{"id":76232,"date":"2026-08-04T13:20:49","date_gmt":"2026-08-04T13:20:49","guid":{"rendered":"https:\/\/greeceinvests.com\/%d7%9e%d7%a1-%d7%99%d7%a8%d7%95%d7%a9%d7%94-%d7%91%d7%99%d7%95%d7%95%d7%9f\/"},"modified":"2026-08-10T09:38:52","modified_gmt":"2026-08-10T09:38:52","slug":"inheritance-tax-in-greece","status":"publish","type":"post","link":"https:\/\/greeceinvests.com\/en\/inheritance-tax-in-greece\/","title":{"rendered":"Inheritance Tax in Greece for Israelis: A 2026 Guide for Property Owners and Home Buyers"},"content":{"rendered":"

Inheritance Tax in Greece for Israelis: A 2026 Guide for Property Owners and Home Buyers<\/h1>\n

Buying a home in Greece<\/a> is not only an investment decision or a lifestyle choice. It creates an asset in another country \u2014 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?<\/p>\n

The short answer:<\/strong> 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.<\/p><\/blockquote>\n

Updated: August 3, 2026<\/strong><\/p>\n

Legal and Tax Disclaimer:<\/strong> 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\u2019s 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.<\/p><\/blockquote>\n

Does an Israeli Pay Inheritance Tax on a House in Greece?<\/h2>\n

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<\/strong> \u2014 after deducting recognized estate debts \u2014 and according to the heir\u2019s relationship to the deceased.<\/p>\n

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.<\/p>\n

How Much Inheritance Tax Is Paid in Greece?<\/h2>\n

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.<\/p>\n

Category A \u2014 Immediate Family<\/h2>\n

Category A includes spouses, recognized civil partnership partners, children, grandchildren, and parents of the deceased.<\/p>\n\n\n\n\n\n\n\n\n
Net Share of the Heir<\/th>\nTax Rate on That Bracket<\/th>\n<\/tr>\n<\/thead>\n
Up to \u20ac150,000<\/td>\n0%<\/td>\n<\/tr>\n
\u20ac150,001\u2013\u20ac300,000<\/td>\n1%<\/td>\n<\/tr>\n
\u20ac300,001\u2013\u20ac600,000<\/td>\n5%<\/td>\n<\/tr>\n
Above \u20ac600,000<\/td>\n10%<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n
\"\u05d4\u05d5\u05e8\u05d9\u05dd<\/figure>\n

Parents and Adult Children Planning the Inheritance of a Property in Greece<\/h1>\n

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What Value Is Used for Calculating the Tax?<\/h2>\n

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 \u201cobjective value\u201d system.<\/p>\n

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.<\/p>\n

Recognized debts of the deceased may be deducted from the value proportionally among the heirs\u2019 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.<\/p>\n

What Happens in Israel?<\/h2>\n

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, \u201cno inheritance tax\u201d does not mean there are no future tax implications.<\/p>\n

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.<\/p>\n

Generally, for inheritances received after March 31, 1981, Israel does not automatically \u201creset\u201d the property\u2019s cost basis to its value on the date of death. For capital gains tax purposes, the heir may inherit the deceased\u2019s original acquisition date and historical cost basis, subject to the applicable circumstances and law.<\/p>\n

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\u2019s cost basis.<\/p>\n

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<\/a>.<\/p>\n

Does the Israel\u2013Greece Tax Treaty Prevent Double Inheritance Tax?<\/h2>\n

No. The Israel\u2013Greece tax treaty deals with income taxes and does not cover inheritance tax.<\/p>\n

The Greek tax authorities list four specific inheritance tax treaties designed to prevent double taxation \u2014 with the United States, Spain, Germany, and Italy \u2014 and Israel is not among them.<\/p>\n

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.<\/p>\n

Is a Will Needed in Greece?<\/h2>\n

A will is not a requirement for purchasing a home, but in most cases it is an important planning tool.<\/p>\n

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.<\/p>\n

European Succession Regulation 650\/2012 establishes that, by default, the law applicable to the entire inheritance is generally the law of the deceased\u2019s 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.<\/p>\n

Therefore, an Israeli citizen may, in appropriate cases, choose Israeli law as the law governing their inheritance.<\/p>\n

However, it is important to separate two different questions:<\/p>\n

    \n
  • Who inherits and what share do they receive?<\/strong>
    \nThis is a question of inheritance law and the will.<\/li>\n
  • How much tax does the heir pay on the property in Greece?<\/strong>
    \nThis is a question of Greek taxation. Choosing Israeli inheritance law does not eliminate Greek inheritance tax.<\/li>\n<\/ul>\n

    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.<\/p>\n

    Do not use an online template without review by a lawyer familiar with both jurisdictions.<\/p>\n

    \"\u05de\u05e4\u05ea\u05d7\u05d5\u05ea
    \n

    Keys and Property Documents for a Greek Seaside Home<\/h1>\n

    What Are the Deadlines for Filing an Inheritance Tax Declaration?<\/h2>\n

    As a general rule, an inheritance tax declaration must be submitted within:<\/p>\n

