# Israeli Real Estate

> Not legal advice. Israeli real estate data, comparable-sales analysis, transaction guidance, and regulatory compliance. Use when user asks about Israeli property, "nadlan", "dira", apartment prices, purchase tax (mas rechisha), Tabu extract, rental agreements, mortgage (mashkanta), or Israel Land Authority tenders. Covers buying, selling, and renting in Israel. Do NOT use for non-Israeli real estate markets, and do NOT use to decode a Tabu extract entry by entry (use israeli-tabu-extract-decoder for what each ownership share, mortgage rank, ikul, he'arat azhara, easement and hatzmada actually means).

- Skill: `skills-il/israeli-real-estate` (Agent Skill, multi-file: 8 files)
- Install (CLI): `npx skillmds@latest add skills-il/israeli-real-estate`
- Raw SKILL.md: https://api.skillmd.com/api/skills/skills-il/israeli-real-estate/raw
- Safety review: pending
- Works with: Claude Code, Claude.ai, OpenAI Codex
- Category: Coding & Dev Tools
- License: MIT
- Author: skills-il (https://skillmd.com/u/skills-il)
- Updated: 2026-09-17
- Page: https://skillmd.com/skills/skills-il/israeli-real-estate

---


# Israeli Real Estate

## Legal notice

This is a free information tool operated by an AI model. It explains Israeli real estate processes and presents data that has been published to the public. All of its outputs are produced automatically by an AI model, with no involvement, review, or approval by a licensed real estate appraiser, advocate, or tax adviser. The output is not a property appraisal (shuma), not a professional opinion, and not legal or tax advice, but general information only: it involves no site visit, it does not perform the appraisal adjustments required by the comparison approach, and it does not examine the documents of your specific transaction. An AI model may err, omit data, or present a wrong conclusion.

The output must not be presented as a certified appraisal, must not be relied on as evidence, and must not be submitted to a court or an authority. A binding valuation requires a licensed appraiser, a property transaction requires an advocate, and a binding tax computation requires a tax adviser or accountant. This tool is not a substitute for advice that takes account of the particular circumstances and needs of each person, and all use of its output is the user's sole responsibility.


## Instructions

### Step 1: Identify Real Estate Need
| Need | Action |
|------|--------|
| Comparable-sales analysis | Present reported and published transactions, not an appraisal |
| Buying guidance | Full transaction checklist |
| Purchase tax calculation | Apply mas rechisha brackets |
| Tabu extract | Guide through obtaining nesach tabu |
| Rental agreement | Key terms for Israeli chozeh schirut |
| Land tender | Query RMI tender data |

### Step 2: Purchase Tax (Mas Rechisha) Calculator
For apartment purchases. Purchase-tax bracket amounts are normally CPI-updated every 16 January, but these ones are NOT: the 2025 Arrangements Law froze them, and ITA purchase-tax circular 1/2026 (18 January 2026) republishes the same amounts for 16.1.2025 to 15.1.2028. So the figures below are the frozen 16.1.2025 vintage and are the live 2026 figures. Re-verify after 15 January 2028, and re-verify the additional-home ladder after 31 December 2026 (see the temporary-order note below):

**First apartment buyer (dira yechida):**
| Price Range (NIS) | Tax Rate |
|-------------------|----------|
| 0 - 1,978,745 | 0% |
| 1,978,746 - 2,347,040 | 3.5% |
| 2,347,041 - 6,055,070 | 5% |
| 6,055,071 - 20,183,565 | 8% |
| 20,183,566+ | 10% |

**Non-first apartment (investment/additional):**
| Price Range (NIS) | Tax Rate |
|-------------------|----------|
| 0 - 6,055,070 | 8% |
| 6,055,071+ | 10% |

**New immigrant (oleh chadash), single residential home:** under Purchase Tax Regulation 12a (the reformed track in force from 15 August 2024), an oleh buying a single residential home gets:
| Price Range (NIS) | Tax Rate |
|-------------------|----------|
| 0 - 1,978,745 | 0% |
| 1,978,746 - 6,055,070 | 0.5% |
| 6,055,071 - 20,183,565 | 8% |

**The relief has a value ceiling.** If the home is worth MORE than 20,183,565 NIS, Regulation 12a does not apply at all: the purchase is taxed under the ordinary brackets (the first-home or additional-home ladder above, as applicable) on the FULL price, not under the oleh ladder with a 10% top band. ITA purchase-tax circular 1/2026 (18 January 2026), footnote 1 to the Regulation 12a table: "בדירה ששוויה מעל סכום זה, ההקלה שבתקנה 12א לא תחול". Do not tell an oleh buying a 21M NIS home that they still get the 0% and 0.5% steps, they get none of them.

