How to buy an apartment in Israel from abroad: the process step by step
Updated November 2026 · agent+
A purchase in Israel follows a fixed sequence that is different from the US, the UK or France. There is no notary and no escrow company: two lawyers, the Land Registry and the Tax Authority do the work. Here is the whole path, with the time each step usually takes.
1. Budget and financing (week 0)
Set the total budget including purchase tax, lawyer, broker fee, VAT on fees and a reserve for furnishing. For a foreign resident, allow about 10% above the price. If you need a mortgage, get pre-approval now; it defines how far you can go.
2. Area and shortlist (weeks 1–3)
Tel Aviv and Ramat Gan differ a lot street by street. We narrow the search by what matters to you: walking distance to the sea, a synagogue or a school, rental demand, building age and whether a renovation or urban-renewal project is planned nearby. Our board shows every home we market plus the ones we are about to list.
Viewings are done in person or by live video. Two or three rounds usually produce a shortlist of three apartments.
3. Offer and negotiation (days)
Offers are verbal or by a short written memorandum through the agent. A second-hand price typically closes 3–8% under the asking price; developers rarely move on price but do on payment terms, parking, storage or upgrades.
4. Lawyer’s checks and contract (2–4 weeks)
Your lawyer pulls the Land Registry extract, checks for mortgages, liens and building irregularities, reads the house committee records, and negotiates the contract with the other side’s lawyer. Signing usually comes with a 10–15% deposit and the registration of a caveat in your name.
Purchase tax is reported within 30 days and paid within 60.
5. Payments and delivery (1–3 months for second hand)
The balance is paid in two or three instalments per the contract, the last one against the keys and the seller’s documents for transfer. For a new project, payments follow the construction schedule over one to three years, each secured by a bank guarantee.
6. Registration and after
The lawyer registers the transfer at the Land Registry (Tabu) or with the housing company and the developer’s registry for a new building. You receive the registration extract in your name. From here: utilities, building fees, insurance, and, if you rent out, the tax track for rental income.
Frequently asked questions
›How long does a purchase take from offer to keys?
Second hand: typically two to four months. New build: from signing to delivery one to three years depending on the construction stage.
›Is there a cooling-off period?
No. Once the contract is signed it is binding and breaking it costs the agreed compensation, usually 10% of the price.
›Do I need to speak Hebrew?
No. Our agents, the lawyers we work with and the banks’ foreign-client desks work in English and French. Contracts are in Hebrew with a translation.
General information, current as of the date shown; not legal or tax advice. Brackets and rates change: check your own situation with an Israeli lawyer or tax adviser before you sign.