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Luxury Real Estate · Israel
Foreigners can generally buy homes in Israel on the same footing as residents, from Tel Aviv's seafront towers to Caesarea's villas and the stone neighborhoods of Jerusalem.
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At a glance
Who can buy
Israel generally places no restriction on foreign buyers of homes. Much of the land is administered by the Israel Land Authority, so buyers often receive a long lease, commonly 49 or 98 years and renewable, rather than freehold title to the land itself. The same applies to residents and foreigners, and it rarely affects use or resale.
Your lawyer confirms how a property is registered, at the Land Registry (Tabu) or with the Israel Land Authority, and checks for liens, debts and building permits before you sign.
Seafront towers, Bauhaus apartments on Rothschild Boulevard and the boutique streets of Neve Tzedek.
Villas near the beach and the marina, long a favorite of international families.
Large villas beside a Roman harbor and Israel's only 18-hole golf course.
Stone residences and new luxury projects near the Old City.
Purchase tax is the largest cost. Since February 2026, non-resident buyers pay 8% from the first shekel, rising to 10% on the part of the price above the top threshold. Allow for legal fees, an agent's fee of about 2% plus VAT where an agent is used, and registration costs.
New immigrants buying a sole home pay far less. Rates and thresholds change, so confirm them with the Israel Tax Authority and your lawyer.
How to buy
Your lawyer checks registration, liens, permits and the contract.
Contracts are binding once signed and there is no standard cooling-off period, so sign nothing before legal review.
Many buyers sign through a power of attorney given to their lawyer.
Pay the balance and purchase tax, and register the transfer at the Land Registry or the Israel Land Authority.
Questions
Yes. Israel generally places no restriction on foreign buyers of homes. Much land is held on long leases from the Israel Land Authority, on the same terms for residents and foreigners.
Since February 2026, non-resident buyers and buyers of an additional home pay purchase tax of 8% from the first shekel, and 10% on the part of the price above the top threshold. Confirm the current scale with the Israel Tax Authority.
Yes. Many buyers sign through a power of attorney given to an Israeli lawyer, signed at an Israeli consulate or before a notary abroad.
Israeli banks lend to foreign buyers, usually on more conservative terms, often with a deposit of 40% to 50%.
Talk to us
TheMiddleEast.com works with leading developers, private brokers and advisers across the region. If you are weighing a home or an investment in Israel, register interest and we will point you to vetted professionals, or write to inquire@TheMiddleEast.com or call +1-561-543-6625.
This guide is general information, not financial, legal or tax advice. Rules, fees and thresholds change; confirm every point with the official authority and a licensed local lawyer before you commit funds.
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Three ways to buy
Not every buyer arrives on holiday. Whichever way you buy, every buyer is pointed to a licensed Luxury Real Estate Agency or Developer in the Territory.
Many buyers discover a place as guests, return to view homes in person and buy on a later visit. Our guides to resorts, flights and cities help plan the journey.
Many international buyers own before they ever visit. They view homes and projects by video and virtual tour, work with a licensed agency, developer and lawyer, and sign and pay from home, often through a power of attorney where the law allows.
Funds, family offices and companies buy whole floors, buildings and portfolios. Tell us your mandate and we will point you to developers and agencies with the scale and investor relations to match.
Rules for foreign buyers differ by country and change over time; confirm them with a lawyer before you commit. Leading Luxury Real Estate law firms and lenders, country by country. Register your interest.
Thinking of buying? Tell us what you are looking for and we will point you to the right people.
Register interestThis page is general information to help you start your research. It is not financial, legal, tax or immigration advice. Rules, prices and thresholds change; confirm every detail with a licensed adviser and the official authority before you act.
Checked October 2026. Rules can change. See our standard.
Our Sister Site
Many of the region’s leading agencies and developers also work across the Mediterranean, from Greece and Italy to the Riviera and Spain. Our sister site, TheMediterranean.com, has its own Founding Partner program, built the same way: three Agencies and three Developers in each Territory, and never more.
Looking for a home on the Mediterranean? TheMediterranean.com points you to its own Founding Partners.