Buying property in Israel is completely different to purchasing real estate anywhere else in the world.
Which is actually fine, as long as you’re aware of the differences, and have someone you trust on your side, to keep you protected throughout.
That’s why finding the right real estate agent or broker in Israel is so critical. And like Israel property, the role of the real estate agent in Israel is different than in most places in the world.
For many of the international buyers I work with, the property they’re searching for is intended to serve several purposes at once. It may be a place to spend chagim, summers, and family vacations. It may provide children and grandchildren with a permanent connection to Israel. It may be viewed as a long-term investment, a legacy asset, or simply a home that the family can use without having to arrange hotels and short-term rentals for every visit.
Most of these buyers are not planning an immediate move to Israel.
They may live in the United States, Canada, the United Kingdom, Australia, or South Africa. Their businesses, careers, children, and primary residences remain abroad. They are not necessarily buying because they have decided to make aliyah. They are buying because they want to own a meaningful asset in Israel.
This already makes things interesting – and different.
Someone buying a primary residence in a familiar city can spend months learning the local market. The buyer can revisit properties, walk the streets at different times of day, speak with neighbors, compare buildings, and slowly develop a sense of what represents fair value.
An international buyer often has a very different experience.
The buyer may have only a few days in Israel. In many cases, the entire search and purchase is conducted remotely. The buyer may be evaluating properties through videos, floor plans, WhatsApp messages, spreadsheets, and video calls while managing a significant time difference.
At the same time, the buyer must navigate Israeli real estate practices, property taxation, legal due diligence, financing, foreign currency, renovation costs, property management, and the practicalities of owning a home that may remain vacant for much of the year. Any of this sounding familiar?
In that situation, choosing the right property is only part of the decision.
Choosing the right adviser comes first.
I approach property acquisition from a somewhat different perspective than a conventional sales-focused broker. I am a CPA with an MBA, and I have several years of experience in Israeli real estate. Before focusing on property, I founded the technology company Retruster, which was acquired. I also sit on multiple boards and work as a strategic adviser, consultant, and investor.
That background affects the way I look at real estate.
My starting point is not, “How can I sell this property?”
My starting point is, “Does this acquisition make sense for this particular client?”
I want to understand how the property fits within the buyer’s overall financial position, family priorities, lifestyle, liquidity needs, intended use, risk tolerance, and long-term plans. I also want to understand what could make the purchase unsuccessful, even when the property itself is attractive.
A development marketed as an investment can still produce an unimpressive return after taxes, financing, vacancy, management, and maintenance are considered.
The purpose of this guide is to explain how an international buyer should select a real estate agent or buyer’s adviser in Israel. It also explains what an advisory process should include, what questions to ask, what warning signs to notice, and how to evaluate a potential purchase with both financial discipline and personal objectives in mind.
This is not an argument that every Jewish family abroad should buy property in Israel. I am not trying to persuade people to make aliyah, and I do not assume that owning Israeli property is appropriate for everyone.
My objective is simpler: to be a useful resource for people who are already considering a purchase and want to approach it intelligently.
Why choosing an Israeli real estate agent deserves careful attention
Real estate brokerage is a regulated profession in Israel. The Registrar of Realtors at the Ministry of Justice administers licensing examinations and grants licenses to real estate agents. (Israeli Ministry of Justice – Regulated Professions and Real Estate Agent Licensing)
That is the minimum requirement.
A license tells you that a person is legally permitted to work as a real estate agent. It does not tell you whether that person is the right adviser for a cross-border buyer.
It does not establish that the agent understands financial analysis, communicates clearly in English, knows the specific neighborhood, can manage a remote process, or will place the buyer’s interests ahead of the desire to complete a transaction.
There is also a structural reason why good advice matters in Israel.
The OECD has identified housing supply and affordability as important challenges in Israel. Its 2025 Economic Survey recommended streamlining planning and permitting and reforming property taxation to increase housing supply. (OECD Economic Surveys: Israel 2025)
That does not mean every Israeli property is overpriced, nor does it predict the future direction of the market.
It does mean that buyers are operating in a market where desirable properties can require substantial amounts of capital and where errors can be expensive.
When a buyer is considering a property worth several million shekels, a relatively small error in valuation, tax assumptions, financing, renovation budgeting, or resale analysis can translate into a significant amount of money.
The numbers become even more consequential at the higher end of the market in Jerusalem, Tel Aviv, Herzliya, Ra’anana, and prime coastal areas of Netanya.
International buyers also face a basic information disadvantage.