The oleh benefit is granted once only, applies only to a single residential home (not an investment apartment), and is available from one year before aliyah to seven years after. The reformed track no longer requires the home to be the oleh's actual residence.

Note: The older 12% bracket for properties above 20,183,565 NIS was dropped. Investors pay 8% from the first shekel (no exemption).

**The 8%/10% additional-home rates are a temporary order (hora'at sha'a) under section 9(c1f), in force through 31 December 2026**, using tier amounts frozen at the 16 January 2025 level. As of 19 August 2026 the temporary order has NOT been extended: circular 1/2026 still gives 31 December 2026 as its end date. They are due for re-legislation. If you are buying an additional home in late 2026 or in 2027, re-check whether the temporary order was extended before relying on the 8%-from-the-first-shekel rate.

**Reduced rate for people with disabilities, the blind, terror/hostility victims, and bereaved families:** Purchase Tax Regulation 11 gives a reduced purchase-tax track to a person with a qualifying disability (nacheh), a blind person, a victim of hostile action (nifga), and a family member of a soldier who fell in action. Two cases:

| Case | Tax |
|------|-----|
| A qualifying single home (dira yechida) worth up to 2,500,000 NIS | 0% on the value up to 1,978,745 NIS, then 0.5% on the remainder |
| Anything else (not a single home, or a single home worth more than 2,500,000 NIS) | 0.5% of the WHOLE value, from the first shekel |

The relief is given for a home bought "for their housing" (le-shem shikunam), so it is not available on an investment purchase. Where a couple buys together and only ONE of them qualifies, Regulation 11(b) extends the 0.5% charge to BOTH spouses.

Three things people get wrong here:
- The 2,500,000 NIS line is a cliff, not a bracket edge. At exactly 2,500,000 NIS only the part above 1,978,745 NIS is taxed at 0.5%. One shekel more and the 0.5% applies to the whole value, which is roughly five times the tax.
- The 0.5% track is granted to one person **at most twice in a lifetime** (Regulation 11(a)).
- The reduced rate is not automatic. You file a request for a partial purchase-tax exemption with the Israel Tax Authority, and several of the eligibility routes require a Bituach Leumi medical committee first.

The 1,978,745 NIS figure is the section 9(c1c)(3)(a) amount, frozen to 15.1.2028. Verify the eligibility conditions with the Israel Tax Authority before quoting a number.

**Trading up (mishaprei diyur): you are still on the single-home ladder.** A buyer who already owns one home but is replacing it is taxed at the SINGLE-home rates, not the additional-home rates, provided the old home is sold within the statutory window: 18 months if the replacement was bought between 01.06.2023 and 31.05.2025, otherwise 24 months, and 12 months from the contractual handover date when buying new from a developer. You must declare the intention to sell when you report the purchase. Do not quote an upgrader the 8%-from-the-first-shekel rate.

### Step 3: Buying Process Checklist
1. **Pre-approval:** Get mortgage pre-approval (ishur ikroni) from bank. Bank of Israel caps the loan-to-value (LTV): up to 75% for a first/sole home, 70% for a replacement home (selling your existing one), and 50% for an investment/additional property. Plan the down payment accordingly.
2. **Property search:** View properties, check neighborhood
3. **Attorney:** Hire real estate attorney (orech din mikrkain) BEFORE signing
4. **Tabu check:** Attorney obtains Tabu extract to verify ownership, liens
5. **Negotiation:** Agree on price, payment schedule
6. **Contract:** Sign purchase agreement (chozeh mcher)
7. **Purchase tax:** File declaration within 30 days of signing, pay within 60 days
8. **Mortgage:** Finalize with bank, appraiser visit
9. **Registration:** Attorney registers transfer in Tabu
10. **Possession:** Key handover per contract schedule

