Developer promotions in Israel: 431 sales in one quarter, 89% discounted

One figure sums up the state of the new housing market in Israel this autumn: a major publicly listed developer sold more homes in three months than in the previous six months, and nearly nine out of ten sales were made through a discount campaign. For buyers from abroad as well as Israelis already in Israel, this confirms that demand exists, but it is triggered at a certain price.

A Quarter Saved by a Discount Campaign

According to Globes, on October 5, 2026, this developer published its preliminary third-quarter sales: 431 units, compared to 291 for the entire first half of the year. Since January, the total has reached 722 units, aiming for an annual target of around 1,200.

Most of the result comes from a commercial operation launched in August with a consumer club. It covered five projects in Hadera, Ramat HaSharon, Ramat Gan, Kiryat Ono, and Ofakim, with discounts described as double-digit percentages, though no exact figures were disclosed.

According to the developer, the stock offered as part of the campaign in Ofakim and Kiryat Ono is already sold out.

What the Numbers Really Say

Demand Responds to Price

The group leader sees this as proof that real demand exists when the buyer gets real value. He anticipates a gradual recovery, driven by rising rents and falling rates.

Without Discounts, the Open Market Remains Sluggish

Globes notes, however, that several projects sold on the open market recorded no sales during the quarter, and that part of the activity comes from programs with prices regulated by the State. The volume remains lower than in the third quarter of 2025. Investors stayed cautious: the stock lost about 4% after the publication, in a construction index itself down around 2.5%.

A Market in Correction

In a Nadlan Center podcast published on October 4, the head of another construction group believes that, in recent years, the apartment had become a financial product, and that the current slowdown is a necessary correction. He also points out that construction costs have risen sharply: the electricity package for a standard apartment has gone from about 25,000–28,000 ₪ to around 50,000–55,000 ₪ in two years. Developers therefore have margins to defend, which limits the depth of discounts.

New Builds or Resale: Buyers Weigh Their Options

In Netanya, a real estate agent quoted by Globes notes that developers are multiplying financing offers, but demand is shifting more towards resale properties, which are less expensive. Some buyers are concerned about paying today's price for a property that might be worth less in the future. On October 4, TheMarker even headlined the increase in Israelis selling their homes at a loss, with supporting figures from 24 cities.

This situation calls for a systematic comparison between discounted new builds and older properties in the same area. Since the Tax Authority has restricted access to its database, the process now requires a bit more method: we explain how in our article on accessing transaction data.

How to Evaluate a Promotional Offer

1. Focus on the final price. A 10% discount on an inflated list price creates no real value. Compare with recent sales of similar properties: size, floor, orientation, parking.
2. Check the payment schedule. A payment largely deferred until delivery has a cost, sometimes included in the price. Test several scenarios with our payment schedule simulator.
3. Verify indexation. A price indexed to the construction cost index can erase part of the discount during the building phase.
4. Check what's left. At the end of a campaign, the available units are often the least desirable. The architect can help assess the orientation and layout.
5. Put everything in writing. Discount, features, timeline: nothing counts without a written clause.

From Abroad or On Site

A buyer from abroad rarely has time to react to a campaign lasting just a few weeks: financing and power of attorney must be prepared in advance. An Israeli already in Israel can visit and compare, but should resist the sense of urgency. In both cases, the total cost matters as much as the discount: 18% VAT included in the price of new properties, closing costs of 10 to 13%, and purchase tax (Mas Rechisha) to be checked according to your profile, estimated with the taxes and fees simulator.

Get Support

A promotion is decided quickly, but it should be analyzed by three experts: lawyer · broker · architect. The lawyer checks the contract and bank guarantees, the broker compares the developer's financing offer with a standard loan, and the architect reviews the unit and the specifications. For the general context, see our weekly review. IsraelStart tracks 300+ new projects across Israel: request a personalized review, with no obligation, to find out if a discount is truly competitive.

Sources

- Globes — A developer sells 431 apartments in Q3 thanks to a discount campaign (10/05/2026)
- Nadlan Center — Podcast: order books and market correction (10/04/2026)
- Globes — Netanya, a 3-room 50 sqm apartment sold for 1.45M₪ (10/03/2026)
- TheMarker — More Israelis selling at a loss, figures in 24 cities (10/04/2026)