They often do not know which asking prices are aspirational and which are grounded in recent transactions. They may not understand how significantly two nearby streets can differ. They may not know why one building commands a premium while another seemingly similar building does not.
They may also be unfamiliar with the differences between registered area, usable area, balconies, storage, parking, common areas, and the various ways property size can be described in marketing materials.
A serious agent should reduce this information imbalance.The agent should not merely open doors.
Start With the Purpose of the Property
Before discussing neighborhoods, views, finishes, or square meters (or feet), I want to understand why the buyer wants the property.
This sounds basic, but it is the part of the process most likely to be skipped.
Buyers often begin by saying:
“We want a three-bedroom apartment in Jerusalem.”
“We would like something near the sea in Netanya.”
“We need a property within walking distance of a particular synagogue.”
“We want new construction so we do not have to renovate.”
Those statements describe a property type or location. They do not yet explain the purpose of the asset.
The right property depends on the answers to questions such as:
- How many weeks per year will the family actually use it?
- Will the owners use it mainly during chagim, during summer, or throughout the year?
- Is the property expected to generate rental income?
- Will children use it independently?
- Is the purchase intended partly as a future inheritance?
- Does the family want to preserve the possibility of spending more time in Israel later?
- How important is walkability?
- Does the owner need a full-service building?
- Will the property remain vacant for long periods?
- Is capital preservation more important than yield?
- Is the buyer comfortable with renovation risk?
- Is new construction preferable because the buyer wants less immediate maintenance?
- Could the family need to sell within five years?
- Is the buyer funding the purchase in cash, with an Israeli mortgage, or through a combination of sources?
These are not just important lifestyle questions. They affect financial performance and risk.
A vacation apartment that sits empty for ten months a year may require professional property management, regular inspections, insurance coordination, bill payment, cleaning, ventilation, and maintenance.
A property intended for short family visits needs to be easy to access and operate.
A legacy asset should be selected with eventual ownership succession, family usability, and resale in mind.
The “best” neighborhood on paper may not be the best neighborhood for the family.
A Jerusalem property within walking distance of the Old City may offer powerful emotional and lifestyle value. It may also involve different building characteristics, parking constraints, accessibility issues, and price dynamics than a newer apartment elsewhere in the city.
A seafront property in Netanya may provide views and vacation appeal, but buyers still need to distinguish between direct sea frontage, partial views, proximity to the promenade, exposure to wind and salt, building quality, and actual walking distance to the places they expect to use.
A Herzliya property may be attractive because of beach access, marina proximity, privacy, or prestige.
Ra’anana may better suit a family seeking community, space, greenery, and an established English-speaking environment.
Tel Aviv offers international-city appeal, but the micro-location, building condition, parking arrangement, renovation status, nearby construction, and immediate street environment can materially affect both the ownership experience and the property’s value. So many times, for example, I’ve seen listings that look incredible inside, but don’t show the outside of the building or the immediate surroundings. And when you see it in person, you feel more like you’re in a war-torn part of Eastern Europe than in Israel.
The adviser’s job is to translate the family’s objectives into a precise acquisition strategy.
Real Estate Agent, Buyer’s Agent, Consultant, or Property Matchmaker?
Several terms are used in the Israeli market, sometimes interchangeably. It helps to understand what each one may mean in practice.
A Traditional Real Estate Broker
First off, in Israel, it’s important to understand this distinction: generally, the buyer has THEIR agent (or broker), and the seller has THEIR OWN agent. Each side (buyer and seller) usually pay their agent 2% of the value of the property. If the buyer skips having their agent, and goes straight to the seller’s agent? They’ll most likely STILL be charged the 2% buyer’s fee, meaning the agent takes 2% from both buyer and seller.
That’s why having a buyer’s agent or advocate, or a property matchmaker (see below), is a no-brainer. You’ll be paying the same thing anyway – you might as well have someone who’s on YOUR side.
A traditional broker connects buyers and sellers and works to facilitate a transaction.
The broker may represent a listed property, introduce it to a potential buyer, arrange a viewing, communicate with the seller or seller’s broker, and help negotiate commercial terms.
The limitation is that the broker’s involvement may be transaction-focused rather than advisory.
The broker may know the property well but may not be engaged to examine the buyer’s total financial position, compare alternative cities, coordinate tax planning, assess currency exposure, or develop a long-term ownership strategy.
A Buyer’s Agent
A buyer’s agent works from the buyer’s side of the transaction.
The assignment begins with the buyer’s objectives rather than with a specific listing. The buyer’s agent may search across multiple brokers, private sellers, developers, off-market opportunities, and new projects.
This is partly where we position ourselves (in addition to being property consultants and matchmakers).
