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Frequently Asked Questions

Your Answers for Buying, Selling & Managing Property in Israel

Your trusted source for Israel’s real estate answers. Backed by years of international expertise and featured in leading media. Navigating Israel’s luxury real estate market can raise many questions for international buyers, as it involves understanding complex legal processes, tax implications, and cultural nuances. We provide clear, expert answers to common FAQs about buying, selling, and managing property in Israel. Our goal is to empower you with in-depth knowledge and reliable guidance. If your question isn’t covered here, our dedicated team is always ready to assist
GENERAL QUESTIONS
GENERAL QUESTIONS
PROPERTY MANAGEMENT & RENTALS
PROPERTY MANAGEMENT & RENTALS
LEGAL & FINANCIAL CONSIDERATIONS
LEGAL & FINANCIAL CONSIDERATIONS

General Buying & Selling Questions

Yes, Israel allows foreign nationals to buy property even if they don’t hold an Israeli visa or permanent residency. Foreigners can purchase privately owned land and structures on leased state land (about 7% of Israeli land is privately owned and unrestricted). The process is essentially the same as for Israelis: you must obtain an Israeli Tax ID (Teudat Zehut) and hire a lawyer to handle the closing. Note that some sensitive areas (e.g., strategic or agricultural land) have special rules, but on the whole no visa or residence permit is required to own a home in Israel. For more detailed information on ownership types, see our Ultimate Guide to Buying a Home in Israel

No. Purchases and sales can be handled remotely. Foreign buyers routinely sign all documents abroad – for example, purchase contracts and Powers of Attorney can be executed at an Israeli consulate or embassy. Once a local attorney or agent has your POA, they can complete the transaction on your behalf. In practice, many clients finalize deals from overseas without ever traveling to Israel. Our Legal Services page offers more on POA and remote transactions.

Timelines vary, but most deals close within a few months. After signing a preliminary agreement and paying a deposit, typically around 30–45 days are allowed to finalize the transaction. In real terms, a smooth purchase (including due diligence, financing, final contract, and registration) often completes in roughly 2–4 months. Factors like arranging a mortgage, performing inspections, or coordinating with developers can extend this, but buyers should generally budget a few months from contract to keys. Our Ultimate Guide to Buying a Home in Israel provides a detailed 10-step process.

This also depends on the market and the property, but often a comparable timeframe as buying. Once you find a buyer and sign a contract, finalizing the sale (including paying required taxes and registering the transfer) usually takes on the order of 1–2 months. In practice, well-priced homes in active markets can sell and close within a few months of signing, though it can take longer if the property is very specialized or if legal/tax issues arise. Learn more on our Selling Property in Israelpage.

Israel’s real estate market has unique legal, tax, and cultural factors. For example, most land is state-leased (not privately owned), and foreign buyers must navigate special tax rules (higher purchase tax, capital gains tax, etc.). A specialized, bilingual agent brings local expertise and an Anglo-friendly approach. We help interpret Hebrew contracts, advise on all fees, and tap into insider networks for exclusive listings. In short, a realtor familiar with international clients and Israeli regulations will make the process much smoother. Our About Us page details our family’s unique expertise.

Yes. Many of our international clients keep a vacation home vacant between visits. We provide tailored “white-glove” management for such properties. This includes regular property inspections, coordinating any necessary maintenance or repairs, and arranging security measures (alarms, caretakers, etc.). In effect, we fully oversee your empty home so it stays in top condition, giving you peace of mind when you’re abroad. Find out more on our Property Management page.

Not strictly. We specialize in mid- to high-end homes, apartments, and villas. While our services are geared towards luxury properties, we don’t enforce a fixed minimum value or size. If you have a property that needs meticulous care and peace-of-mind management, we can customize our services to fit – regardless of its exact dimensions.
Absolutely. We have 24/7 emergency response for urgent property issues. If something critical happens (a burst pipe, storm damage, security breach, etc.), our team immediately coordinates repairs or mitigation. We’ll also work with local contractors to resolve the problem as quickly as possible. Our goal is to protect your investment no matter the circumstance, so you can relax knowing help is always on call.
Definitely. Our clients often secure rentals remotely. We offer virtual tours and detailed walkthrough videos of listings. In fact, about 77% of international buyers in Israel now use VR or video tours to view properties from abroad. We’ll share high-quality video tours, floor plans, and photos, handle lease negotiations and paperwork, and provide on-the-ground guidance. Our team can also visit shortlisted properties and report back, so you can confidently choose a home or apartment before you land. Explore our Property Rentals service.
Yes. The standard fee is typically one month’s rent + VAT. This is the norm in Israeli rentals – essentially 1–2% of the annual rent (usually set as one month’s rent) plus the 18% VAT. We’ll confirm all fees up front. (Any negotiation to a different arrangement would be made clear in advance, but one month’s rent is the usual practice.)

