Investment property in Israel: what to buy and what it costs
Three-room apartment in Dalet district
$267,400
A 70 m² three-room apartment - a living room and two bedrooms, a kitchen and a balcony in Dalet district next to Ben-Gurion University and Soroka hospital. Apartments here are rented all year round by students, doctors and hospital staff. Beersheba is the capital of the south and the most affordable of Israel's large cities.
Two-room apartment in Hadar district
$296,000
A 50 m² two-room apartment - a living room and a bedroom, a kitchen and a balcony in Hadar on the slope of Mount Carmel in central Haifa, with a market, shops, buses and the Carmelit underground funicular. Small apartments here are rented by students of the Technion and the University of Haifa and by young professionals.
Four-room apartment in Neve Ze'ev district
$413,900
A 95 m² four-room apartment - a living room and three bedrooms, a kitchen and a balcony in Neve Ze'ev in north-western Beersheba, a residential district with new buildings, schools, parks and shops. Spacious apartments here are rented by families, and a square metre costs a third of the Tel Aviv price.
Three-room apartment in Neve Sha'anan district
$420,600
A 70 m² three-room apartment - a living room and two bedrooms, a kitchen and a balcony in Neve Sha'anan next to the Technion campus, with views of the bay and the green slopes of Mount Carmel. Apartments here are rented by students, lecturers and engineers, so they do not stand empty.
Three-room apartment in Givat Olga district
$482,400
A 75 m² three-room apartment - a living room and two bedrooms, a kitchen and a balcony in Givat Olga by the sea, in western Hadera. Hadera lies between Tel Aviv and Haifa with trains to both cities, and the beach is a few minutes' walk away. Apartments here are rented by couples and families.
Four-room apartment in Shimshon district
$535,500
A 100 m² four-room apartment - a living room and three bedrooms, a kitchen and a balcony in Shimshon district in Ashkelon, with schools, parks and shops. Ashkelon is a seaside city in the south of the country with a train to Tel Aviv, and spacious apartments here are rented by families.
Three-room apartment in Ramat Yosef district
$614,900
A 70 m² three-room apartment - a living room and two bedrooms, a kitchen and a balcony in Ramat Yosef in Bat Yam, a seaside city right south of Tel Aviv, with the light rail and buses to central Tel Aviv. Apartments here are rented by people who work in Tel Aviv but pay less for rent.
Three-room apartment in Kiryat HaYovel district
$821,600
A 70 m² three-room apartment - a living room and two bedrooms, a kitchen and a balcony in Kiryat HaYovel in south-western Jerusalem, with parks, schools, shops and buses to the centre. Apartments here are rented by families, students and hospital staff.
What properties investors buy in Israel
Above are the most interesting offers selected by our experts. The manager will find a property that fits your requirements.
Apartments for sale in Beersheba, Haifa, Hadera, Ashkelon, Bat Yam and Jerusalem, rental yield, taxes, transaction costs and the purchase rules for foreigners.
A foreigner buys an apartment in Israel without residence: on private land as ownership, on state land as a long-term lease of 49 or 98 years with a permit from the Israel Land Authority. The average apartment in the country cost $783,700 in the second quarter of 2026, $1,465,600 in Tel Aviv and $397,900 in Beersheba. A three-room apartment costs $267,400 in Beersheba and $420,600 in Haifa, and letting in Tel Aviv brings about 3.1% a year before tax.
This page covers two-room apartments in Haifa, three-room apartments in Beersheba, Haifa, Hadera, Bat Yam and Jerusalem, four-room apartments in Beersheba and Ashkelon, prices by city, rental yield, taxes, transaction costs and the purchase rules. In Israel the living room counts as a room: a three-room apartment is a living room and two bedrooms. The manager will confirm what is on sale today and the exact price.
The market in brief
Prices and rules as of 2026.
How much an apartment in Israel costs in 2026
Apartment prices in Israel are quoted in shekels. According to Israel Central Bureau of Statistics data on transactions in the second quarter of 2026, the average apartment in the country cost 2.435 million shekels, about $783,700, up 7.9% over the year. Tel Aviv is the most expensive at $1,465,600 on average, up 8.4% over the year; Jerusalem is $984,400, Haifa $584,600 and Beersheba $397,900. A three-room apartment in Beersheba or Haifa costs 3-5 times less than in Tel Aviv.
| City | Average apartment | Three-room apartment | Year on year |
|---|---|---|---|
| Tel Aviv | ~$1,465,600 | ~$1,258,700 | +8.4% |
| Jerusalem | ~$984,400 | ~$821,600 | +1.1% |
| Netanya | ~$851,100 | ~$564,500 | −1.7% |
| Ashdod | ~$726,500 | ~$527,800 | +11% |
| Haifa | ~$584,600 | ~$420,600 | +6.1% |
| Ashkelon | ~$556,500 | ~$428,700 | +2.3% |
| Beersheba | ~$397,900 | ~$267,400 | −1.3% |
Israel Central Bureau of Statistics data on average transaction prices for the second quarter of 2026; «Year on year» is the change in the average apartment price against the second quarter of 2025. Shekels converted at the Bank of Israel rate of 3.107 shekels per dollar on 22 October 2026, dollars rounded.
What yield letting brings
The gross yield of long-term letting in Tel Aviv is about 3.1% a year before tax. Apartments are let on a one-year contract with renewal, and the tenant usually pays the arnona, utilities and the building fee. Two-room apartments near universities are rented by students and young professionals, and three- and four-room apartments by couples and families.
| Tax | Rate |
|---|---|
| Letting an apartment | 10% of the rent with no deduction of expenses, or the general scale with deduction of expenses and depreciation |
| Selling an apartment | 25% of the real, inflation-adjusted gain |
| Annually | arnona - the municipal tax at the city rate per square metre; when the apartment is let, the tenant pays it |
Data for 2026: yield for Tel Aviv; the country comparison is in the rental yield table.