A listing broker begins with a property and looks for a buyer.
A buyer’s agent begins with a buyer and looks for the right property.
For an international purchaser, the buyer’s-agent model can be particularly useful because the search is not limited to whichever properties happen to be controlled by one office or one broker. They can be in contact with all brokers, across all properties, to find the right one.
The buyer’s agent can also act as a local point of coordination during a process that may involve lawyers, mortgage professionals, accountants, appraisers, engineers, inspectors, developers, property managers, contractors, and banks.
A Property Consultant
“Property consultant” can mean different things, so buyers should ask exactly what services are included.
A genuine consulting role may involve:
- Market analysis
- Acquisition strategy
- Investment evaluation
- Property comparisons
- Financial modeling
- Negotiation
- Due-diligence coordination
- Remote purchase management
- Long-term ownership planning
The consultant should also be clear about the limits of the role.
A property consultant is not a substitute for an Israeli attorney, tax adviser, licensed appraiser, engineer, mortgage professional, or foreign-country tax specialist.
The value lies in coordinating the commercial and financial picture, identifying the right questions, and making certain that specialist advice is obtained when needed.
A Property Matchmaker
The term “property matchmaker” describes a more personalized form of search.
Rather than sending a buyer a stream of listings that loosely match a budget, the matchmaker tries to identify properties that fit the family’s financial objectives, lifestyle, intended usage, and long-term plans.
Done properly, this can be a valuable service.
Done poorly, it is only a more appealing label for ordinary brokerage.
The test is the process.
Does the adviser conduct a meaningful discovery meeting?
Does the adviser challenge assumptions?
Does the search include multiple sources?
Are properties compared objectively?
Is the buyer shown reasons not to buy as well as reasons to proceed?
All of these are super critical.
What a Financially Informed Buyer’s Agent Should Do
From my perspective, the purchase process should resemble an advisory engagement more than a sales process.
The buyer should expect structure.
Establish an Acquisition Brief
The first deliverable should be a written acquisition brief.
This should define:
- Target cities and neighborhoods
- Acceptable purchase-price range
- Estimated all-in budget
- Intended personal use
- Rental objectives, if any
- Minimum bedroom and bathroom requirements
- Accessibility needs
- Parking requirements
- New construction versus existing property
- Renovation tolerance
- Expected holding period
- Financing assumptions
- Currency considerations
- Preferred timeline
- Resale considerations
- Family and legacy objectives
The acquisition brief keeps the search disciplined. It also provides a benchmark against which each property can be evaluated.
Without it, buyers can be easily distracted by a striking view, impressive lobby, persuasive developer presentation, or emotional reaction during a short trip.
Build an All-In Acquisition Budget
The asking price is not the total investment.
Depending on the transaction, the buyer may also need to account for:
- Purchase tax
- Legal fees
- Brokerage or advisory fees
- Appraisal costs
- Mortgage costs
- Currency-conversion costs
- Bank charges
- Inspections
- Registration-related costs
- Furniture
- Appliances
- Renovation
- Construction upgrades
- Property management
- Insurance
- Municipal charges
- Building fees
- An appropriate contingency
The Israel Tax Authority administers Israeli real estate taxation, including purchase tax and taxation connected with the sale of real estate rights. (Israel Tax Authority – Real Estate Tax)
The Tax Authority also provides an official online purchase-tax calculator that allows a user to estimate the amount of purchase tax payable in shekels when purchasing a property. (Israel Tax Authority – Property Purchase Tax Calculator)
The calculator is useful, but the result must be based on the correct facts.
Purchase-tax treatment may depend on the purchaser’s residence status, the type and value of the property, ownership of other properties, the transaction date, and eligibility for any applicable relief.
A buyer should not assume that a particular rate, exemption, or discount applies without receiving advice based on the buyer’s actual circumstances.
For the clients I generally work with, the main point is straightforward: purchase tax is part of the acquisition cost and should be estimated before the buyer becomes emotionally committed to a property.
A buyer should receive a realistic all-in budget early in the process, subject to confirmation by the relevant legal and tax professionals.
Compare Properties on More Than Asking Price
A proper comparison should examine both quantitative and qualitative factors.