Property Management & Rentals

The standard Value-Added Tax (VAT) rate is 18% as of January 1, 2025. Israel’s government raised VAT from 17% to 18% beginning in 2025, so this applies to most goods and services – including new construction sales, renovations, brokerage fees, legal services, etc. For more details, see our Israeli Property Taxes for Foreign Buyers guide.
Possibly. Capital Gains Tax (Mas Shevach) is levied on profits from property sales in Israel. If you sell for more than you paid (after accounting for inflation and expenses), the gain is taxed. The standard tax rate is up to 25% of the net profit. Israeli residents may qualify for a one-time home sale exemption, but foreign sellers do not. In fact, non-residents cannot use the primary-home exemption. However, Israel uses a “linear tax” method: gains accrued before January 1, 2014 are taxed proportionally, which can lower the effective rate on older gains. In short, you will likely pay some capital gains tax unless specific exemptions apply to your situation. Our Israeli Property Taxes for Foreign Buyers guide offers a full breakdown.
Not automatically. Under Israeli law, Capital Gains Tax is normally due within 60 days of signing the sale agreement. Structuring the sale as an installment (seller financing) does not by itself postpone the tax liability; the tax is calculated when the sale contract is signed. Only if the contract itself is delayed (and the tax authority approves) would payment be deferred. In practice, you should plan to pay CGT by the standard deadline; any deferral would need formal approval from the Israel Tax Authority.
Yes. Co-owning the property with an Israeli citizen can significantly reduce your purchase tax. Israel’s purchase tax is higher for foreigners (typically 8–10% on property above certain value) but much lower for Israeli residents. If an Israeli co-owner holds their legal share under Israeli rates, their portion can often pay as little as 5% instead of 8–10%. This “blended” approach effectively lowers the total tax on the purchase. An additional benefit is that as part-owner, the Israeli citizen can also access local mortgage rates, which are generally lower.
Generally not. The Betterment Levy (hetel hashbacha) is a municipal tax on any increase in your property’s value due to zoning changes or additional building rights. By law, if a planning decision raises your land’s value, the seller must pay 50% of that increase when the value is realized. You can often defer paying until you either build according to the plan or sell the property, but you cannot simply waive it – once the zoning benefit is in place, the levy is owed. (You do have the right to appeal the assessed amount, but the levy itself applies if the value gain exists.)
Yes. New reforms will phase out the old tax benefits for pre-2014 purchases. Properties bought before 2014 will face gradually higher taxes on those gains – roughly 10% in 2026, 20% in 2028, and the full 25% rate by 2030. In other words, the preferential (linear) tax treatment for old gains is being removed over time. This change (still pending final approval) is encouraging many long-term owners to sell sooner, since later sales will incur higher taxes on the pre-2014 portion
Yes. Many Israeli banks offer mortgages to non-residents. Under Bank of Israel regulations, foreign buyers can typically borrow up to about 50% of the purchase price. In some cases with additional approval, financing up to ~70% is possible. Foreigners often take loans in major currencies (USD or EUR) – Israeli law allows 100% of the mortgage in foreign currency for non-residents. We work with English-speaking mortgage brokers who specialize in international clients to help you find the best terms and navigate the application process. Find out more on our Mortgages & Home Loans in Israel page.
Yes – absolutely. Israeli law requires that every real estate sale be handled by a licensed attorney. Foreign buyers must engage an Israeli real estate lawyer (fluent in English) to manage the transaction. Your attorney will conduct all due diligence, review or draft the purchase contract, handle tax filings, and register the transfer with the land registry. In short, having an experienced Israeli lawyer ensures the sale complies with local law and protects your interests. Our Legal Services for Real Estate in Israel page provides comprehensive details.

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