In light of the recent conflict with Iran, many foreigners have cancelled their travel plans to Israel — whether due to airline cancellations or understandable concerns about the current situation on the ground. While uncertainty with the war persists, one thing remains clear: demand for real estate in Israel continues, and many overseas buyers are still eager to secure a home here.
Given the circumstances, it’s important to know that purchasing property in Israel can be done entirely from abroad. To help you navigate the process, we’ve put together a concise, 8-step guide to buying real estate without setting foot in the country.
Step 1: Assemble Your Team
The first step is building a reliable team. You’ll need a seasoned real estate lawyer and a trustworthy real estate agent in the area you are looking to buy. Once you’ve chosen the property you desire, you will likely need a mortgage broker and currency exchange company. In Israel, your lawyer drives the buying process and directs you with what needs to be done at each step of the process, including helping you create your team.
Step 2: Select the Right Property
Your real estate agent will help you find a property that aligns with your needs, desired location, budget, and other criterias. Many offer virtual tours, video walkthroughs, and drone footage to help you make an informed decision from afar. The agent will also help you negotiate all the commercial terms of the purchase.
Step 3: Sign a Power of Attorney
To enable your lawyer to act on your behalf, you’ll need to sign a Power of Attorney and other necessary documents. If you are abroad, this can be done by having the documents notarized and apostilled in your home country, or via Zoom if you are an Israeli Citizen. Once authorized, your lawyer can sign all documents and manage the transaction for you from start to finish. .
Step 4: Handle Due diligence and Contract Negotiations
Once you’ve chosen a property, your lawyer checks for liens, ownership issues, and zoning violations before any contract is signed. Your lawyer can also recommend a professional to do a physical assessment and appraisal of the property. If it’s in a new construction, plans can be assessed with the help of an interior designer, along with adding clauses to ensure the construction company fulfills its obligations. This all happens while, simultaneously, your attorney negotiates the agreement on your behalf.
Step 5: Arrange Financing and Currency Transfers
If you’re taking a mortgage, seek pre-approval from an Israeli bank that regularly works with foreign buyers. This is best handled together with the help of a reputable mortgage broker, who can generally negotiate better terms for your loan. For a mortgage, you will have to open a bank account in Israel, which your attorney can handle for you. In any case, some of the payments will have to be made out of your own funds, which you will have to get to Israel and convert to NIS. We highly recommend using a currency exchange transfer company to get a better rate than you can get back at home or what the banks in Israel would offer, and clear the funds faster. The process still takes time so keep this in mind when planning the transaction and payment dates.
Step 6: Sign the Purchase Contract
The contract is drafted in Hebrew, and as you approach a final agreed draft, your lawyer should send you a synopsis of the agreement (in English) for your approval before s/he signs it on your behalf. The first down payment / initial installment of the purchase price is usually paid upon signing of the contract.
Step 7: Taxes
When buying a property in Israel, your attorney will have to report the transaction to the tax office within 30 days, and you will have to pay the purchase tax within 60 days of the signing. Read more about the different discounts available and options to push off the payment in our comprehensive article on Purchase Tax.
Step 8: Register the Property and Receive the Keys
After the final payment is made, your lawyer will register the property in your name with the Israel Land Registry or other authorities. If needed, they can transfer the utility bills to your name as well as collect the keys on your behalf and hold them until you (or a different family member / management company) take over.
BOTTOM LINE
You don’t need to be in Israel to successfully purchase property here — you need a trusted team, clear documentation, and a well-structured plan. The entire process can be handled efficiently and seamlessly — all without you ever needing to set foot in Israel. We’ve helped clients across North America, Europe, Africa, the Far East and Australia buy remotely, and we’re here to guide you too through every step of the way.
Ready to take the 1st step? Contact us