Quantitative considerations may include:
- Asking price
- Estimated transaction price
- Price per square meter
- Registered area
- Balcony area
- Parking and storage
- Building fees
- Municipal taxes
- Renovation cost
- Expected furnishing cost
- Potential rental income
- Vacancy assumptions
- Financing cost
- Currency exposure
- Estimated acquisition costs
- Estimated ongoing holding costs
Qualitative considerations may include:
- Street quality
- Building reputation
- Noise
- Natural light
- Exposure and orientation
- Floor
- Elevator access
- Parking convenience
- View protection
- Building management
- Security
- Proximity to synagogues, restaurants, shops, parks, beaches, and transportation
- Suitability for chagim and family gatherings
- Ease of ownership from abroad
- Appeal to a future buyer
- Renovation complexity
- Developer and contractor history in a new-build transaction
The Israel Tax Authority provides a public real estate database containing information about reported sales of real estate rights in Israel. The service is available to the public free of charge. (Israel Tax Authority – Public Real Estate Transaction Database)
This database can help buyers and their advisers examine reported transactions rather than relying exclusively on asking prices.
The data still requires interpretation.
Two apartments in the same building may differ in floor, exposure, condition, parking, storage, layout, view, contractual terms, or transaction date.
Nevertheless, official transaction information is a useful starting point for disciplined pricing analysis.
Coordinate, but Do Not Replace, Professional Due Diligence
A good buyer’s agent should help assemble and coordinate the professional team.
That does not mean giving legal opinions or signing off on matters outside the agent’s expertise. In fact, realtors in Israel are forbidden from carrying out any legal work or appraisals.
It means helping the buyer identify the necessary specialists, share information efficiently, track open issues, and understand how the findings affect the commercial decision.
The attorney examines legal ownership, contracts, registration, liens, rights, obligations, and other legal matters.
An engineer or inspector may examine the physical condition of an existing property.
An appraiser may provide an independent valuation or address planning and property-rights issues.
A mortgage professional or bank handles financing.
A tax adviser evaluates Israeli and foreign-country tax implications.
A CPA may help the buyer consider:
- Liquidity
- Opportunity cost
- Foreign-exchange exposure
- Ownership structure
- Cash-flow implications
- Financing alternatives
- The property’s role within the wider balance sheet
The agent’s responsibility is to keep the process connected.
Buyers should be cautious when one person presents himself as the answer to every question. A major cross-border property purchase should involve appropriate separation of expertise.
Why International Buyers Need a Different Level of Service
The needs of an overseas buyer are not the same as those of a local buyer.
Remote Property Screening
A remote buyer should not need to fly to Israel to discover that a property faces a wall, sits above a noisy commercial space, requires major work, or is a twenty-minute uphill walk from the place the buyer considers essential.
The initial screening process should be thorough.
Useful materials may include:
- Detailed videos
- Live video walkthroughs
- Street and neighborhood footage
- Building entrance and common-area footage
- Views from each major window
- Noise observations at relevant times
- Floor plans
- Measurements
- Building-fee information
- Municipal-tax information
- Parking access
- Storage access
- Maps showing walking distances
- Honest commentary on drawbacks
The purpose is to give the buyer enough information to reject unsuitable properties early.
A good remote process should reduce wasted travel, not pressure a client to make a decision based on selective footage.
Power of Attorney and Remote Closing Logistics
Many buyers complete the entire the process without being physically present in Israel.
The legal mechanics should be handled by the buyer’s attorney, particularly where powers of attorney, notarization, apostille requirements, identity verification, bank processes, or signing procedures are involved.
The agent should understand the general workflow well enough to anticipate logistical needs, while leaving legal execution to counsel.
Property Setup and Ongoing Management
For a second home, closing is not the end of the project.
Someone may need to coordinate:
- Furniture
- Appliances
- Internet
- Utilities
- Insurance
- Keys
- Cleaning
- Repairs
- Snagging
- Contractor access
- Regular property checks
This is especially important in new construction.
A buyer may sign a contract well before taking possession. During that period, there may be payment milestones, design decisions, upgrades, inspections, handover procedures, and defect lists.
An agent serving remote buyers should be clear about what happens after the purchase and which services are included.
For example, we pride ourselves on being there for clients AFTER the deal has gone through. Setting up internet, getting utility bills moved onto their name, and so on. Basically everything they need for peace-of-mind.
The Importance of an English-Speaking Real Estate Broker in Israel
Many Israeli professionals speak excellent English. Language ability alone, however, is not the full issue. There’s also a cultural aspect. Someone that understands the quality and service levels that diaspora buyers are used to. Because that’s where we grew up. That’s what we understand.
The buyer needs someone who can explain unfamiliar concepts clearly, identify where Israeli market practice differs from the buyer’s home country, and communicate without assuming local knowledge.
