Buying Property in Israel from Brazil: the 2026 guide

Every year, hundreds of Brazilians invest in Israeli real estate: an apartment in Netanya, a residence in Tel Aviv, a pied-à-terre in Jerusalem. Here is the complete method, step by step, with real costs, moving money out of Brazil, and taxation on both sides of the Atlantic.

Yes — a Brazilian can buy in Israel without living there

Israeli law allows any foreign national to purchase real estate in Israel, with no residency requirement, no visa, and no obligation to settle in the country. There is no nationality-based restriction: a Brazilian buyer is treated exactly like any other international investor. The only exception covers classified military or strategic zones, which sit outside the mainstream residential market anyway. You can therefore sign the purchase agreement, have the property registered in your name at the land registry (the Tabu), and collect rental income without ever setting foot in Israel — although we strongly recommend visiting before making an offer. The entire process can be handled remotely through a special power of attorney, known as “Ipui Koah,” which lets your lawyer sign every transaction document on your behalf.

This guide covers the full buying journey for a Brazil-based purchaser: the apostilled power of attorney under the Hague Convention, the paperwork to prepare (CPF, passport, proof of income), opening an Israeli bank account remotely, financing through an Israeli bank (mashkanta) available to non-residents, the 8% purchase tax (Mas Rechisha), title verification at the Tabu, then moving funds out of Brazil — with the 1.1% IOF levy and options like Wise, Remessa Online and blueTransfer — and finally your Brazilian tax obligations: the annual declaration of the imóvel no exterior and the CBE filing with the Banco Central for overseas assets of one million dollars or more. All figures and tax rules updated for 2026.

The 7 steps to buying from Brazil

Step 1 — The power of attorney: your right hand in Israel

The special power of attorney — “Ipui Koah” in Hebrew (Procuração in Portuguese) — is the linchpin of a remote purchase. It is the legal instrument through which you appoint a trusted representative — in almost every case, your Israeli lawyer — to negotiate, sign the sale contract, open a bank account, and register the property at the Tabu in your name. To be valid in Israel, a power of attorney signed in Brazil must carry an apostille under the Hague Convention: Brazil has been a member since 2016, which makes this considerably simpler. You can have it drawn up by a Brazilian notary (cartório de notas) and then apostilled, or sign it directly at the Israeli consulate in São Paulo or Rio de Janeiro. Have it drafted in Hebrew and English (or in Portuguese with a sworn translation) covering precisely every power needed: signing the contract, receiving mortgage funds, registering at the Tabu, and any future rental management. Allow one to two weeks for this step with a well-organized cartório.

Step 2 — CPF, passport and your buyer file

The CPF (Cadastro de Pessoas Físicas) is non-negotiable: it is the tax ID that banks and transfer providers will require for every foreign-exchange operation out of Brazil. Without a valid CPF, no significant transfer can leave the country. Add your valid passport — the reference identity document for buying in Israel — plus proof of income (your last three payslips or tax returns, and three to six months of bank statements) translated into English. If you hold an RNE or RNM, attach it as well, though the passport remains the key document. Israeli banks and your lawyer will verify the source of your funds, so start gathering proof of origin for your down payment now (sale of a Brazilian property, savings, professional income): large transfers into Israel face rigorous anti-money-laundering checks on both sides. A complete, translated file from day one saves several weeks.

Step 3 — Opening a bank account in Israel

An Israeli bank account is not strictly mandatory for an all-cash purchase, but it becomes essential the moment you take out a mortgage (mashkanta): the lending bank will disburse the loan into it and collect monthly payments from it. The good news: the account can be opened remotely, with no trip required, through your lawyer acting under the power of attorney. Israel's major banks — Hapoalim, Leumi and Discount — all run dedicated non-resident desks and routinely onboard Brazilian buyers. Your lawyer submits the file (passport, CPF, proof of income, apostilled power of attorney), and the bank runs its compliance checks. Expect two to four weeks between application and activation. The bank will also demand full traceability of incoming funds: every wire from Brazil must be documented. This account will channel the payment to the seller, the purchase tax, and all professional fees.

Step 4 — Financing the purchase: the non-resident mashkanta

Israeli banks do lend to non-resident buyers, including Brazilians, on slightly stricter terms than for residents. In 2026, a non-resident can borrow up to 50% of the property price, and up to 60% for a strong file (stable income, substantial down payment, clean banking history). Non-resident rates run around 5–6% in 2026, over 15 to 25 years, with fixed or variable structures linked to Bank of Israel rates. Allow 4 to 8 weeks from pre-approval to final loan offer, and build that into your timeline — a seller will rarely wait more than a few weeks between the preliminary agreement and final signing. The bank will require a property valuation, borrower insurance, and a mortgage registered at the Tabu. Use a mashkanta simulator to estimate your monthly payments before committing: as a rough guide, borrowing 1,000,000 ₪ over 20 years at 5.5% means about 6,880 ₪ a month. Your lawyer will shop several banks to secure the best terms.

Step 5 — The purchase tax: Mas Rechisha at 8%

Mas Rechisha is Israel's property acquisition tax, and it is the heaviest tax item for a Brazilian buyer. Non-residents pay a flat 8% from the very first shekel, whatever the price: on a 2,000,000 ₪ apartment, the tax comes to 160,000 ₪. Note that the progressive scale reserved for Israeli residents is frozen by law until January 15, 2028 — but that freeze changes nothing for you, since the 8% non-resident flat rate applies regardless. The tax must be declared and paid within the statutory deadline after signing, usually within 50 days, and your lawyer handles it as part of the engagement. Build it into your total budget from the start: together with legal fees and bank charges, total acquisition overhead runs about 11–13% on top of the purchase price. There are no exemptions for non-residents, even first-time buyers.