### Step 4: Tabu Extract (Nesach Tabu)
A Tabu extract shows:
- **Part 1:** Property description (gush, chelka, tat-chelka)
- **Part 2:** Registered owners and shares
- **Part 3:** Mortgages (mashkantaot)
- **Part 4:** Liens, warnings (hearot azhara), court orders

**How to obtain:**
- Online: the Land Registry online extract service at `https://www.gov.il/he/service/land_registration_extract` (portal: `https://mekarkein-online.justice.gov.il/voucher/main`). Fees are index-linked and are set in תקנות המקרקעין (אגרות); check the current amount on the government payments catalogue rather than relying on a figure quoted in an article, which in this domain is usually stale.
- Full extract: Through attorney or in-person at the Land Registry office
- Required info: Gush (block) and Chelka (parcel) numbers

**Reading the extract itself is a separate job.** This skill tells you what an extract is for and how to obtain one. For what each line on it MEANS, entry by entry (ownership shares, mortgage ranks and vacated ranks, attachments, caveats and their limits, consent-required notes, easements, attachments of common property, and whether the register is conclusive or merely prima facie evidence for this land), use `israeli-tabu-extract-decoder`.

### Step 5: Betterment Tax (Heitel Hashbacha)
Betterment tax is a municipal levy of 50% of the rise in property value caused by a planning action (new or amended zoning plan, a granted variance, or a use permit).
- **When it crystallizes:** the levy is assessed when the betterment plan is approved, but is actually paid at the point of realization (sale of the property or the issuance of a building permit that uses the added rights).
- **Who pays:** the owner at the time of realization, typically the seller.
- **Reductions and exemptions:** the local authority may reduce the levy to 25% or grant a full exemption in defined cases (urban renewal, certain Tama 38 projects, rehabilitation neighborhoods). Always check the specific plan and the municipality's policy.
- Factor this into renovation ROI and sale-price math, it can be a large unplanned cost.

Do NOT confuse betterment tax (heitel hashbacha, a municipal levy on a planning-driven value rise) with capital-gains tax on sale (mas shevach), covered next. They are different taxes with different authorities.

### Step 5b: Seller Capital Gains Tax (Mas Shevach)
When you SELL Israeli real estate, the seller (not the buyer) may owe mas shevach, the land-appreciation (capital-gains) tax, on the real gain between purchase and sale. This is the biggest tax a seller faces and is separate from the buyer's purchase tax and from betterment tax.
- **Rate:** 25% on the real gain (the gain after deducting the CPI-linked inflation component and allowable expenses such as purchase tax, agent and lawyer fees, and improvements).
- **Linear exemption for pre-2014 holdings:** for a residential home bought before 1 January 2014, the portion of the gain attributable to the period before that date is exempt, and only the portion from 1 January 2014 onward is taxed at 25% (the "linear" split by holding period). This linear benefit is legislated to be phased out from 2030, verify the current rule for sales in 2030 and later.
- **Single-residence exemption:** a seller of a qualifying residential home that was their only home and was held at least 18 months before the sale can be fully exempt on the sale, subject to a value ceiling of 5,008,000 NIS (1.1.2025 to 31.12.2027, per ITA circular 1/2026). The part of the value above the ceiling is taxed. Legal source: Land Taxation Law sections 49a(a1) and 49b.
- File the mas shevach declaration with the Israel Tax Authority within 30 days of the sale. Because the exemptions and expense deductions are technical, route a real seller to a CPA or real-estate lawyer before quoting a net figure.

### Step 6: Rental Agreement Key Terms
Israeli rental contracts (chozeh schirut) must include:
- Duration and renewal terms
- Monthly rent amount and payment method
- Security deposit (pikadon) -- typically 1-3 months, capped by law
- Arnona (property tax) -- clarify who pays
- Vaad bayit (building maintenance) -- clarify who pays
- Maintenance responsibilities
- Termination conditions and notice period
- Option to extend and rent adjustment terms

IMPORTANT: Since 2022, the Rental Law (Fair Rent) applies to some properties. Check applicability.

