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Buy an Apartment in Israel: A Step-by-Step Guide to Purchasing and Mas
Planning to buy an apartment in Israel? IsraRealty experts will assist with Tabu verification, mortgage (mashkanta) calculation, and full transaction support. R
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Viola Goldberg
- March 12, 2026
- 5 min reading time
Buy an Apartment in Israel: Current Offers for Russian-Speaking Buyers
Updated: May 24, 2026
IsraRealty Team
Real Estate Market Analysis Department
Are you planning to buy an apartment in Israel? We provide expert property selection, Tabu verification, and assistance in obtaining a mashkanta (mortgage) to ensure a secure transaction in the country's best neighborhoods. The Israeli real estate market in 2024 shows resilience: despite global challenges, demand for quality housing in Tel Aviv, Netanya, and Haifa remains high, while new infrastructure projects open windows of opportunity for investors.
- Thorough Rights Verification: Identifying the property in the Tabu registry, ILA, or through housing companies is a mandatory step before paying a deposit.
- Transportation Upside: The value of apartments in areas near the construction of the "Green" and "Purple" light rail lines has high growth potential by the time they launch.
- New Construction vs. Resale: In 2024, developers are offering flexible payment terms (e.g., 20/80), making the primary market attractive for capital preservation.
- Legal Clarity: Involving a lawyer on the buyer's side is a critical condition for verifying zoning and permit documentation in the "Mabat" system.
Israeli Real Estate Market: Current Trends and Prices
In 2024, the market shifted into a phase of implementing major urban development plans. Special attention is given to the Mixed-use concept, where residential quarters are integrated with business centers and transportation hubs. This directly impacts property liquidity: apartments within walking distance of future light rail stations in Gush Dan are appreciating faster than the market average.
Apartment prices in Israel vary significantly depending on the region. While Tel Aviv remains the most expensive metropolis, cities like Ashdod and Haifa offer more affordable options with capitalization potential due to urban renewal programs (Pinui Binui and TAMA 38).
| City | Neighborhood / Type | Average Price (million NIS) | Investment Profile |
|---|---|---|---|
| Tel Aviv | Center / Old North | 5.5 – 8.0+ | Premium, high liquidity |
| Netanya | Ir Yamim / Seaside | 3.8 – 5.2 | Resort property, families |
| Ashdod | Innovation District / City | 2.4 – 3.1 | High growth potential, rental |
| Haifa | Carmel / Neve Sha'anan | 1.8 – 2.6 | Student rental, stability |
Legal Verification and the Tabu Registry
The first step when buying real estate in Israel is obtaining an up-to-date extract from the land registry — the Tabu extract. This document confirms the owner and checks for any liens, pledges, or mortgage obligations (mashkanta) of the seller.
For new projects at the planning stage, it is crucial to verify the project status in the official Planning Administration systems (the "Mabat" resource). IsraRealty experts warn: supplemental maps and marketing brochures have no legal force. Only official permitting documentation guarantees that the project will be completed on time.
- Check for absence of municipal tax (Arnona) debts.
- Analyze rights to adjacent areas (parking, storage).
- Verify land status (private property or lease from the Israel Land Authority — ILA).
Need help verifying a property or selecting an apartment in a specific area? Our experts will conduct a deep audit of ownership rights and suggest options with maximum growth potential.
Mashkanta and Taxes: What the Buyer Needs to Know
Obtaining a mashkanta (mortgage) in Israel is a multi-step process that requires bank approval (Ishur Ekron) even before signing the sales contract. In 2024, conditions depend on the Bank of Israel's interest rate, with buyers able to combine different tracks: index-linked, variable rate ("prime"), or fixed interest.
Purchase Tax (Mas Rechisha) 2024
The purchase tax (Mas Rechisha) is calculated on a progressive scale. For Israeli residents buying their only home, significant tax breaks are available. Foreign buyers and owners of multiple apartments pay a higher rate, starting on average from 8% of the property value.
Main stages of the transaction:
- Obtaining preliminary mortgage (mashkanta) approval.
- Legal verification of the property by the buyer's lawyer.
- Signing the contract and registering a "cautionary note" (Hearat Azhara) in the Tabu.
- Paying taxes and transferring the remaining balance through secure bank accounts.
- Handing over keys and final registration of ownership rights.
Frequently Asked Questions
Can I buy an apartment in Israel remotely?
Yes, it is possible by issuing a notarized power of attorney to a lawyer in Israel. However, we recommend a personal visit to inspect the neighborhood and infrastructure.
What is TAMA 38 and how does it affect the price?
This is a program for strengthening old buildings. Buying an apartment in a building slated for TAMA 38 or Pinui Binui (demolition and reconstruction) is a way to get a new, larger apartment in the future for the price of an old one.
What is the realtor's commission in Israel?
The standard commission on the resale market is 2% + VAT. When buying new construction through IsraRealty, the commission for the buyer is often 0%, as services are paid by the developer.
How long does the Tabu registration process take?
A cautionary note is registered in 1-2 business days. The final transfer of rights can take from several months to a year, depending on the readiness of all tax certificates.
Is insurance required when obtaining a mashkanta?
Yes, Israeli banks mandatorily require life insurance for the borrower and property (structure) insurance.
Planning a transaction? Get a free initial consultation from IsraRealty experts. We will help calculate the budget, including all taxes and related expenses.
Get a ConsultationConclusion
Buying an apartment in Israel is not just a property acquisition, but a strategic investment in one of the most stable economies in the region. In 2024, the success of a transaction depends on the quality of preliminary analytics: choosing a neighborhood with a developing transportation network and thoroughly verifying the legal status of the property. The IsraRealty team is ready to be your reliable partner at every step — from the first viewing to receiving the keys.
This material is for informational purposes only and is not a public offer or financial advice. Tax rates and mortgage conditions may change — please verify current data with specialists.
Last data update: May 2024.
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