Executive Summary
The Greece inheritance law 2025 reform represents the most significant overhaul of Greek succession regulations in eighty years. Under Law 5221/2025, effective November 1, 2025, the Hellenic Republic introduces digital will registration through the diathikes.gr platform and expedited probate procedures. Substantive amendments to the Civil Code, including heir liability protection and inheritance contracts, are scheduled for implementation on September 16, 2026. These reforms present critical asset protection mechanisms for Golden Visa investors and foreign property owners.
Law 5221/2025: Digital Transformation of Greek Will Registration
Effective November 2025, the Greek Ministry of Justice operationalized the digital registry diathikes.gr. This platform transfers jurisdiction of will publication from the Courts of First Instance to authorized notaries, marking a fundamental shift in Greek inheritance procedures.
Expedited Probate Timeline: Will publication has been reduced from up to 18 months to approximately 3 to 7 days, eliminating a significant bottleneck for international investors managing Greek real estate assets.
Key Provisions Under Law 5221/2025
- Digital Registration: All wills (handwritten, public, and sealed) may now be deposited with notaries through the diathikes.gr platform, replacing less secure home storage practices.
- Legal Certainty: The digital system reduces document loss risk and ensures efficient property title transfers to heirs.
- European Integration: The platform connects to the European Network of Registers of Wills, enabling cross-border verification of testamentary documents.
- Retroactive Application: Recent amendments extend notary publication authority to wills for deaths occurring before November 1, 2025, addressing approximately 14,000 pending cases in Greek courts.
September 2026 Civil Code Reforms: Heir Liability and Inheritance Contracts
The Greek Parliament is expected to ratify substantive legal amendments in early 2026, with implementation on September 16, 2026. The draft legislation, prepared by a committee chaired by Professor Apostolos Georgiadis, introduces two landmark provisions affecting foreign investors.
1. Limitation of Heir Liability
Under current Greek law, heirs risk personal liability for the deceased's debts unless they formally renounce the estate within strict deadlines. The 2026 reform eliminates this risk.
Default Protection: Heirs will no longer be liable for estate debts with their personal assets.
Asset Segregation: Creditors may only claim against estate assets, not the heir's individual property.
Investor Benefit: This provision significantly reduces the risk profile for foreign investors acquiring inherited portfolios or managing family estates in Greece.
2. Introduction of Inheritance Contracts
For the first time in Greek law, estate owners may execute binding agreements with heirs before a notary, determining asset allocation while still living.
Irrevocability: Unlike standard wills, these contracts cannot be unilaterally revoked, providing certainty for complex family structures or business succession.
Cross-Border Flexibility: Contracts may be governed by foreign law under EU Regulation 650/2012, allowing non-Greek domiciled investors to structure Greek assets according to their nationality's legal framework.
Additional Reform Provisions
- Monetary Forced Share: Statutory heirs receive their forced share as a monetary claim rather than automatic property co-ownership, preventing real estate fragmentation.
- Unmarried Partner Recognition: Partners with civil partnership agreements or three years of cohabitation gain inheritance rights under specified conditions.
- Enhanced Will Verification: Stricter authentication requirements for handwritten wills, including mandatory handwriting analysis for non-family beneficiaries.
- Surviving Spouse Share: The surviving spouse's legal share increases from 25% to 33.3% when children are present.
EU Regulation 650/2012: Cross-Border Succession Planning
Greece's inheritance reforms align with EU Regulation 650/2012, which governs cross-border successions for persons deceased after August 17, 2015. This regulation provides critical flexibility for Golden Visa holders and non-resident property owners.
- Applicable Law: By default, Greek law applies to the succession of persons habitually resident in Greece at death, regardless of nationality.
- Choice of Law: Individuals may elect their nationality's succession law to govern their entire estate, including Greek assets.
- European Certificate of Succession: A unified document recognized across EU member states, facilitating cross-border estate administration.
Strategic Recommendations for Foreign Investors
NTL International advises all clients holding Greek assets to review current estate planning structures in anticipation of these reforms.
Recommended Actions
- Golden Visa Holders: Verify property titles are clear and registered with the Hellenic Cadastre. Consult counsel regarding will registration on diathikes.gr.
- Multi-Jurisdictional Portfolios: Prepare to utilize inheritance contracts upon activation in September 2026 to govern succession under your preferred legal framework.
- EU Regulation 650/2012 Review: Determine whether Greek law or your nationality's law should govern succession. Document your choice in a valid will or declaration.
- Power of Attorney: Renew powers of attorney to meet updated procedural standards for remote estate administration.
Frequently Asked Questions
What is Law 5221/2025 in Greece?
Law 5221/2025 is the most significant reform of Greek inheritance law in 80 years, effective November 1, 2025. It introduces digital will registration through diathikes.gr, expedited probate procedures reducing publication time from 18 months to approximately one week, and transfers will publication authority from courts to notaries.
How does Greece inheritance reform affect Golden Visa holders?
Golden Visa holders benefit from expedited will publication, protection from inheriting personal liability for estate debts (effective September 2026), and the ability to use inheritance contracts governed by their nationality's law under EU Regulation 650/2012. These provisions significantly reduce administrative delays and financial risks associated with Greek property ownership.
When do the new Greek inheritance liability protections take effect?
The heir liability protection provisions will take effect on September 16, 2026. Under these provisions, heirs will no longer be personally liable for estate debts; creditors may only claim against estate assets. The digital will registration system under Law 5221/2025 is already operational as of November 2025.
Can foreign investors choose non-Greek law for their Greek property succession?
Yes. Under EU Regulation 650/2012, foreign investors may elect their nationality's succession law to govern their entire estate, including Greek assets. This choice must be documented in a valid will or declaration and applies to successions opened after August 17, 2015.
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