That includes explaining:
- How brokerage relationships work
- How properties are marketed
- How transaction prices are researched
- What information may or may not appear in a listing
- What exclusive representation means
- How new-construction payments may be structured
- Why registered and marketed property measurements may differ
- Why building rights and planning issues matter
- How purchase tax fits into the budget
- What happens between agreed commercial terms and final closing
- Which matters belong to the lawyer, appraiser, engineer, bank, accountant, or agent
Why Many Buyers Search for an American Realtor in Israel
When buyers search for an “American realtor in Israel,” they are often looking for more than nationality.
They may be looking for someone who understands North American expectations around responsiveness, documentation, analysis, representation, client service, and financial disclosure.
They may expect property comparisons in a structured format.
They may want calculations explained.
They may be accustomed to a clearer distinction between buyer representation and seller representation.
They may expect negative information to be disclosed early rather than discovered after investing time and emotion.
An adviser who understands these expectations can make the process easier.
At the same time, buyers should avoid assuming that an American background automatically makes someone a strong agent.
Cultural familiarity is useful, but it does not replace:
- Neighborhood expertise
- Licensing
- Analytical ability
- Negotiation skill
- Integrity
- Execution
The right question is not:
“Is this agent American?”
The better question is:
“Does this adviser understand the way I make decisions, and does he have the Israeli market knowledge to guide me properly?”
How to Identify a Top Real Estate Agent in Israel
“Top realtor” is an easy phrase to use and a difficult one to define.
Sales volume alone does not make someone the right adviser for an international buyer.
A high-volume agent may be excellent at listing properties and closing transactions.
Another adviser may handle fewer clients but provide deeper research, broader coordination, and more individualized service.
For an international purchaser, I would evaluate the following qualities:
Experience With International Buyers
A broker who mainly serves local buyers may still be excellent, but international buyers create additional demands.
Ask whether the agent has experience with:
- Remote viewings
- Overseas documentation
- Foreign-buyer financing questions
- Currency considerations
- Property management
- Furnishing and setup
- Long-distance communication
- Multinational professional teams
- Properties used only a few weeks per year
Analytical Ability
A serious adviser should be comfortable discussing numbers.
That does not mean producing false precision.
Real estate valuation is not an exact science, particularly when dealing with unique properties, luxury apartments, views, terraces, historic buildings, or new developments with varying specifications.
It does mean the adviser should be able to:
- Distinguish asking prices from reported transactions
- Discuss reasonable valuation adjustments
- Estimate the all-in investment
- Identify uncertain assumptions
- Compare alternatives
- Explain the risks
Independence of Thought
The adviser should be capable of recommending that the buyer not proceed.
That may be the most important test.
A person who sees every property as a good opportunity is not providing advice. He is promoting transactions.
Communication
Good communication is not the same as constant availability.
It means being clear, timely, organized, and honest.
It means distinguishing among:
- Verified facts
- Professional opinion
- Assumptions
- Unresolved questions
Network and Coordination Ability
International buyers often need a network of professionals, but referrals should be handled transparently.
The buyer should understand each professional’s role and should remain free to select independent advisers.
The agent’s network should create efficiency, not pressure.
Long-Term Orientation
For a legacy or lifestyle buyer, the relationship may continue beyond closing.
The owner may later need:
- Property management
- Renovation assistance
- Rental support
- Valuation information
- Resale advice
An adviser who expects to remain accountable over time is likely to approach the initial purchase more carefully.
Questions to Ask Before Hiring a Real Estate Agent
A thoughtful initial conversation can reveal a great deal.
Are You a Licensed Real Estate Agent in Israel?
Ask for confirmation of current licensing.
The Israeli Ministry of Justice identifies the Registrar of Realtors as the authority that administers licensing examinations and grants licenses to real estate agents. (Israeli Ministry of Justice – Real Estate Agent Licensing)
Whom Do You Represent?
Do not assume that the person showing you a property is acting exclusively for you.
Ask whether the agent represents:
- The seller
- The buyer
- Both parties
- Another cooperating broker
Ask how any conflicts are handled and how the agent is compensated.
How Is Your Fee Calculated?
Request the fee arrangement in writing and ask what services are included.
Fees should be understood as part of the all-in acquisition budget.
How Will You Determine Whether a Property Is Fairly Priced?
Look for a process that includes:
- Official transaction information
- Relevant comparable properties
- Property-specific adjustments
- Local building knowledge
- Current competing inventory
- Acknowledgement of uncertainty
The Israel Tax Authority’s public real estate database allows users to search information about reported real estate sales and is available to the public free of charge. (Israel Tax Authority – Public Real Estate Transaction Database)
What Are the Property’s Weaknesses?
Ask this directly.
Every property has drawbacks.
