treaties designed to prevent double taxation — with the United States, Spain, Germany, and Italy — and Israel is not among them.
In the typical case of a property in Greece inherited by an Israeli resident, there is currently no parallel inheritance tax in Israel, so there is generally no double inheritance taxation when receiving the property. However, future taxation of rental income or a sale is a separate matter requiring planning and reporting in both countries.
Is a Will Needed in Greece?
A will is not a requirement for purchasing a home, but in most cases it is an important planning tool.
Without a will, the estate is distributed according to intestacy rules. When assets, family members, or connections exist in two countries, the process may require recognition of foreign documents, official translations, apostilles, and examination of the applicable law.
European Succession Regulation 650/2012 establishes that, by default, the law applicable to the entire inheritance is generally the law of the deceased’s habitual residence at the time of death. It also allows a person to explicitly choose in their will the law of their country of citizenship.
Therefore, an Israeli citizen may, in appropriate cases, choose Israeli law as the law governing their inheritance.
However, it is important to separate two different questions:
- Who inherits and what share do they receive?
This is a question of inheritance law and the will. - How much tax does the heir pay on the property in Greece?
This is a question of Greek taxation. Choosing Israeli inheritance law does not eliminate Greek inheritance tax.
In practice, it may sometimes be appropriate to prepare a coordinated Israeli will and a Greek will limited to assets in Greece. Both wills must be prepared together, with mutual non-revocation clauses and consistent wording, so that a later will in one country does not accidentally invalidate the other.
Do not use an online template without review by a lawyer familiar with both jurisdictions.