      \n
    • Nine months<\/strong> if the death occurred in Greece;<\/li>\n
    • One year<\/strong> if the death occurred outside Greece, or if the heir lived outside Greece at the time of death.<\/li>\n<\/ul>\n

      For inheritance under a will, the period generally begins from the date the will is published; for intestate inheritance \u2014 from the date of death.<\/p>\n

      There are exceptions and situations where the tax obligation may be postponed, so the general timeline should not be relied upon when there is a dispute, a condition in the will, or difficulty locating assets.<\/p>\n

      Reporting to E9 is subject to a separate deadline, which is connected, among other things, to the end of the period during which the heir may renounce the inheritance.<\/p>\n

      Failure to handle the process on time may delay the future sale, rental, financing, or transfer of the property.<\/p>\n

      \n

      Is It Better to Transfer the Home to Children as a Gift During Your Lifetime?<\/h2>\n

      Not necessarily, but it is an option worth comparing.<\/p>\n

      In Greece, Category A beneficiaries \u2014 including children \u2014 benefit from a zero-tax threshold of up to \u20ac800,000<\/strong> for gifts or parental transfers, with a 10% tax rate above that amount, subject to conditions and previous transfers.<\/p>\n

      For cash transfers, it is crucial that the transfer is properly documented through a financial institution.<\/p>\n

      The tax benefit may appear attractive compared with inheritance, but the decision is not purely mathematical.<\/p>\n

      A lifetime transfer may result in loss of control, expose the property to the child\u2019s risks, create potential conflicts between siblings, and add notary, registration, and legal costs.<\/p>\n

      In some cases, transferring bare ownership while retaining a right of use may be considered, but even this structure requires valuation and legal review.<\/p>\n

      \n

      Is It Better to Buy the Home Together with the Children or Through a Company?<\/h2>\n

      Joint ownership may reduce the portion that enters the estate upon the death of one owner, because generally only the deceased\u2019s actual share passes through inheritance.<\/p>\n

      However, ownership must reflect the actual agreements, source of funds, and supporting documentation. It also creates a long-term partnership that requires management.<\/p>\n

      Buying through a company is not an automatic \u201cinheritance tax solution.\u201d It may replace direct inheritance of real estate with inheritance of company shares, but it can add corporate taxes, accounting obligations, reporting requirements, maintenance costs, and potential exposure to Greece\u2019s special real estate taxes on certain entities.<\/p>\n

      The correct structure depends on the property\u2019s purpose, rental activity, financing, and family planning.<\/p>\n

      \n

      Seven Actions Worth Taking Before Purchasing<\/h2>\n
        \n
      1. Decide who will be the registered owners and what ownership percentage each person will hold.<\/li>\n
      2. Map expected heirs, citizenships, places of residence, and family situations \u2014 including children from previous marriages.<\/li>\n
      3. Compare future inheritance, lifetime gifts, and joint ownership \u2014 not only according to tax rates.<\/li>\n
      4. Prepare a coordinated will between Israel and Greece and explicitly state the choice of law, if appropriate.<\/li>\n
      5. Arrange powers of attorney and instructions for locating documents, accounts, keys, and professional contacts.<\/li>\n
      6. Keep a complete cost file of the purchase and all improvements, both in Hebrew and with the original Greek documents.<\/li>\n
      7. Review the plan after family changes, relocation, changes in citizenship, or legal updates.<\/li>\n<\/ol>\n
        \n

        Frequently Asked Questions About Inheritance Tax in Greece<\/h1>\n

        Does Israel impose inheritance tax on a house I inherited in Greece?<\/h3>\n

        No. Israel currently has no inheritance tax or estate tax. However, rental income or future capital gains from a sale may require reporting and taxation in Israel and Greece, and the deceased\u2019s historical cost basis may be relevant for calculations.<\/p>\n

        Does Israeli citizenship exempt someone from inheritance tax in Greece?<\/h3>\n

        No. A property located in Greece is subject to Greek inheritance tax even when both the deceased and the heir are Israeli citizens and Israeli residents.<\/p>\n

        Does every child receive a \u20ac300,000 exemption?<\/h3>\n

        No. For an adult child in Category A, the standard zero-tax threshold is up to \u20ac150,000, followed by tax brackets of 1%, 5%, and 10%.<\/p>\n

        The special exemption of up to \u20ac400,000 applies to a spouse, recognized civil partnership partner, and minor children, subject to conditions.<\/p>\n

        Are grandparents considered first-degree relatives?<\/h3>\n

        No, not for Greek inheritance tax categories. Grandparents are classified under Category B, where tax rates are higher than Category A.<\/p>\n

        Is an Israeli will valid in Greece?<\/h3>\n

        It may be recognized, but using it in Greece may require proof procedures, apostille certification, translation, and local publication or recognition.<\/p>\n

        In some cases, a Greek will limited to the local property may simplify the process, provided it is coordinated with the Israeli will.<\/p>\n