The answer may involve:
- Price
- Layout
- Noise
- Building condition
- Floor
- Exposure
- Lack of parking
- Limited storage
- Distance from key locations
- Uncertain view protection
- High maintenance charges
- Renovation requirements
- Weak rental appeal
An adviser who cannot identify a meaningful weakness may not be analyzing the property objectively.
How Do You Work With My Lawyer, Accountant, and Other Advisers?
The answer should demonstrate cooperation and respect for professional boundaries. In our case, we have great US-born lawyers, accountants, and other professionals to recommend.
What Happens After Closing?
Ask whether the agent assists with:
- Inspections
- Handover
- Furnishing
- Renovation
- Utilities
- Property management
- Future resale
Also ask whether those services involve additional fees.
Can I Speak With Previous International Clients?
References are particularly useful when the former clients had similar budgets, objectives, and geographic circumstances.
Common Mistakes Made by Overseas Buyers
Beginning With Listings Instead of Strategy
Online listings create the impression that the process begins with browsing.
In reality, the process should begin with defining:
- Objectives
- Budget
- Intended use
- Risk tolerance
- Time horizon
- Ownership needs
Listings are inventory.
They are not strategy.
Comparing Properties Only by Price per Square Meter
Price per square meter is useful, but it can be misleading when used without context. This is a big one: I always emphasize that price per square meter is a lot less relevant in Israel than in the US or other overseas markets. There is less standardization here, and many more significant differences between properties, even when conmparing two properties in once building.
A terrace, open view, high floor, parking space, storage room, renovation quality, building services, ceiling height, natural light, and street position may all influence value.
At the luxury end of the market, unique characteristics can make simple averages even less reliable.
Ignoring the Total Cost of Ownership
The buyer should consider more than the purchase price.
Ongoing costs may include:
- Municipal taxes
- Building charges
- Insurance
- Repairs
- Management
- Cleaning
- Utilities
- Financing
- Accounting
- Tax compliance
A full-service building may be ideal for a remote owner, but the convenience has a cost.
Assuming That Every Agent Searches the Full Market
An agent may work primarily with his or her own listings or office inventory.
International buyers should ask how broadly the adviser searches and whether the agent cooperates with other brokers, developers, and private sellers.
City Considerations for International Lifestyle and Legacy Buyers
The following observations are general and should not be treated as market predictions or substitutes for property-specific analysis.
Jerusalem
Jerusalem appeals to buyers seeking history, religious significance, family tradition, and proximity to institutions, synagogues, cultural sites, and established Anglo communities.
International demand often concentrates in a limited number of neighborhoods and micro-locations.
Walkability can be extremely important, particularly for buyers who plan to use the property during chagim and Shabbat.
Building age, accessibility, elevators, parking, outdoor space, views, renovation quality, and proximity to key destinations can create substantial pricing differences.
A buyer should also think carefully about how the apartment will function during family visits.
Netanya
Netanya is often considered by buyers seeking:
- Sea views
- Beach access
- Larger apartments
- Newer buildings
- A vacation-oriented lifestyle
The city includes very different submarkets.
Direct sea frontage, Ir Yamim, established central areas, and other coastal neighborhoods should not be treated as interchangeable.
The buyer should also distinguish between a property that looks near the sea on a map and one that provides the actual walking experience, view, and access the family expects.
Herzliya
Herzliya, especially Herzliya Pituach, can appeal to buyers looking for:
- Coastal prestige
- Proximity to the marina or beach
- Access to the Tel Aviv business area
- Privacy
- High-end lifestyle
The intended use matters greatly.
A marina-area property, a beachfront apartment, and a private family home in Herzliya Pituach serve different purposes and have different management, liquidity, and usage considerations.
Ra’anana
Ra’anana is often attractive to families seeking community, greenery (though this is a relative term in Israel!), larger living spaces, and access to English-speaking networks.
For buyers who are not moving to Israel, the important question is whether the property will be used often enough to justify a more residential and family-oriented location.
For some families, particularly those with children, relatives, or strong community connections nearby, the answer is clearly yes.
For others, a more central or vacation-oriented location may provide greater utility. What Ra’anana offers, possibly more than anywhere else in Israel, is the amazing English community aspect centered around shuls like Shivtei Yisrael, KLR, Ohel Ari and others.
Tel Aviv
Tel Aviv offers:
- Urban energy
- Restaurants
- Beaches
- Culture
- Business access
- International recognition
It is also a highly location-sensitive market.
Parking, noise, renovation, building condition, elevators, balconies, light, construction nearby, urban-renewal potential, and immediate street character can significantly influence the ownership experience.
