Aliyah Home Guide

Everything you need to know about buying your home in Israel, from someone who's been there

Before You Start

Buying a home in Israel is different from buying in the US or UK. The process, the paperwork, and the negotiation style are all unique. But don't worry – thousands of Olim do it every year, and so can you.

💡 Our Advice: Start your search 3-6 months before you plan to move. This gives you time to understand the market without rushing into a decision.

The 6 Steps to Your New Home

1

Define What You Need

Think about schools, community, proximity to family, budget. Be realistic about what you can afford – prices have gone up significantly.

2

Choose Your Area

Visit neighborhoods at different times. Talk to other Olim living there. Join Facebook groups. Get a feel for the vibe.

3

Search & View Properties

Work with an agent who understands Anglo needs. View multiple properties. Don't fall in love with the first one.

4

Make an Offer

In Israel, offers are verbal first. Once accepted, you'll sign a "zikaron dvarim" (memorandum) – but this is NOT the final contract.

5

Lawyer & Due Diligence

ALWAYS use an English-speaking real estate lawyer. They'll check the property, negotiate the contract, and protect your interests.

6

Sign & Close

Sign the contract, transfer funds, register at Tabu (Land Registry). Then get your keys and celebrate! 🎉

Costs to Expect

Purchase Tax (Mas Rechisha)

  • New Olim: Reduced rates! 0.5% up to ~₪1.9M
  • Second property: 8-10% (much higher)

Other Costs

  • Lawyer: 0.5-1.5% + VAT
  • Agent: Usually paid by seller (1-2%)
  • Registration: ~0.5%
💰 Pro Tip: As a new Oleh, you get significant tax breaks. Make sure your lawyer claims all your benefits!

Common Mistakes to Avoid

  • ❌ Signing anything without your lawyer
  • ❌ Transferring money to personal accounts
  • ❌ Skipping the property inspection
  • ❌ Not budgeting for renovations
  • ❌ Rushing because of pressure

Ready to Start Your Search?

Let us help you find your home in Israel. We've been through it ourselves.

🏠 Find My Home