Finding an apartment in Israel: the complete guide

Moving to Israel, staying for a few months or investing? The Israeli market works differently: rooms are counted another way, rentals need guarantees, and there is arnona to pay. This guide explains it all simply.

1. Choose the city and neighbourhood

Families from abroad often choose Ra’anana, Netanya, Jerusalem, Tel Aviv, Herzliya, Ashdod or Beit Shemesh. On Yad le Yad, the “Near…” filter searches around the landmarks everyone uses: Netanya’s square, Ahuza Street in Ra’anana, the sea in Tel Aviv, the Diamond Exchange in Ramat Gan, the Western Wall in Jerusalem.

2. Read Israeli listings

• “Rooms” (hadarim) include the living room: a 4-room flat usually has 3 bedrooms. Yad le Yad always shows real bedrooms separately.
• Mamad: the reinforced safe room, much sought after by families.
• Dirat gan: garden apartment. Penthouse: top floor with a large terrace.

3. Budget: rent, arnona, vaad bayit

Add arnona (municipal tax) and vaad bayit (building costs) to the rent, plus utilities. Every Yad le Yad listing shows its total monthly fees.

4. Renting: contract and guarantees

Leases usually run for 12 months. Owners ask for guarantees: security cheques, a guarantor, a bank guarantee or a deposit. Read the contract, get it translated if needed and photograph the home when you move in. For a few months only, choose a short-term rental.

5. Buying: Tabou, lawyer and taxes

Ask for a Tabou extract (land registry), sign with a lawyer on each side, and budget for mas rechisha (purchase tax). Check recorded prices on nadlan.gov.il and try the free Yad le Yad estimator.

6. Avoid agency fees and scams

Agencies usually charge one month’s rent + VAT, or about 2% + VAT on a purchase. Between private individuals it is zero. Never pay before visiting and checking the owner’s identity, and report any suspicious listing.