Buying Property in Israel from Abroad: See the Apartment Before You Fly
You are looking at a new-build market where most decisions are made from renders and floor plans. We built something different: on nad-lan.co.il you choose the apartment from inside a 3D model of the building, walk through the rooms, and stand at the window to see the real view from your floor and direction - the sea, the park, or the tower next door - before you ever book a flight.
Start with the buildings, not the brochures
Rainbow Tel AvivCoastal resort living in the new Sde Dov district, in English.
Ashira Sde DovSea-facing family tower, full English walkthrough.
Dimri YamaQuiet-luxury high floors over the coastline, in English.
All 950+ projectsThe full Israeli new-build catalog with a live country map.
The Complete Guide5,000+ words on elevated apartment living in Israel for foreign buyers.
The 2026 numbers you actually need
These are the figures buyers from abroad ask us first. Every one of them is an estimate for orientation - your lawyer and the developer's sale documents are the binding source.
| Item | Foreign resident (2026) | New immigrant (oleh) |
|---|---|---|
| Purchase tax on residential property | 8% up to ILS 6,055,070, then 10% above | Reduced brackets on a qualifying home, subject to conditions and caps |
| Typical mortgage ceiling | Around 50% of the property value for non-residents | Up to 70-75% like Israeli residents, bank dependent |
| New-build payment protection | The Sale Law requires a bank guarantee (arvut bankit) or equivalent security for every payment on a new apartment | |
| Gross rental yields, Tel Aviv | Roughly 3 to 3.6% gross in central areas; higher in secondary cities | |
Estimates for general orientation only, current to mid 2026. Tax brackets update periodically and personal circumstances change the outcome. Confirm every figure with an Israeli real-estate lawyer before signing anything.
How buying from abroad actually works
- Choose the apartment remotely. Use the 3D building, the room-by-room walk and the window view to shortlist without flying. Every estimate on our pages is labeled as an estimate.
- Appoint an Israeli real-estate lawyer. In Israel the buyer's lawyer runs the deal: due diligence on the developer, the land registry, and the contract. Budget roughly 0.5-1.5% plus VAT.
- Sign a power of attorney so the purchase can complete while you are abroad. Your consulate or an Israeli notary handles this.
- Open the money route early. Currency transfer and anti-money-laundering checks on foreign funds take time; specialist FX providers usually beat retail bank rates on ILS conversion.
- Mortgage pre-approval if you need one. Non-residents can borrow from Israeli banks at around 50% of value. Pre-approval before signing protects your deposit.
- Contract and staged payments. New-build payments follow the construction schedule, each one secured under the Sale Law.
- Delivery and registration. Your lawyer registers the rights; expect this to run months after handover in new districts.
Where international buyers are looking in 2026
Tel Aviv - the Sde Dov district is the largest new coastal quarter in the city's history: about 1,300 dunams planned for roughly 16,000 homes on the last undeveloped beachfront. The flagship towers above are all inside it. Jerusalem leads foreign-buyer volume for community and family reasons. Netanya is the center of French buying, Herzliya Pituach of executive relocation, and Bat Yam is the value play on the Tel Aviv coastline as urban renewal accelerates.
In your language
- Francophones: le guide complet est en ligne - Acheter un appartement en Israel en 2026 - et nos pages projets existent en francais (FR language switch on any flagship project).
- Russian speakers: проекты доступны на русском - the RU switch on every flagship page.
- Gulf and Abraham Accords investors: since the Accords opened business ties with the UAE, Bahrain and Morocco, we see growing regional interest in Israeli coastal real estate. Our flagship pages are available in Arabic, our team works in English, and the same buyer protections - bank-guaranteed payments under the Sale Law - apply to every purchaser regardless of nationality.
Questions we answer every week
Can foreigners buy property in Israel?
Yes. There is no citizenship or residency requirement for buying most private residential property in Israel. The differences are in purchase tax brackets and mortgage ceilings, not in the right to buy.
How much is purchase tax for a foreign buyer?
In 2026, foreign residents pay 8% on the part of the price up to ILS 6,055,070 and 10% above it. New immigrants may qualify for reduced brackets on a qualifying home.
Can a non-resident get an Israeli mortgage?
Yes, typically up to about 50% of the property value, from the main Israeli banks. Expect fuller documentation on foreign income and slightly higher rates than residents.
Can I complete a purchase without coming to Israel?
Yes. With an Israeli lawyer and a notarized power of attorney the entire transaction can close while you are abroad. Our 3D apartment selection exists precisely so the choosing can happen remotely too.
How is my money protected when buying a new build?
The Israeli Sale Law requires the developer to secure every payment, most commonly with a bank guarantee. No serious purchase should happen outside this mechanism.
What rental yield should I expect?
Central Tel Aviv runs roughly 3 to 3.6% gross. Secondary coastal cities can run higher. Yield is only one part of the return; most foreign buyers in Israel also weigh currency, community and long-term appreciation.
Talk to us
Every project page has a direct contact form and a "build me an offer" flow that produces a written, personal request document in English. Start from the 3D premium catalog or the full project map.
nad-lan.co.il is an independent Israeli real-estate platform. Nothing on this page is legal, tax or investment advice. All figures are estimates current to mid 2026 and must be verified with qualified Israeli professionals and the developer's official documents.