How do I buy property in Israel as a foreigner?

Foreigners can buy property in Israel with few restrictions. The process involves finding a property, hiring an Israeli real estate lawyer, conducting due diligence, signing a purchase agreement, paying Mas Rechisha (purchase tax), and registering the property at the Tabu (Land Registry). Non-residents typically need a 50% down payment for a mortgage.

What is Mas Rechisha (purchase tax) in Israel?

Mas Rechisha is a progressive purchase tax paid by buyers in Israel. For Israeli residents buying their first home, the first ~1.9M NIS is tax-free, with rates rising to 10% for amounts above ~19.6M NIS. Non-residents and investors pay higher rates starting at 8% on the first bracket. Use our Mas Rechisha calculator for exact figures.

What are the average property prices in Israel in 2025?

Average apartment prices vary significantly by region. Tel Aviv averages around 3.5M NIS (~$950K), Jerusalem around 3M NIS (~$810K), Haifa around 1.8M NIS (~$490K), and peripheral cities like Be'er Sheva around 1.5M NIS (~$405K). Prices are based on CBS (Central Bureau of Statistics) quarterly data.

Can Olim (new immigrants) get special mortgage terms?

Yes. Olim Chadashim are eligible for special Mashkanta (mortgage) benefits including reduced interest rates, lower down payment requirements (25% vs 50% for non-residents), and government-subsidized mortgage tracks through Bank of Israel guidelines. Benefits are available for up to 15 years after making Aliyah.

What additional costs should I budget when buying property in Israel?

Beyond the purchase price, budget for: Mas Rechisha (purchase tax, 0-10%), lawyer fees (0.5-1.5% of price), real estate agent commission (1-2% + VAT), mortgage arrangement fees, property appraisal, and Tabu registration fees. Total additional costs typically range from 5-15% of the purchase price.

Guide immobilier Israël

Acheter un bien en Israël

Whether you're making Aliyah, investing from abroad, or looking for a vacation home, buying property in Israel is one of the most significant financial decisions you'll make. This guide covers everything from purchase taxes and mortgage options to neighborhood selection — backed by official CBS data for 200+ Israeli cities.

Avis sur la langue du contenu

Le contenu detaille de ce guide est actuellement disponible en anglais. La navigation et les titres sont traduits dans la langue selectionnee.

Trouvez votre ville idéale Vérifier la capacité financière

Étape par étape: acheter un bien en Israël

The Israeli property purchase process typically takes 2-4 months from offer to registration. Here are the key stages every buyer should understand.

Research Neighborhoods

Use our city profiles with CBS data to compare demographics, safety, schools, and cost of living across 200+ Israeli cities.

Explore City Profiles

Calculate Your Budget

Factor in purchase tax (Mas Rechisha), lawyer fees, and agent commission. Olim get special tax brackets and mortgage benefits.

Affordability Calculator

Find Properties

Explore 200+ Israeli cities with detailed data on demographics, safety, schools, and cost of living. Use our neighborhood quiz to find your ideal location.

Find Your City

Hire a Lawyer

An Israeli real estate lawyer handles due diligence, contract review, Tabu checks, and the legal transfer process. Budget 0.5-1.5% of the purchase price.

Read Buying Guide

Secure Financing

Israeli banks offer Mashkanta (mortgage) loans with multiple tracks. Olim qualify for reduced rates and lower down payments.

Mortgage Calculator

Complete the Purchase

Sign the contract, pay Mas Rechisha to the Tax Authority, transfer funds, and register ownership at the Tabu (Land Registry).

Common Questions

Le vrai coût d'achat Property in Israel

The purchase price is just the beginning. Here's a breakdown of all costs involved in a typical Israeli property transaction.

Poste de coût	Fourchette typique	Notes
Mas Rechisha (Purchase Tax)	0-10%	Progressive rates; first-home buyers get lower brackets
Lawyer Fees	0.5-1.5% + VAT	Mandatory; handles contract, Tabu, and tax filings
Real Estate Agent	1-2% + VAT	Paid by buyer; negotiable
Mortgage Fees	~0.25%	Arrangement fee + appraisal (~2,500 NIS)
Tabu Registration	~1,000 NIS	Land Registry transfer fee
Total Additional Costs	5-15%	Of purchase price, depending on buyer status

Calculez votre hypothèque

Outils gratuits pour les acheteurs

Bruchim Habaim provides data-driven tools to help you make informed decisions. All tools use official Israeli government data sources.

Neighborhood Comparison

Compare up to 4 cities side-by-side on demographics, safety, schools, cost of living, and more.

Historical Pricing

Access real transaction data from the Israel Tax Authority. See what properties actually sold for by city and street.

Mortgage Affordability

Calculate your maximum mortgage based on income, expenses, and Bank of Israel guidelines.

Cost of Living

Compare the cost of living across Israeli cities — housing, utilities, food, transport, and education.

Questions frequemment posees

Comment acheter un bien en Israel en tant qu'etranger?

Les etrangers peuvent acheter avec peu de restrictions. Le processus comprend: trouver un bien, engager un avocat, faire une verification, signer un contrat, payer le Mas Rechisha et enregistrer au Tabu.

Qu'est-ce que le Mas Rechisha?

Le Mas Rechisha est un impot progressif. Pour les residents achetant leur premiere maison, les premiers ~1,9M NIS sont exoneres, avec des taux allant jusqu'a 10%.

Quels sont les prix moyens en 2025?

Tel Aviv ~3,5M NIS, Jerusalem ~3M NIS, Haifa ~1,8M NIS, Beer Sheva ~1,5M NIS. Donnees CBS.

Les Olim ont-ils des conditions hypothecaires speciales?

Oui. Taux reduits, acompte plus bas (25% vs 50%), et prets subventionnes disponibles jusqu'a 15 ans apres l'Aliyah.

Quels couts supplementaires prevoir?

Mas Rechisha (0-10%), avocat (0,5-1,5%), agent (1-2% + TVA), frais hypothecaires, evaluation et enregistrement Tabu. Total: 5-15% du prix.

Bruchim Habaim provides comprehensive Israeli real estate market intelligence for international buyers, Olim (new immigrants), and investors. Our data comes from official Israeli government sources including the Central Bureau of Statistics (CBS), Israel Tax Authority, Bank of Israel, and the Ministry of Education. All neighborhood profiles, market trends, and financial tools are updated quarterly with the latest available data.

Available in six languages — English, Hebrew, French, Russian, Arabic, and Spanish — Bruchim Habaim is the most comprehensive multilingual resource for understanding the Israeli property market. Whether you're searching for apartments in Tel Aviv, houses in Jerusalem, or affordable options in the Negev, our tools help you make data-driven decisions.