At higher price points, buyers should be especially careful not to pay for a generic “Tel Aviv” label without understanding what is distinctive about the specific asset.
Property Selection as a Portfolio Decision
For affluent buyers, an Israeli property should be considered within the context of the broader balance sheet.
The purchase may represent:
- A real asset in another jurisdiction
- Exposure to the Israeli shekel
- A lifestyle asset
- A source of rental income
- A family-use asset
- A long-term legacy holding
- A future residence option
- A concentrated and relatively illiquid investment
The Bank of Israel reported that the total volume of new mortgages taken by Israeli households from banks during 2025 was approximately NIS 106 billion. (Bank of Israel – Statistical Bulletin for 2025)
The Bank of Israel also reported that housing credit grew by 7.4 percent during 2025 even though the volume of housing-market transactions declined, particularly in purchases from contractors. (Bank of Israel – Trends in Residential Loans During 2025)
Financing availability, loan-to-value limits, income documentation, underwriting requirements, interest rates, currency, and residency considerations must be confirmed directly with an Israeli bank or qualified mortgage professional.
What an Authoritative Adviser Should and Should Not Promise
No agent can guarantee that a property will appreciate.
No adviser can know with certainty how exchange rates, interest rates, taxes, regulation, security conditions, construction costs, or buyer preferences will change.
Housing markets are affected by many factors, including supply, demand, financing, planning, construction, taxation, demographics, and broader economic conditions.
The OECD’s 2025 Economic Survey of Israel specifically recommended streamlining planning and permitting and harmonizing property taxes to increase housing supply. (OECD Economic Surveys: Israel 2025)
A responsible adviser can provide:
- Evidence
- Comparable transactions
- Scenario analysis
- Local knowledge
- Risk identification
- Negotiation support
- Process management
- Professional coordination
- A clearly reasoned opinion
The adviser should also distinguish among four categories:
- Verified facts
- Professional judgment
- Assumptions
- Unknown or unresolved matters
That distinction is particularly important in a cross-border transaction, where buyers are highly dependent on information provided by people on the ground.
A Disciplined Process for Finding the Right Property
My preferred process can be summarized in seven stages.
Stage 1: Discovery
I begin by understanding the family’s objectives, expected use, financial framework, preferred locations, concerns, and decision-making process.
Stage 2: Acquisition Strategy
I convert those objectives into a written brief and a realistic preliminary all-in budget.
Stage 3: Market Education
Before selecting properties, the buyer learns about the relevant neighborhoods, price ranges, building types, tradeoffs, and available inventory.
Stage 4: Property Sourcing and Screening
Potential properties are sourced broadly, screened locally, and documented before the buyer invests significant time or travel.
Stage 5: Comparison and Negotiation
The strongest options are evaluated using both financial and qualitative criteria.
Negotiation is based on:
- Available transaction evidence
- Property-specific considerations
- Current competing inventory
- Market conditions
- The seller’s situation, where known
Stage 6: Independent Due Diligence
The buyer’s lawyer and other professionals complete the necessary legal, physical, financial, tax, financing, and planning work.
Stage 7: Closing and Ownership Setup
The transaction is completed, and the property is prepared for practical long-distance ownership.
At every stage, the buyer should remain free to pause or walk away.
Final Thoughts
The right real estate agent in Israel is not necessarily the person with the most listings, the largest advertising presence, or the strongest sales pitch.
For an international buyer, particularly someone acquiring a significant property for investment, vacation use, chagim, family, lifestyle, or legacy, the right adviser should combine local access with disciplined judgment.
The adviser should understand that the client may be making one of the largest discretionary purchases of his or her life.
The client may visit the property only a few weeks each year.
The apartment may eventually be used by children or grandchildren.
It may need to be managed remotely for decades.
It may represent both an emotional connection to Israel and a meaningful allocation of family capital.
That deserves more than a property tour.
It deserves a process.
My own approach is shaped by my background as a CPA and MBA, as well as my experience as an entrepreneur, board member, strategic adviser, consultant, investor, and Israel property professional.
I look at the property not only as a physical space, but also as an asset with:
- Acquisition costs
- Holding costs
- Risks
- Alternatives
- Liquidity implications
- Long-term consequences
At the same time, I recognize that many of the best reasons to own property in Israel cannot be fully captured in a spreadsheet.
There is value in having a place where the family can gather.
There is value in spending chagim in a home that is your own.
There is value in creating continuity between generations.
There is value in having a physical connection to Israel even when your primary residence and professional life remain elsewhere.
The objective is not to choose between financial discipline and personal meaning.
It is to find a property that respects both.
