Kinyan Guide

Buy and finance property in Israel, without the costly mistakes.

From New York, London, Toronto or Sydney, or already living here: the procedure, the purchase tax, the mortgage (mashkanta) and the right lawyer, city by city. Verified figures, updated to the 2026 schedules.

Run the mortgage calculatorUnderstand the steps

Tax brackets checked on gov.ilBank of Israel rates, Nov. 2026Free, no sign-up
I want to buySteps, closing costs, purchase tax, buying from abroad, off-plan or resale.I need a mortgageMashkanta for residents and non-residents, tracks, rates, banks, brokers.I need a lawyerRole, fees, power of attorney for a remote purchase, English-speaking lawyers by city.

The purchase in six steps

No escrow company, no title insurance, no notary: in Israel a binding pre-agreement, a lawyer who runs the checks, a bank that lends under strict rules, and a land registry (the Tabu) that is the final word.

  1. 1
    Search and viewingOn your own, with an agency, or remotely by video.
  2. 2
    Zikaron dvarimA written pre-agreement that is already binding. Sign it with your lawyer, not before.
  3. 3
    Lawyer’s checksTabu, liens, zoning, debts, permits. There are no notaries in Israel.
  4. 4
    MortgageApproval in principle before the contract, full file after.
  5. 5
    Sale contractHeskem mechira signed, deposit paid, payment schedule set.
  6. 6
    Payment and keysBalance, purchase tax within 60 days, Tabu registration.

Every step in detail, real timelines and who pays what →

Real estate by city

Prices, neighbourhoods, new projects and where the Anglo community buys. And for each city, a broker, a lawyer and a developer who know it.

JerusalemJerusalemAverage 3,100,000 ₪Tel Aviv+10.3 %Tel AvivAverage 4,590,000 ₪Netanya+8.2 %Netanya22,000 ₪ – 45,000 ₪ / m²RaananaRaanana30,000 ₪ – 50,000 ₪ / m²Herzliya-2.9 %HerzliyaAverage 3,850,000 ₪AshdodAshdod18,000 ₪ – 32,000 ₪ / m²ModiinModiin24,000 ₪ – 34,000 ₪ / m²Haifa+6.9 %HaifasoonAverage 1,800,000 ₪

All cities →

What an apartment costs, city by city

Tel Aviv4,590,000 ₪
Herzliya3,850,000 ₪
Jerusalem3,100,000 ₪
Haifa1,800,000 ₪
Ashkelon1,640,000 ₪
Beer Sheva1,240,000 ₪
National average2,330,000 ₪

Average apartment price, Central Bureau of Statistics, Q1 2026. Trends are year-over-year.

The numbers that matter in 2026

50%minimum down payment for a non-resident, unless you hold Israeli citizenship or make aliyah within two years
8%purchase tax from the first shekel for a non-resident or an investor
4.75%prime rate (Bank of Israel 3.25%), the base of variable tracksNov. 2026
₪0purchase tax up to ₪1,978,745 for a resident buying their only home

Run your mortgage numbers

Monthly payment, total cost, share of interest, income required: with the three tracks and the Bank of Israel rules, at November 2026 rates.

Split between tracks

Prime (variable)

40 %
rate% (P − 0,6)

Fixed, unlinked

35 %
rate%

Fixed, CPI-linked

25 %
rate% + % assumed inflation

Bank of Israel rules: at least one third of the loan at a fixed rate, at most two thirds on prime. The simulator adjusts the sliders accordingly.

—Monthly payment
—Total cost of credit
—Required net monthly income · payment ≤ 35% of income
  • Principal repaid—
  • Interest—
  • Prime (variable) · Fixed, unlinked · Fixed, CPI-linked—

Indicative rates, November 2026 (policy rate 3.25%, prime 4.75%). The CPI-linked track is simulated with constant inflation; in reality both the payment and the outstanding balance move with the CPI. Banks apply different margins by profile and city: a real offer can differ by ±0.5 point.

Get real offers from banks

The reference guides

How to Buy Property in Israel in 2026: Steps, Costs and TimelineWho can buy, the 8 steps from the zikaron dvarim to the Tabu, costs on a ₪2.5M example, timelines, financing, buying from abroad.Buying property in Israel from abroadPower of attorney, bank account, wire transfers, remote viewings: buying without living here.Mas rechisha 2026: Israel purchase tax brackets and examplesResident, non-resident, oleh, investor: the frozen brackets and worked examples.The Israeli mortgage (mashkanta), explained: the complete guidePrime, CPI-linked, fixed, variable: the tracks, Bank of Israel rules, amounts and a full worked example.Mortgages for non-residents: getting a loan without living in Israel50% down payment, documents, which banks say yes, timelines, and what changes if you are a citizen.The real estate lawyer in Israel: role, checks, feesNo notaries here: what the lawyer checks, drafts and charges.

The questions everyone asks

Can a foreigner buy property in Israel?

Yes, with no nationality restriction. What changes: tax, credit, procedure. Read the full answer

Can a non-resident get a mortgage in Israel?

Yes, usually up to 50% of the price, 75% in some cases. Read the full answer

Do I need an Israeli bank account to buy?

Not required for a cash purchase, essential for a mortgage. Read the full answer

Can I buy without coming to Israel?

Yes, by power of attorney. What to plan for. Read the full answer

Can an American buy property in Israel? Do I need to be Jewish or a citizen?

Yes, and no. No nationality or religion requirement; only tax and financing change. Read the full answer

What is the purchase tax in Israel for foreigners?

8% up to ₪6,055,070 and 10% above, unless you become a resident within 2 years. Read the full answer

How much deposit do I need to buy in Israel?

25% for a resident first-time buyer, 50% for a non-resident, plus 8–12% in costs. Read the full answer

What happens to my mortgage in Israel during a war?

Bank of Israel payment deferrals, insurance, what was actually applied in 2023–2024. Read the full answer

New-build or second-hand: which should I buy in Israel?

Price, VAT, indexation, timelines, mamad, purchase tax: the numbers side by side. Read the full answer

Gross vs net square meters: why the apartment feels smaller

Walls, balcony, share of common areas: 15–20% between the listing and the living room. Read the full answer

All questions and objections →

Talk to a professional who knows your case

Describe your project in two lines. We pass it on to a vetted English-speaking mortgage broker, real estate lawyer or developer who gets back to you within 48 hours. Free, no obligation.

You are