Find the right home in Israel, and the right people to buy it with.

Yes. Americans, Britons, French citizens and other foreign residents can buy apartments and houses in Israel and register them in their own names. Citizenship is not required.

A purchase from abroad needs four things: an Israeli lawyer who acts only for you, an Israeli bank account to receive your funds, a power of attorney so your lawyer can sign while you're away, and a budget that allows for the higher purchase tax foreign residents pay. If you plan to borrow, Israeli banks usually lend foreign residents up to about half of the property's value.

The reasons vary as much as the buyers. These come up most often.

• A place that's oursA home in Israel as a quiet insurance policy, for a time when being Jewish abroad feels less certain.
• Aliyah, on our timelineBuy now, often a new apartment that will be finished when you arrive, and let it earn rent until then.
• Children already hereA son in the army, a daughter in seminary or university. A home of your own beats a rented room and a hotel for every visit.
• Retirement by the seaNetanya's promenade, Herzliya's beaches, Haifa's views. Many buyers plan the next chapter of their lives here.
• Holidays at homePesach and Sukkot in your own apartment, with the whole family around one table.
• An investment with meaningProperty that has tended to hold its value, in the one country where owning it means more than a return.

You'll have someone in Israel on your side from the first question to the day you get your keys.

1. We help you choose where.Your reasons, budget, community and timeline, matched to the cities and neighborhoods that fit, with an honest view of each.
2. We introduce the right broker.One or two licensed brokers who know that city and price range, and whom we've seen deal fairly with buyers from abroad.
3. We find everyone else you need.A lawyer, a mortgage advisor, a bank, and anyone else the purchase needs. The full list is below, so you never have to search alone.
4. We stay on call.Before you sign, transfer or commit to anything, ask us. You'll get a straight answer.

• A lawyer who represents only you
• An English- or French-speaking mortgage advisor
• A bank that works with foreign residents
• A currency transfer service
• An engineer to inspect the property
• A property manager while you're abroad
• An accountant for Israeli and home-country tax
• Movers and contractors when you arrive

What you pay us

Nothing. No fee, no retainer, no contract with us.

What you pay the broker

Their standard buyer's fee, as on any Israeli purchase. Our share comes out of their commission, and every broker we work with agrees in advance not to raise your fee.

Other professionals

Our introductions are free. You agree terms with them directly, at their normal rates.

If you don't buy

You owe nothing to anyone.

If brokers pay you, whose side are you on?

Yours, because that's how the arrangement works. Brokers receive our introductions only as long as our clients are happy with them. A single bad experience and we stop sending buyers. Your trust is the whole business.

New projects are where most overseas buyers buy. Israeli law protects you well here, if you know what to insist on.

A guarantee for every payment

Money you pay a developer before handover must be secured, usually by a bank guarantee issued against each payment. No guarantee, no payment. Your lawyer should check each one.

Know how much of the price is indexed

New apartment prices can be linked to the construction input index, so the price rises with building costs. For contracts signed since July 2022, the first 20% of the price can't be linked, and at most half of each later payment can.

Plan for delays

Projects often finish later than the contract date. Ask what compensation the contract and the law provide, and don't plan your aliyah date around the brochure.

Look past the sales office

Check the developer's track record and finished buildings, and have an engineer inspect the apartment before you accept the keys.

• Choosing the city lastBuyers fall for an apartment, then discover the community, schools or commute don't suit them. Decide where first.
• Treating the developer's agent as your adviserThey represent the developer. Bring your own lawyer to every new-build purchase.
• Paying without a guaranteeEvery payment to a developer before handover should be secured. Check it each time.
• Counting on the brochure dateBuild in time for delays, especially if your move depends on it.
• Assuming the rent covers the costsRental income in Israel is taxed, and furnished rentals need managing. Run the numbers with an accountant first.
• Letting several brokers send you the same flatPick one broker per city and say so to the others.
• Ignoring the exchange rateA move in your currency can matter more than any discount you negotiate.

Can foreigners buy property in Israel?

Yes. Israeli citizenship isn't needed to own a home in Israel, and foreign residents register property in their own names. In practice the purchase runs through three things: your own Israeli lawyer, an Israeli bank account, and a power of attorney that lets your lawyer sign on your behalf while you're overseas.

Can Americans buy property in Israel?

Yes. Americans are the largest group of foreign buyers in Israel, about half of all foreign purchases in early 2026. The process is the same as for other foreign residents, and you may also have US reporting duties on property held abroad, so involve an accountant who knows both systems.

Is your help really free?

Completely. Our help costs you nothing at any stage. When a purchase completes through a broker we introduced, that broker gives us part of their own commission. Your broker's fee is their normal rate, and each broker commits beforehand that working with us never adds to it.

Can you help me find a lawyer, mortgage advisor or bank?

Yes, and those introductions are free as well. Tell us what you need, whether it's a buyer's lawyer, a mortgage advisor who speaks your language, a bank used to overseas clients, an accountant, an engineer or a property manager, and we'll put you in touch. You then agree terms with them directly.

How much does it cost to buy property in Israel as a foreigner?

Allow around an eighth of the price again for costs. Purchase tax is most of it: non-residents pay 8% up to roughly ₪6 million and 10% beyond. The broker typically charges about 2% and the lawyer about 0.5–1%, both plus VAT, with currency, inspection and any mortgage fees on top. The calculator on this page gives a quick estimate.

Where do English-speaking buyers buy in Israel?

Jerusalem is the first choice, followed by Beit Shemesh, Ra'anana, Modi'in, Netanya and Herzliya, each with established English-speaking communities. Newer communities such as Carmei Gat are growing quickly and cost considerably less.

Where do French buyers buy in Israel?

Netanya has long been the centre for French buyers, with Jerusalem and Tel Aviv close behind. Bat Yam, Ashdod and Ashkelon also have French-speaking communities and lower prices.

Is it safe to buy a new apartment off-plan in Israel?

It can be, if each payment you make to the developer before handover is secured, usually by a bank guarantee, and your own lawyer reviews the contract. Check how much of the price is linked to the construction input index and what the contract says about delays.

Can I get a mortgage in Israel as a foreign resident?

Yes, though on stricter terms than residents get: Israeli banks generally finance around half the value for non-residents, and the paperwork takes longer. Getting a mortgage advisor's view before you view anything tells you what you can really afford.

Can I rent out my apartment while I live abroad?

Yes. Many overseas owners rent their apartment out until they move or visit. Rental income is taxed in Israel and may be taxed at home too, so set up the right arrangement with an accountant, and use a property manager for the day-to-day.

Do new immigrants pay less purchase tax?

Yes, considerably less. Olim get reduced purchase-tax rates on a home bought shortly before or within the first years after making aliyah. The exact window and rates are set by law and change, so if a move is on the cards, decide the timing with your lawyer before signing.

Can I buy property in Israel without visiting?

Yes. Many buyers use video viewings and a power of attorney to their lawyer. It's also when buyers are most exposed to inflated prices and pressure, so it matters more to have someone in Israel who works for you.