A practical guide from property search to handover, including budget planning and essential checks.
Define your plans before viewing properties
Clarify how you intend to use the property: as your main home, a second home, a rental or an investment. This choice affects the neighbourhood, size, acceptable running costs and how close you want to be to the beach, schools and public transport.
Make a list of essential and negotiable criteria. Compare Ir Yamim, Nat 600, Ramat Poleg, Agamim, the city centre and Kiryat Hasharon using the same checklist rather than choosing on reputation alone.
Calculate the full budget
In addition to the negotiated price, include the purchase tax applicable to your circumstances, lawyer’s fees, any financing costs, estate-agent commission where payable, renovation work, furniture and ongoing charges.
If your budget is in euros, allow for exchange-rate fluctuations and ask your bank about the timing, documents and costs of international transfers. The EUR/ILS rate may change between the offer and the payment dates.
Check the documents and contract
Ask a professional to review ownership rights, the relevant land registry entry, mortgages, permits, private-use areas, floor area and any outstanding debts. For an apartment in a shared building, request details of service charges and approved works.
For a new-build property, check the developer, permits, contractual timetable, guarantees, indexation clauses and handover arrangements. An independent Israeli lawyer should review the contract before you sign.
Official sources to consult
- Israel Tax Authority — purchase tax calculator ↗
- Israel Tax Authority — real estate sale and purchase declaration ↗
Rules, rates and data can change. Verify information at the time of your transaction and consult a qualified professional.
Frequently asked questions
Can I buy from France?＋
Yes. Much of the search and preparation can be handled remotely, but legal, tax and banking checks must be tailored to your circumstances.
Which neighbourhood should I choose?＋
It depends on your budget, lifestyle, transport needs and whether you plan to live in the property or rent it out. Compare specific properties and their total costs.
What should I check before signing?＋
Have an independent Israeli lawyer review ownership, registration, permits, debts, contract terms and the payment schedule before you commit.