Under the 10% track the owner pays the rental tax once a year, by 30 January of the following year. Rates, residence and examples are on the taxes in Israel page.
What costs to add to the property price
| Payment | Amount |
|---|---|
| Purchase tax | for a non-resident 8% of the price up to 6,055,070 shekels, ~$1,949,000, and 10% above |
| Buyer's lawyer | usually 0.5-1.5% of the price plus 18% VAT |
| Agent | if there is one, up to 2% of the price plus 18% VAT |
| Land registry | extract - 18 shekels, ~$6; caution note in favour of the buyer - 188 shekels, ~$61; registration of the right - 44 shekels, ~$15 |
| Building upkeep | a monthly fee to the house committee, separate from taxes |
Data for 2026. In total about 9-12% of the price on top of the apartment price, of which 8% is the purchase tax; bank transfer fees are paid separately. The manager calculates the total for a specific property.
In Israel an apartment is checked in the land registry before the deposit
Mistakes cost more than the transaction: a deposit on an apartment with a mortgage or seizure in the registry, an extension without a building permit, an arnona debt, a transaction without an Israel Land Authority permit that will not be registered, a payment the bank stopped on a source-of-funds check. Murblz support removes these risks: we find an apartment for your budget and goal, check it in the land registry, agree the payment route and run the transaction with a lawyer until the right is registered in your name.
The cost of support depends on the purchase budget and the goal - letting or a home for yourself; the manager will calculate it in the chat.
An apartment on state land - with an Israel Land Authority permit
A foreigner buys an apartment in Israel directly, without residence. 93% of the land in the country is state land, and the rights to an apartment on such land are a long-term lease of 49 or 98 years registered in your name. A foreigner needs an Israel Land Authority permit for it: for one apartment it is issued under a simplified procedure, and those entitled to immigrate under the Law of Return do not need it. Right after the contract is signed, the lawyer registers a caution note in favour of the buyer, and after payment - the right in your name.
Buying an apartment does not give residence: Israeli citizenship is obtained under the Law of Return. An Israeli bank lends a non-resident no more than 50% of the value, so half the price is paid with your own money. Banks check the source of funds strictly, so we agree the payment route and income documents before the deposit. The conditions for moving are on the immigration to Israel page, and the manager will send a selection of apartments for your goal to the chat.
How we select a property
- Budget and goal: letting or a home for yourself. The manager clarifies the city, district and type of building.
- Buyer's documents: passport, an account for the transaction and documents on the source of funds.
- A selection of real properties and a land registry check: the seller's title, mortgage, seizures, building permits and arnona debts - before the deposit.
- The transaction with a lawyer: contract, caution note, Israel Land Authority permit, payment through a bank and registration of the right in your name.
The manager sends the selection to the chat, with sellers' prices on the date of the selection.
Options in other countries
Investment property in other countries:
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- Investment property in the UAE: what to buy in Dubai and what it costs
- Investment property in Serbia: what to buy and what it costs
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- Investment property in Bulgaria: what to buy and what it costs
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- Investment property in Montenegro: what to buy and what it costs
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- Investment property in the USA: what to buy in Florida and what it costs
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- Investment property in Uruguay: what to buy and what it costs
- Investment property in Chile: what to buy and what it costs
- Investment property in Mexico: what to buy and what it costs
- Investment property in Armenia: what to buy and what it costs
- Investment property in Ireland: what to buy and what it costs
- Investment property in Costa Rica: what to buy and what it costs
- Investment property in Germany: what to buy and what it costs
- Investing in property in Australia: what to buy and what it costs
- Investing in property in South Korea: what to buy and what it costs
- Investment property in Belarus: what to buy and what it costs
- Investment property in Kazakhstan: what to buy and what it costs
- Investment property in Japan: what to buy and what it costs
- Investment property in Poland: what to buy and what it costs
- Investment property in Taiwan: what to buy and what it costs
- Investment property in Qatar: what to buy and what it costs
- Investing in property in Hong Kong: what to buy and what it costs
- Investing in property in Sweden: what to buy and what it costs
- Investing in property in Finland: what to buy and what it costs
- Investing in property in Albania: what to buy and what it costs
- Investment property in Luxembourg: what to buy and what it costs
- Investment property in Slovakia: what to buy and what it costs
- Investment property in Vietnam: what to buy and what it costs
- Investment property in the Netherlands: what to buy and what it costs
- Investment property in the Czech Republic: what to buy and what it costs
- Investing in property in Bahrain: what to buy and what it costs
- Investing in property in Azerbaijan: what to buy and what it costs
More on buying in this country:
- Property in Israel for foreigners: search and legal checks
- Buying an apartment in Israel: prices and taxes
- Immigration to Israel: conditions and documents
- Taxes in Israel
- How to send money to Israel
- Company registration in Israel
- Tel Aviv: what to see and whether to move there
- Israel: all programs
All countries and budgets compared - on the page Investment property abroad.
FAQ
How much does an apartment in Israel cost in 2026?
Can a foreigner buy an apartment in Israel?
Does buying property in Israel give residence?
What yield does letting an apartment in Israel bring?
What is the purchase tax on property in Israel for a foreigner?
What are the costs of buying property in Israel?
Will an Israeli bank give a foreigner a mortgage?
Where to buy an apartment for investment in Israel?
Don’t want to figure this out alone?
We handle the whole process end to end: we shortlist properties for your goal, run legal checks and support the deal through to registration. Ask your question in the chat: the free consultation starts right here. Legal representation before authorities and courts is handled by Murblz specialists together with locally licensed partners.
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