Newhome
Buying in Israel from abroad
You are not on the ground, you do not read Hebrew, and nobody has ever walked you through how this actually works. Here is the whole journey, from first message to keys — including the parts agencies would rather leave out.
What works differently in Israel
A lawyer, not a notary
In Israel a lawyer secures the sale. Each side has their own, and yours works for you alone: checking title, negotiating the contract and protecting your position.
The buyer pays the agency
Israeli practice: the buyer pays the agency fee, typically around 2% plus VAT. At Newhome it is stated before the first viewing, never discovered halfway through — and it is negotiable.
Purchase tax depends on who you are
Resident with a single home, foreign resident, investor, new immigrant: mas rechisha brackets differ completely. On the same apartment, the gap between two profiles runs into hundreds of thousands of shekels.
The Tabu can wait
On a new build, final registration in the land registry sometimes arrives years after you get the keys, while the developer regularises the building. That is normal — provided you are properly secured in the meantime.
Eight steps, from first message to keys
Allow three to six months between accepted offer and handover on a resale property. On a new build bought off plan, two to four years before delivery.
Week 1
We set your real budget
Before looking at a single listing: what does a ₪3M property actually cost you once tax and fees are in? And how much will an Israeli bank lend you as a foreign resident? With those two numbers on the table the search gets serious — and you stop viewing places out of reach.
Worth knowing — The mortgage simulator on this site already gives the monthly payment and the financing cap for your profile.
Weeks 2 to 6
Viewings — in person or by video
You come over for a few days and we pack viewings from morning to night. Or you stay put: we view for you live on WhatsApp, camera in hand, asking your questions inside the room. We film the awkward parts too — the real view from the living room, the street noise, the state of the stairwell.
Worth knowing — Always ask to see a property at two different times of day. Light and noise do not lie.
Offer day
The offer — and the zikaron dvarim trap
We put your offer to the seller. Be careful at this exact moment: you may be handed a "zikaron dvarim", presented as a simple memorandum of understanding. In Israel that document can count as a binding sale contract once it identifies the property, the parties and the price. Sign nothing before your lawyer has read it.
Worth knowing — At Newhome we never have clients sign a zikaron dvarim. We go straight to the contract drafted by the lawyers.
The following week
You choose your lawyer
Not optional. Your lawyer checks the title at the Tabu, existing mortgages, easements and planning permissions, then negotiates the contract with the seller’s lawyer. Fees run around 0.5% to 1% of the price, plus VAT.
Worth knowing — Pick a lawyer who speaks your language and has no connection to the seller or the agency. We give you several names — you choose.
Two to six weeks
The contract (hoze) and payment schedule
The hoze sets the price, the dates, the guarantees and above all the payment schedule: a first instalment on signature, then tranches through to handover. Your lawyer writes in the protections that matter to you — starting with the caution notice (hearat azhara) registered in your name from signature day.
Worth knowing — That hearat azhara is your safety net: it stops the seller selling the same property to someone else.
In parallel
Financing and moving the money
A foreign resident borrows considerably less in Israel than a resident — often around half the property value. You will need an Israeli bank account, and the bank will require proof of the source of funds: statements, sale deeds, tax returns. Start early, because this is usually what holds everything else up.
Worth knowing — Open the account when you start searching, not on payment day. Bank delays are the least predictable part of the process.
Before signature
Power of attorney, to sign without flying in
Cannot be in Netanya on signature day? You grant power of attorney to your lawyer. Signed before a notary abroad, it needs an apostille to be recognised in Israel, and usually a translation. Budget two to three weeks, not two days.
Worth knowing — A power of attorney only covers what it says. Have it drafted precisely: this property, this price, nothing else.
Handover day, and after
The keys — and the Tabu
Final payment, condition report, meter readings, keys. Final registration in your name at the Tabu follows: fairly quickly on a resale, sometimes years later on a new build. In the meantime your right is secured by registration with the developer’s management company.
Worth knowing — Keep every payment receipt. They are what will prove your purchase price the day you sell.
What the listed price does not include
The asking price is never the final cost. These are the items to add before you decide, so the budget holds all the way through.
- Purchase tax (mas rechisha)
- The heaviest item and the least anticipated. It depends entirely on your status: resident with a single home, foreign resident, investor, or new immigrant on reduced brackets. Get yours calculated before you make an offer, not after.
- Lawyer
- Title checks, drafting and negotiating the contract, and follow-through to registration. The only professional on the file working solely for you.
- Agency fee
- Payable by the buyer under Israeli practice. Stated before any viewing at Newhome, and negotiable.
- Technical survey
- Optional, and yet decisive: a building surveyor inspecting before signature catches damp, plumbing and cracks. On a resale property we recommend it every time.
- Arnona and va’ad bayit
- Netanya municipal tax and building service charges. Get the figures before signing: the gap between buildings is real, especially with a pool or a doorman.
- Translations and apostilles
- Power of attorney, passport, supporting documents: every foreign document destined for Israeli authorities needs an apostille, and usually a translation.
The questions people actually ask us
Do I need to be an Israeli resident to buy?
No. A foreigner, resident or not, can buy property in Israel. What changes is the tax on purchase and how much a bank will lend you.
Can I buy without ever coming to Israel?
It is legally possible with a power of attorney, and it happens. But for a first purchase we advise against it: come at least once to see the neighbourhood, the building and the street at different hours. We line up the viewings in advance so the trip is worth it.
How much do I need up front?
As a foreign resident, plan on roughly half the price in your own funds, plus the additional costs. A resident first-time buyer or a new immigrant can go considerably higher on financing — the simulator on this site shows the cap by profile.
How long from falling in love to getting the keys?
Three to six months on a resale, most of it down to the bank and contract negotiation. On a new build bought off plan, two to four years before delivery.
Is the asking price negotiable?
Almost always, though how far depends on the property, the neighbourhood and the seller’s situation. We tell you honestly where the asking price sits against real transactions in the area — even when that does not suit us.
What happens when I sell later?
The gain may be subject to mas shevach, Israeli capital gains tax on property, with exemptions depending on how long you held it and your circumstances. That is a question for your lawyer or tax adviser — and one you prepare for at purchase, not at sale.
Can I rent the property out until I move in?
That is exactly what our property management service is for: finding the tenant, the Israeli lease, collecting rent, maintenance, and a monthly report in your language.
Before you rely on this page
This page is for information, not legal or tax advice. Israeli property law and taxation change regularly and every situation is different: always have yours confirmed by your lawyer. Newhome guides you through each stage and connects you with the right professionals.
Let’s talk about your plans
Tell us where you are, even if it is still vague. Same-day reply, in your language, with no sales pitch.