Frequently Asked Questions
Do Foreigners Need a Real Estate Agent to Buy Property in Israel?
Whether or not a buyer chooses to engage an agent, the buyer should obtain transaction-specific legal advice regarding ownership rights, taxation, documentation, and the purchase agreement.
International buyers often benefit from local representation because of the information, language, logistical, and negotiation challenges involved.
How Can I Verify That an Israeli Real Estate Agent Is Licensed?
The Registrar of Realtors at the Israeli Ministry of Justice administers licensing examinations and grants real estate agent licenses. Ask the agent for identifying licensing information and verify the current status through the appropriate official government resource. (Israeli Ministry of Justice – Real Estate Agent Licensing)
Should I Use a Buyer’s Agent or Contact Listing Brokers Directly?
Contacting listing brokers directly may be sufficient for a buyer who already knows the local market and can independently evaluate properties.
A buyer’s agent may be more useful when the buyer wants:
- Broader sourcing
- Independent property comparisons
- Remote screening
- Pricing analysis
- Transaction coordination
Can I Buy Property in Israel Remotely?
Many elements of a transaction can be coordinated remotely.
The legal requirements, identity-verification procedures, signing process, powers of attorney, banking arrangements, and tax obligations should be reviewed with qualified Israeli professionals.
How Do I Know Whether an Asking Price Is Reasonable?
The analysis may include reported transactions from the Israel Tax Authority database, current competing listings, property-specific features, renovation condition, parking, storage, floor, exposure, view, building quality, and neighborhood demand.
The Tax Authority’s real estate database provides the public with free access to information about reported sales of real estate rights in Israel. (Israel Tax Authority – Public Real Estate Transaction Database)
Asking prices alone are not sufficient.
Is Israeli Property a Good Investment?
There is no universal answer.
The result depends on:
- The particular property
- The acquisition price
- Holding period
- Financing
- Currency movements
- Taxes
- Transaction costs
- Ongoing expenses
- Rental performance
- Personal use
- Eventual resale
A lifestyle or legacy property may still be worthwhile even when it is not the highest-yielding financial investment, provided the buyer understands the tradeoffs.
Which Israeli Cities Are Most Popular With International Buyers?
International buyers frequently consider Jerusalem, Tel Aviv, Netanya, Herzliya, and Ra’anana, among other locations.
The appropriate city depends on budget, family connections, expected usage, lifestyle preferences, rental objectives, and long-term plans.
Should I Buy New Construction or an Existing Property?
New construction may offer:
- Attractive pricing or financing
- Modern specifications
- Elevators
- Parking
- Protected rooms
- Balconies
- Reduced immediate renovation needs
It may also involve:
- Construction timelines
- Payment schedules
- Index-linked amounts
- Developer risk
- Upgrade decisions
- Uncertainty about the completed environment
Existing properties may offer a known location, immediate availability, and clearer visibility into the building and neighborhood, but may require renovation or contain older systems.
The decision should be made property by property.
What Professionals Should Be Involved?
Depending on the transaction, the buyer may need:
- An Israeli real estate attorney
- A tax adviser
- An accountant
- An appraiser
- An engineer or inspector
- A mortgage professional
- An insurance adviser
- A contractor
- A property manager
Each professional should work within his or her area of expertise.
Is This Article Legal, Tax, or Investment Advice?
No.
This article provides a general framework for evaluating real estate representation and property decisions.
Legal, tax, financing, accounting, and investment issues should be reviewed with qualified professionals who understand the buyer’s individual circumstances and the jurisdictions involved.
About Michael
Michael is a CPA with an MBA and an Israel property expert with several years of experience in Israeli real estate.
He founded the technology company Retruster, which was acquired, and sits on multiple boards. He is also a strategic adviser, consultant, and investor.
Michael brings a financial advisory perspective to property acquisition, helping international buyers evaluate Israeli real estate as both a personal asset and a long-term financial commitment.
His work is particularly focused on buyers based in the United States, Canada, the United Kingdom, Australia, and South Africa who are seeking an investment, vacation, lifestyle, or legacy property in Israel.
Follow Michael and Sandstone Israel on Instagram
Considering an Israeli Property?
Buying property in Israel from abroad requires more than access to listings.
It requires:
- A clear acquisition strategy
- Realistic financial analysis
- Careful property screening
- Local market knowledge
- Reliable coordination
- Independent professional advice
I help international buyers clarify their objectives, identify suitable opportunities, evaluate the financial and practical tradeoffs, and manage the process locally.
Schedule a confidential consultation to discuss your goals, preferred locations, budget, and the type of property that may fit your family.