Buying an apartment in Israel: the steps, from viewing to registration

1. Budget and mortgage

Israeli banks generally lend up to 75% of the price for a first home, 70% for a buyer replacing a home, and 50% for an investment property or a non-resident buyer. Get approval in principle before making an offer.

2. Check the price

Compare with recent sales nearby. The Yad le Yad estimator and price map give a range; the official registry nadlan.gov.il shows actual transactions.

3. Due diligence by your lawyer

Each side has its own lawyer. Yours checks the land registry extract (נסח טאבו) for owner, mortgages and liens, plus building permits and any arnona debt.

4. Contract and caveat

Right after signing, your lawyer registers a caveat (הערת אזהרה) so the seller cannot sell the property to anyone else.

5. Purchase tax

The buyer pays purchase tax (מס רכישה), progressive and reduced for a sole residence, higher for additional properties. New immigrants may benefit from reduced rates. The Israel Tax Authority’s official calculator gives the exact amount.

6. Keys and registration

With the final payment you receive the keys, and your lawyer registers the property in your name.