Buying an apartment in Israel in 2026
Foreigners can buy, but the average apartment costs about $790,000, and a non-resident pays 8% purchase tax from the first shekel. Prices, the deal process, costs and why it brings no residence.
In short
- Prices: the average apartment cost about $790,000 in the first half of 2026, about $1,500,000 in Tel Aviv.
- Purchase tax for a non-resident: 8% from the first shekel, 10% above 6,055,070 shekels.
- Example: a $790,000 apartment costs about $890,000 with the tax and fees.
- No residence or citizenship for buying: the route to a passport is immigration.
In detail
A foreigner can buy an apartment in Israel, but it is expensive: the average apartment in the country cost about $790,000 in the first half of 2026, and on top of that a non-resident pays an 8% purchase tax from the first shekel. A purchase gives neither residence nor citizenship. Property search and checks are described on our property in Israel page; here is the short answer: what it costs, how to buy and what to keep in mind.
How much an apartment in Israel costs in 2026
According to Israel's Central Bureau of Statistics, in the first half of 2026 the average price of an apartment sold nationwide was about 2.39 million shekels, 3.9% more than a year earlier. Tel Aviv remains the most expensive city.
| Where | Average apartment price, first half of 2026 | Growth over the year |
|---|---|---|
| Tel Aviv | about 4.45 million shekels, ~$1,500,000 | 6.6% |
| National average | about 2.39 million shekels, ~$790,000 | 3.9% |
The prices include new and resale homes, but not apartments sold under state subsidised programmes.
Can a foreigner buy an apartment in Israel
Yes. Most land in Israel belongs to the state, so an apartment is usually held as a long-term land lease through the Israel Land Authority for decades with renewal. For an apartment buyer this is a formality, but the lease, the land registry entry, debts and building permits are checked before the deal. For plots and detached houses on state land, conditions for foreigners can be stricter.
How to buy an apartment in Israel: step by step
- An account with an Israeli bank. The money is transferred in advance: the bank and the lawyer check its origin.
- Checking the property in the land registry and with the Israel Land Authority: rights, encumbrances, debts.
- A contract with a lawyer involved. Payment in instalments on a schedule; for new builds, with the developer's bank guarantee.
- A transaction declaration to the tax authority and payment of purchase tax by the deadline.
- Registration of the right in the land registry or with the Israel Land Authority.
Israeli banks lend a non-resident no more than 50% of the property value, so half the price must be your own money.
How much the purchase costs: taxes and fees
| Cost | Amount |
|---|---|
| Purchase tax for a non-resident | 8% up to 6,055,070 shekels, ~$2,000,000, and 10% above |
| Buyer's lawyer | usually 0.5-1.5% of the price plus 18% VAT |
| Agent, if any | usually up to 2% of the price plus VAT |
| Appraiser, checks, registration | a few thousand shekels |
Example calculation. An apartment for 2.4 million shekels, about $790,000. Purchase tax at 8% - about $63,000, the lawyer at the upper end - about $14,000, an agent - about $19,000. Costs total up to $100,000, about $890,000 together with the price.
The reduced scale for a sole home applies only to Israeli residents. New immigrants can get a partial exemption on application in their first years after moving, so for those planning to move the order of steps matters. On sale, capital gains tax is 25% of the real, inflation-adjusted gain. Owner taxes are on the taxes in Israel page.
The 8% tax is unavoidable, extra costs are not
The law does not forbid buying an apartment in Israel on your own. But mistakes cost more than taxes: debts and encumbrances in the registry, buying at the non-resident rate where a new immigrant could have had a partial exemption, a transfer the bank will not accept without source-of-funds documents. We choose an apartment for your goal, check land rights, the developer and the bank guarantee, calculate the tax and handle the deal with a locally licensed lawyer. We guarantee professional work and a transparent process.
The cost of support depends on the property and the goal; our manager in the chat will calculate it.
Does buying an apartment give residence or citizenship in Israel
No. Israel has no residence or citizenship programmes for buying property. The main route to a passport is immigration under the Law of Return for Jews and their family members, covered on the immigration to Israel page. A purchase can be part of a relocation plan but is not legally linked to it.
How we help
The law does not forbid buying an apartment on your own. But mistakes cost more than taxes: debts and encumbrances in the registry, buying at the non-resident rate where a new immigrant could have been exempt, money a bank will not accept without documents. Murblz specialists choose an apartment for your goal, check land rights and the developer, calculate the tax and costs, and handle the deal with a locally licensed lawyer. Our manager in the chat will calculate the cost of support.
Property in Israel
Search, land rights checks and a deal with a local lawyer.
Learn more →Account in Israel
A bank account to pay for the apartment and proof of the source of funds.
Learn more →Immigration to Israel
Citizenship under the Law of Return and benefits for new immigrants.
Learn more →We will calculate the purchase for your budget. Tell us where and why you need the apartment, whether you plan to move and where the money will come from. We will show the tax, deal costs and the right order of steps.
FAQ
Can a foreigner buy an apartment in Israel?
How much does an apartment in Israel cost in 2026?
What purchase tax does a non-resident pay in Israel?
Does buying an apartment in Israel give residence or citizenship?
Don’t want to figure this out alone?
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