It usually starts with a phone call from a relative in Greece. Or a letter from a lawyer you've never heard of. Or a conversation at a family gathering that ends with someone saying: "You know there's still that house in the village..."
Inheriting property in Greece from Australia is more common than most people realise — and more complicated than most people expect. The good news is that it's entirely manageable, even from the other side of the world. The less good news is that there are steps you need to take in the right order, and skipping any of them can create expensive problems down the track.
This guide walks you through exactly what to do — from the moment you learn you've inherited, to having a property that's properly in your name and ready to use, rent, or renovate.
Step 1: Confirm What You've Actually Inherited
Before anything else, you need to understand what the property is and what comes with it.
Greek inheritance can be complicated — particularly for diaspora families where properties have passed through multiple generations, been shared between siblings, or were never formally registered in the first place. Before you invest time and money in the process, you need to know:
What the property is — house, apartment, land, or a share of a property
Whether there are co-owners — siblings or other relatives who also inherited a share
Whether there are outstanding debts — unpaid property taxes (ENFIA), municipal charges, or mortgages attached to the estate
Whether the property is legally registered — some older Greek properties, particularly in rural areas and on the islands, were never formally registered with the Land Registry (Ktimatologio)
A Greek lawyer with experience in inheritance matters can pull a title search and give you a full picture within one to two weeks. This is always the first step — before you accept the inheritance formally.
Important: In Greece, you have the right to renounce an inheritance if the debts outweigh the assets. This right expires within 4 months of the deceased's passing (or 12 months if you were living abroad when they passed). If you're in any doubt about whether the estate carries significant debt, get legal advice before the deadline.
Step 2: Formally Accept the Inheritance
Once you know what you're inheriting and you've decided to proceed, the formal acceptance process begins. This involves:
Filing an inheritance tax statement with the Greek tax authority — this must be done within 12 months of the deceased's passing for overseas residents
Executing an Acceptance of Inheritance Deed before a Greek Notary Public
Registering the deed with the competent Greek Land Registry or Cadastral office (Ktimatologio) for the property's location
The good news: you do not need to travel to Greece to do any of this. Under current Greek law, a lawyer can be granted Power of Attorney to act on your behalf for every step of the process — from filing documents to executing the notarial deed.
Step 3: Register the Property in Your Name
This is the step most diaspora Greeks skip or delay — and it's the one that causes the most problems.
Even if you've accepted the inheritance legally, if the property title isn't formally registered in your name at the Ktimatologio (Greek Land Registry), you don't have full legal ownership in practice. You can't sell it, renovate it with permits, rent it formally, or apply for government programmes like the Anakenizo 2026 renovation subsidy.
Registration requires:
A certified copy of the Acceptance of Inheritance Deed
Proof of inheritance tax payment
Identification documents
In some cases, a surveyor's report if the property boundaries are not already mapped
If your property is in an area where the Ktimatologio mapping is incomplete — which is common on the islands and in rural areas — there may be an additional step of having the property formally declared and mapped before registration can be completed.
Step 4: Get Your Greek Tax File Number (AFM)
If you don't already have one, you'll need a Greek tax file number (AFM — Arithmos Forologikou Mitroou). This is required for the inheritance tax process, and for anything you do with the property going forward — paying annual property tax (ENFIA), signing contracts, or applying for renovation grants.
Your lawyer can assist with obtaining an AFM on your behalf. It can be done remotely.
Step 5: Understand Your Ongoing Obligations
Once the property is in your name, you have ongoing annual obligations as a Greek property owner:
ENFIA (annual property tax) — payable each year, calculated based on the property's assessed value, location, and size. Failure to pay accumulates penalties and can result in the property being seized by the government.
Income declaration in Australia — if you own assets in Greece, these must be declared on your Australian tax return. Income earned from the property (rent, for example) is taxable in Greece first, but must also be declared in Australia under the tax treaty between the two countries.
E2 form — if the property is vacant, this needs to be declared annually in Greece to avoid being treated as deemed rental income.
These obligations are manageable, but they need to be set up properly from the start. Many Greek-Australians inherit property and don't discover unpaid ENFIA bills or undeclared assets until years later — by which point the penalties can be significant.
What to Do With the Property Once It's Yours
This is where it gets interesting. Once the title is properly in your name, you have real options:
Renovate and use it — as a personal holiday home, a base when visiting Greece, or a future retirement property. If the home was built before 1991 and is under 120sqm, you may be eligible for the Anakenizo 2026 renovation subsidy, which covers up to 90% of renovation costs — up to €36,000.
Renovate and rent it — long-term rental in Greece is increasingly attractive, particularly in Athens and the islands, where rental yields have risen significantly in recent years.
Sell it — if the property isn't something you want to maintain, selling is always an option. A properly registered, legally clean property will sell far more easily and at a better price than one with unresolved title issues.
Hold it — sometimes the right answer is simply to stabilise the property, ensure taxes are being paid, and make a decision later. This is a legitimate strategy, particularly if the family has emotional ties to the home.
Frequently Asked Questions
Do I need to travel to Greece to accept an inheritance?
What if the property is shared between me and siblings?
I've owned the inherited property for years but never sorted the title. Is it too late?
Ready to Sort Out Your Greek Property?
Whether you've just inherited or you've been sitting on an unresolved title for years, the right time to act is now — particularly with the Anakenizo 2026 renovation subsidy coming in May.
PAREA helps Greek-Australians get their properties in order and make the most of them. Get in touch for a free, no-obligation consultation.