## Examples

### Example 1: Purchase Tax Calculation
User says: "I'm buying my first apartment for 2.5 million shekels"
Result: Mas rechisha breakdown: 0% on the first 1,978,745 + 3.5% on 368,295 (up to 2,347,040) + 5% on the remaining 152,960 = 20,538 NIS (effective rate ~0.82%)

### Example 2: Buying Process
User says: "I want to buy an apartment in Tel Aviv, what do I need to know?"
Result: Full checklist with Tel Aviv specific notes (high prices, urban renewal projects, tama 38)

### Example 3: Rental Agreement Review
User says: "Review my Israeli rental contract for common issues"
Actions:
1. Check for required clauses under the 2022 Fair Rent Law
2. Verify arnona responsibility
3. Vaad bayit obligations
4. Deposit terms
5. Early termination conditions
Result: Checklist of compliant vs. missing clauses with recommendations.

## Bundled Resources

### Scripts
- `scripts/calculate_mas_rechisha.py` - Calculate Israeli purchase tax (mas rechisha) with full bracket-by-bracket breakdown for all four documented tracks: first apartment (dira yechida), non-first apartment, new immigrant single home (Regulation 12a, including the 20,183,565 NIS relief ceiling), and the Regulation 11 reduced track for people with disabilities, the blind, hostility victims and bereaved families. Includes effective tax rate and JSON output option. Run: `python scripts/calculate_mas_rechisha.py --help`

### References
- `references/transaction-guide.md` - Step-by-step Israeli property buying checklist (from pre-approval through key handover), 2025 purchase tax brackets for first and non-first apartments, Tabu extract section descriptions (gush, chelka, mortgages, liens), and key transaction cost breakdown (attorney, agent, mortgage fees). Consult when guiding users through the purchase process or calculating total acquisition costs.

## Recommended MCP Servers

| MCP | What It Adds |
|-----|-------------|
| [Nadlan MCP](https://agentskills.co.il/he/mcp/nadlan) | Live lookup of historical residential sale prices by gush/chelka or address from the Israel Tax Authority Nadlan database. Replaces manual searches on nadlan.gov.il. |
| [Remy Land Authority](https://agentskills.co.il/he/mcp/remy-land-authority) | Query Israel Land Authority (רמ״י) tenders, geographic data, and settlement records programmatically. Covers the Rami system this skill references in Step 1. |

## Gotchas
- Israeli real estate transactions involve a purchase tax (mas rechisha) that varies by buyer category: first-time buyers get reduced rates, investors pay higher rates starting from the first shekel. Agents may apply a single flat rate.
- The Tabu (Land Registry) and the Israel Land Authority (Rami) are two separate systems. Not all properties are registered in the Tabu; some are in the Rami system only. Agents may search only one system.
- Real estate prices in Israel are commonly quoted in USD for large transactions and NIS for rent. Agents may confuse the currency or forget to specify which is being used.
- Israeli property improvements (hashbacha) can trigger betterment tax (hetel hashbacha) of up to 50% of the value increase. Agents may overlook this additional cost when calculating renovation ROI.

## Reference Links

| Source | URL | What to Check |
|--------|-----|---------------|
| Land Registry extract service (Tabu) | https://www.gov.il/he/service/land_registration_extract | Order an extract online, gush/chelka lookup, and the current fee |
| תקנות המקרקעין (אגרות) | https://he.wikisource.org/wiki/תקנות_המקרקעין_%28אגרות%29 | The statutory fee items for each extract category |
| Israel Land Authority (Rami) | https://www.gov.il/he/departments/israel_land_authority | Rami-registered properties, long-term leases |
| Israel Tax Authority -- real estate tax | https://www.gov.il/he/service/real_eatate_taxsimulator | Purchase tax (mas rechisha) simulator and current brackets |
| Nadlan (Tax Authority transactions) | https://www.nadlan.gov.il | Historical sale prices for Israeli residential properties |
| Discounted housing (Dira BeHanacha) | https://www.gov.il/he/departments/topics/dira/govil-landing-page | Reduced-price apartment program eligibility and listings |

## Troubleshooting

### Error: "Cannot access Tabu online"
Cause: Online Tabu has limited public access
Solution: Use an attorney or Tabu office for full extracts. Online gives basic ownership info only.

### Error: "Purchase tax rates outdated"
Cause: Rates updated annually by Tax Authority
Solution: Verify current year brackets at Israel Tax Authority website.