Inheritance and Estate Planning for Co-Owners (2026)

When people enquire about fractional ownership properties, they most commonly ask about the lifestyle — the destinations, the quality of the homes, the flexibility. But for a growing cohort of buyers aged 45 and above, the question that really matters arrives a little later in the conversation: “What happens to my share when I die?” It is, without question, one of the most important legal and financial questions any property buyer should ask — and with fractional ownership, the answers are often surprisingly straightforward.

In 2026, with the UK’s tax system having shifted from a domicile-based to a residence-based regime in April 2025, and with US estate tax thresholds rising to $15 million per individual, the landscape for cross-border property succession has shifted considerably. Fractional ownership — where you own a real share of the home — sits in an interesting position within this new environment. This guide explains why, and what every buyer should understand before completing a purchase.

This is not legal advice, and every buyer’s circumstances are unique. But what follows is a clear, factual foundation for understanding how fractional ownership interacts with inheritance, estate planning, capital gains, and cross-border succession law — all of which are essential pieces of knowledge for anyone buying property abroad in 2026.

The single most important fact about co-ownership property is this: you own a real share of the home — an eighth, a quarter — not a right to use it. You can sell it, pass it on to your heirs, and it rises and falls in value with the house. The legal set-up is arranged by our partner for each home and walked through with you before you buy — and that set-up has real implications for inheritance, taxation, and estate planning.

In a traditional property purchase, your name appears on the land registry. When you die, that property interest forms part of your estate and must pass through probate — a process that can take months or years, involves court oversight, and attracts fees and taxes in multiple jurisdictions if the property is abroad. A property in France, Spain, or Italy held in your personal name will be subject to the succession laws of that country, which may differ dramatically from your home country’s rules.

With co-ownership properties, the details depend on how each home is set up, which varies by partner and by country. What does not change is that your share is a real asset: it can be passed to heirs through your will and, in many cases, transferred into a trust or gifted during your lifetime — without the whole house having to be sold. Our guide to fractional ownership explained covers the basics; for inheritance, our partner explains the specific legal set-up before you buy, and we recommend independent advice.

When a fractional owner dies, their share forms part of the deceased’s estate and passes to beneficiaries according to the will or applicable intestacy rules. Which country’s succession law and inheritance tax apply depends on where the owner was domiciled (or, increasingly, resident), where the home is, and the home’s legal set-up.

This is where cross-border rules matter. Under EU Regulation 650/2012 (the EU Succession Regulation), EU member states apply the succession law of the country where the deceased was habitually resident at the time of death — unless the deceased made an explicit election to apply the law of their nationality. For British buyers owning a share of a home in Spain, France, or Italy, this rule — together with the home’s legal set-up — determines which succession law applies; our partner explains the set-up before you buy, and a cross-border adviser can confirm how it applies to you.

The management company coordinates with the estate and the new owners, and the ongoing management of the home continues without interruption — the whole house does not need to be sold for your share to pass on.

Understanding the threshold figures in play is essential for buyers planning their estates in 2026. The landscape has shifted noticeably over the past twelve months. In the United States, the federal estate tax exemption rose to $15 million per individual for 2026, up from $13.99 million in 2025. For married couples able to elect portability on a timely filed Form 706, the combined exclusion reaches $30 million. This means the vast majority of American buyers purchasing fractional shares in European holiday homes — typically priced under €2 million for a full 1/8th share — will face no US federal estate tax on those assets.

For UK buyers, the inheritance tax (IHT) landscape is more complex. The standard nil-rate band remains at £325,000, with the residential nil-rate band adding up to £175,000 for qualifying property passed to direct descendants. Crucially, since April 2025, the UK has moved to a residence-based system: only long-term UK residents (those who have been UK resident for at least 10 of the past 20 years) are subject to IHT on worldwide assets. Those who have spent significant time abroad may now fall outside the UK’s worldwide IHT net — a significant planning opportunity for expatriate buyers.

In Spain, inheritance tax (Impuesto sobre Sucesiones y Donaciones) is levied at the regional level, with rates ranging from 0% to 34% depending on the region and the relationship between the deceased and beneficiary. How that applies to a co-ownership share depends on the home’s legal set-up, which our partner explains before you buy — a point that should be confirmed with a qualified cross-border tax adviser in each buyer’s specific situation.

At some point, a fractional owner may wish to sell their share. Unlike a full property, which requires finding a buyer for the entire asset, a fractional share can be listed for sale independently. Resale is handled through our partner’s resale process: the share is first offered to existing co-owners in the property, then the listing opens more broadly — without you having to sell the whole house.

When a sale completes, capital gains tax (CGT) is triggered in most jurisdictions. For UK residents selling a share of a property abroad, CGT is typically charged at 18% or 24% (basic and higher rate respectively under current rules) on the gain — the difference between purchase price and sale price, adjusted for transaction costs and any eligible improvement expenditure. As with any asset sale, losses elsewhere in the same tax year can be offset.