        Does choosing Israeli law in a will eliminate Greek inheritance tax?<\/h3>\n

        No. Choosing applicable law mainly concerns who inherits and their shares. It does not remove Greek real estate from Greek inheritance tax rules.<\/p>\n

        Can inheritance tax be paid in installments?<\/h3>\n

        Generally, the tax can be paid in 12 equal bi-monthly installments, subject to a minimum payment of \u20ac500 per installment except the final one.<\/p>\n

        Full payment by the first payment date may qualify for a 5% discount if the conditions are met.<\/p>\n

        Is it better to gift the home to children?<\/h3>\n

        Sometimes the tax benefit of a lifetime transfer is significant, but there may be costs, loss of control, and family and legal risks. The entire outcome should be compared, not only the tax rate.<\/p>\n

        \n

        The Bottom Line<\/h1>\n

        For an Israeli purchasing a home in Greece, inheritance tax is not a reason to avoid the purchase \u2014 but it is definitely a reason to plan correctly.<\/p>\n

        For most families, the difference between an organized document file and a coordinated will versus a lack of planning becomes clear precisely when family members have the least capacity to deal with bureaucracy in two countries.<\/p>\n

        Before purchasing, it is recommended to review the ownership structure and inheritance plan together.<\/p>\n

        Greece Invests can assist with the initial planning of the transaction and connect you with qualified lawyers and tax advisors in Israel and Greece<\/strong>, so that the home is suitable not only for today but also for the next generation.<\/p>\n<\/figcaption><\/figure>\n","protected":false},"excerpt":{"rendered":"

        \u05d9\u05d5\u05d5\u05df \u05de\u05d8\u05d9\u05dc\u05d4 \u05de\u05e1 \u05d9\u05e8\u05d5\u05e9\u05d4 \u05e2\u05dc \u05d1\u05d9\u05ea \u05d4\u05e0\u05de\u05e6\u05d0 \u05d1\u05ea\u05d7\u05d5\u05de\u05d4 \u05d2\u05dd \u05db\u05d0\u05e9\u05e8 \u05d4\u05d1\u05e2\u05dc\u05d9\u05dd \u05d5\u05d4\u05d9\u05d5\u05e8\u05e9\u05d9\u05dd \u05d9\u05e9\u05e8\u05d0\u05dc\u05d9\u05dd. \u05d4\u05de\u05d3\u05e8\u05d9\u05da \u05de\u05e1\u05d1\u05d9\u05e8 \u05d0\u05ea \u05de\u05d3\u05e8\u05d2\u05d5\u05ea \u05d4\u05de\u05e1, \u05d4\u05e4\u05d8\u05d5\u05e8\u05d9\u05dd, \u05d4\u05de\u05d5\u05e2\u05d3\u05d9\u05dd, \u05d4\u05e6\u05d5\u05d5\u05d0\u05d5\u05ea \u05d5\u05d4\u05d7\u05d9\u05d1\u05d5\u05e8 \u05dc\u05d3\u05d9\u05df \u05d4\u05d9\u05e9\u05e8\u05d0\u05dc\u05d9 \u2014 \u05e2\u05dd \u05d3\u05d5\u05d2\u05de\u05d0\u05d5\u05ea \u05d7\u05d9\u05e9\u05d5\u05d1 \u05de\u05e2\u05d5\u05d3\u05db\u05e0\u05d5\u05ea \u05dc\u05be2026.<\/p>\n","protected":false},"author":107,"featured_media":75783,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"om_disable_all_campaigns":false,"_mi_skip_tracking":false,"_monsterinsights_sitenote_active":false,"_monsterinsights_sitenote_note":"","_monsterinsights_sitenote_category":0,"footnotes":""},"categories":[1141],"tags":[],"class_list":["post-76232","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-1141"],"_links":{"self":[{"href":"https:\/\/greeceinvests.com\/en\/wp-json\/wp\/v2\/posts\/76232","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/greeceinvests.com\/en\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/greeceinvests.com\/en\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/greeceinvests.com\/en\/wp-json\/wp\/v2\/users\/107"}],"replies":[{"embeddable":true,"href":"https:\/\/greeceinvests.com\/en\/wp-json\/wp\/v2\/comments?post=76232"}],"version-history":[{"count":6,"href":"https:\/\/greeceinvests.com\/en\/wp-json\/wp\/v2\/posts\/76232\/revisions"}],"predecessor-version":[{"id":76332,"href":"https:\/\/greeceinvests.com\/en\/wp-json\/wp\/v2\/posts\/76232\/revisions\/76332"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/greeceinvests.com\/en\/wp-json\/wp\/v2\/media\/75783"}],"wp:attachment":[{"href":"https:\/\/greeceinvests.com\/en\/wp-json\/wp\/v2\/media?parent=76232"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/greeceinvests.com\/en\/wp-json\/wp\/v2\/categories?post=76232"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/greeceinvests.com\/en\/wp-json\/wp\/v2\/tags?post=76232"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}