Buying an apartment in Israel without being there: power of attorney and remote closing
Updated November 2026 · agent+
Most of our foreign clients complete a purchase with one short visit, or none at all. Israeli law lets a lawyer sign the contract, file the tax return and register the property for you under a power of attorney. This guide explains how the document is prepared abroad and what the remote process looks like in practice.
The power of attorney
Your Israeli lawyer drafts a power of attorney (yipui koach) in Hebrew with an English or French translation, specific to this purchase. You sign it either at an Israeli consulate, where the consul authenticates your signature, or before a local notary, in which case the document needs an apostille under the Hague Convention. Most Western countries are party to it.
The signed original is couriered to Israel. Allow one to three weeks for the whole step, longer if your nearest consulate books appointments far ahead.
Viewing and choosing from abroad
We run live video viewings on WhatsApp, walk the street and the building entrance, and send floor plans, the building’s registration extract and recent sale prices in the same building. For new projects we send the developer’s specification booklet and the construction schedule.
If you can make one trip, the best moment is the shortlist stage: two or three days to see the final candidates and meet your lawyer, then everything else is done remotely.
Signing, paying and registering
The lawyer signs the contract under the power of attorney, usually with a deposit of 10–15% paid into the lawyer’s trust account. A caveat (he’arat azhara) is registered in the Land Registry within days, protecting you against a second sale of the same apartment.
Further payments follow the contract schedule from your Israeli bank account or through the trust account. The final transfer of ownership is registered by the lawyer once the last payment is made and the tax authorities confirm the purchase tax is paid.
What still needs you
Opening an Israeli bank account sometimes requires one appearance in person or a video identification, depending on the bank. A mortgage requires signing the loan documents, which some banks accept at a consulate.
Taking delivery of a new apartment is best done in person or by someone you trust, to record defects in the handover protocol.
Frequently asked questions
›Can the same lawyer act for me and for the seller?
No. In a second-hand sale each side has its own lawyer. In a new project the developer’s lawyer registers the sale, but you should still have your own lawyer review the contract.
›How long is a power of attorney valid?
A specific power of attorney for a purchase remains valid until the transaction is completed; a notarised general power of attorney is valid for ten years unless it says otherwise.
›Is a digital signature accepted?
Not for the contract and registration. The power of attorney must be signed on paper before a consul or a notary.
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.