For US citizens, the treatment depends on the holding period. Assets held for more than 12 months attract long-term capital gains rates of 0%, 15%, or 20% depending on the taxpayer’s income bracket — considerably lower than short-term rates. The SALT deduction increase to $40,000 per filer for 2025–2029 also means more state and local taxes paid on investment properties can be deducted federally, improving the overall tax efficiency of the investment.

One important note: where the property sits in a country with a double taxation agreement (DTA) with the buyer’s home country, gains may only be taxable in one jurisdiction. The UK has DTAs with France, Spain, and Italy, among many others. American buyers benefit from US tax treaties with most European nations. In both cases, professional advice is essential before sale: selling a fractional ownership share is handled through our partner’s resale process, and how it is taxed depends on the country and the home’s legal set-up.

For buyers with larger estates, holding fractional shares through a trust structure can offer significant advantages. Depending on the home’s legal set-up, a share can often be placed into a discretionary trust during the owner’s lifetime, removing them from the taxable estate if the owner survives seven years (under UK IHT rules). Trusts can also provide control mechanisms — specifying that a beneficiary receives the economic benefit of the shares but cannot force a sale, protecting the family’s use of the property.

Lifetime gifting of your share is another option. Gifting a fractional share to an adult child or other beneficiary during your lifetime transfers ownership without requiring the whole property to be sold. The gift is treated as a disposal for CGT purposes at the point of transfer, and the donor may need to file accordingly — but with careful timing, such as gifting in a year of low income or when annual exemptions are available, the tax cost can be minimised.

For American buyers, the annual gift tax exclusion allows gifts of up to $18,000 per recipient per year (2025 figure, indexed to inflation) without using any of the lifetime exemption. A couple can therefore gift $36,000 worth of a share annually to each child without any gift tax consequence. Over time, this can be a highly tax-efficient way to pass a fractional property interest to the next generation.

Co-Ownership Property works with buyers and their advisers to facilitate these structures. The co-ownership buying process includes a legal review stage at which buyers are encouraged to confirm how their purchase will be held — in their own name, jointly with a partner, or through a trust or company structure — so that the right approach is embedded from day one.

The majority of buyers using Co-Ownership Property are British or American, purchasing shares in properties located in continental Europe. This creates a three-jurisdiction scenario: the buyer’s home country, the country where the property sits, and the legal set-up of the home itself. Understanding how these three layers interact is essential for planning.

For British buyers post-April 2025, the key change is the move to residence-based IHT. A UK-domiciled buyer who spends fewer than an average of ten years in the UK over a rolling twenty-year period may exit the UK’s worldwide IHT net, meaning their fractional property shares might not be subject to UK IHT at all. For long-term UK residents, the shares will form part of their worldwide estate — but the ease of administration compared with a directly held foreign property remains a significant practical advantage.

For American buyers, the primary concern is US worldwide taxation. American citizens are taxed on worldwide income and gains regardless of residence. A share of a foreign property will form part of a US citizen’s estate, subject to federal estate tax above the $15 million threshold. However, for most buyers, this threshold is unlikely to be breached, and the treaty network means that any taxes paid locally on the property may be creditable against US liability. The key issue is ensuring proper US tax reporting — including any relevant FBAR or Form 8938 disclosures if the value of foreign financial assets exceeds reporting thresholds.

Co-Ownership Property recommends all buyers — and particularly those with cross-border situations — obtain a dedicated consultation with a qualified fractional ownership explained specialist and a cross-border tax adviser before completing their purchase. Our partner walks you through the home’s legal set-up before you buy, to support these conversations.

Estate planning for fractional property ownership does not need to be complicated, but it does require deliberate action. The following steps represent best practice for buyers in 2026. First, update your will to specifically reference your co-ownership share and nominate a beneficiary or provide a mechanism for transfer. Shares that are not specifically addressed in a will may cause complications for executors unfamiliar with the structure.

Second, consider jurisdiction: if you are a UK buyer spending significant time abroad, take advice on whether you are approaching the ten-year threshold that could affect your IHT exposure. Third, review your nominee arrangements: some buyers hold their share jointly with a spouse or civil partner, creating automatic succession rights in many jurisdictions — this is often the simplest and most tax-efficient approach for couples.

Fourth, for buyers with larger estates, explore trust structures with a specialist. Fifth, keep records of the original purchase price and all associated acquisition costs, as these will be needed to calculate any CGT on a future sale or gift. Sixth, ensure your executors or trustees are aware of the fractional ownership shares and have access to the relevant ownership documentation. And seventh, review your position whenever material changes occur — a change in residency, a change in tax law, or a significant increase in property value may all warrant a fresh look at your planning.