Step 6 — Tabu title check and signing

The Tabu is Israel's land registry: it establishes who truly owns a property. Before anything is signed, your lawyer runs a full title search: seller identity, absence of mortgages or liens, conformity with the building permit, registered rights, and any easements. This due diligence is non-negotiable, especially for older properties or apartments in shared buildings. Once the checks come back clean, the sale contract is signed — by your appointed representative under the power of attorney if you are in Brazil — and the lawyer registers a cautionary note (he'arat azhara) at the Tabu, which blocks the seller from disposing of the property mid-transaction. The price is typically paid on a secured schedule through the lawyer's escrow account. Final registration of the ownership transfer at the Tabu follows full payment and settlement of the Mas Rechisha.

Step 7 — Timeline: from offer to keys in 2 to 4 months

Allow 2 to 4 months in total from decision to handover of the keys. The typical sequence: weeks 1–2, power of attorney drawn up and apostilled in Brazil while your lawyer starts the search and initial viewings; weeks 3–6, offer, negotiation, Tabu checks, and signing of the preliminary agreement, while the mortgage file goes to the banks; weeks 6–10, mashkanta underwriting (4–8 weeks), property valuation, and final loan approval; weeks 10–14, final deed signed by your representative, payment of the price and the Mas Rechisha, Tabu registration; weeks 14–16, key handover and snagging inspection. Timelines stretch when the banking file is incomplete or the power of attorney has to be redone — which is why steps 1 and 2 deserve careful preparation. For an all-cash purchase with no mortgage, the process can shrink to 6–8 weeks.

What does a 2,000,000 ₪ apartment really cost?

The listing price is only the beginning: in Israel, a non-resident buyer must add purchase tax, professional fees, and bank charges. Here is a realistic breakdown for a 2,000,000 ₪ apartment — a typical budget for a 3-room unit in Netanya or a well-located 2-room in Tel Aviv. Figures are indicative and vary with your file, but they give you the order of magnitude to build into your financing plan before you ever make an offer.

| Item | Amount | Detail | |---|---|---| | Purchase price | 2,000,000 ₪ | Price agreed with the seller | | Mas Rechisha (purchase tax) | 160,000 ₪ | Flat 8% for non-residents, from the first shekel | | Lawyer's fees | 20,000–30,000 ₪ | 1–1.5% of the price + Israeli VAT (18%) | | Bank charges (file, valuation, mortgage) | ~10,000 ₪ | Around 0.5% of the price; valuation and mortgage registration included | | Real estate broker | 40,000 ₪ | 2% if you use an agency (negotiable; sometimes paid by the seller) | | Sworn translations and apostilles | 3,000–6,000 ₪ | Power of attorney, Brazilian documents, Hebrew/English translations | | **Estimated total** | **≈ 2,233,000–2,246,000 ₪** | **Roughly +11 to +13% on top of the listing price** |

Two important clarifications. First, Israel's 18% VAT: it is already included in the price of new apartments sold by a developer, so there is nothing to add there; resale between private individuals carries no VAT. Second, avoidable costs: the 2% broker fee can be saved with a direct purchase or through a guided service like IsraelStart, and legal fees can be negotiated toward the lower end for a straightforward file. What you should never cut is the lawyer or the Tabu checks — they are your only legal protection in a land system that works nothing like a Brazilian cartório. Finally, build in a realistic BRL/USD/NIS exchange margin, since the final payment currency is the shekel.

Moving your money from Brazil to Israel

Moving 2,000,000 ₪ (roughly 3,000,000 R$ depending on the exchange rate) from Brazil to Israel is not a simple wire: it is a foreign-exchange operation regulated by the Banco Central do Brasil, subject to IOF and to source-of-funds controls on both ends. The stakes are threefold: getting a fair exchange rate on a large amount, paying reasonable fees, and producing flawless traceability — because the Israeli bank will reject any funds whose origin is not documented. Traditional Brazilian banks apply wide FX spreads; fintechs specializing in international transfers are usually far more competitive, with shorter delivery times.

| Provider | Indicative fees | Delivery time | Strengths | |---|---|---|---| | Wise | ~0.5–1% FX margin | 1–3 business days | Real mid-market rate, fully transparent fees, Portuguese interface | | Remessa Online | ~1–1.5% + IOF | 1–2 business days | Brazilian transfer specialist, Portuguese-language support, easy documentation | | blueTransfer | ~1–2% | 1–3 business days | Brazilian FX player, personalized support on large amounts | | Traditional bank (Itaú, Bradesco) | 2–4% spread + fixed fees | 3–5 business days | Simple if your funds are already there, but markedly worse rates |

Whichever channel you choose, two Brazilian rules apply. First, the IOF (Imposto sobre Operações Financeiras): 1.1% on any transfer to your own account abroad — budget for it, as it is collected automatically. Second, for large amounts you will have to evidence the source of funds (Brazilian property sale contract, tax returns, payslips): prepare these documents in Portuguese, with translations if needed. Never use informal channels, doleiros, or parallel offsetting arrangements: beyond being illegal in Brazil, the Israeli bank would freeze the funds and the deal would collapse. For very large sums, splitting the transfer into several documented wires through a regulated fintech remains the safest and most economical method.

Taxation: what the Receita Federal requires

Buying in Israel exempts you from no Brazilian tax obligation. Any property held abroad — the imóvel no exterior — must be declared every year in your annual income tax return (Declaração de Ajuste Anual), under “Bens e Direitos,” at its historical acquisition value in reais. On top of that, if the total value of your assets abroad reaches or exceeds one million US dollars, you must file the annual CBE declaration (Capitais Brasileiros no Exterior) with the Banco Central do Brasil, detailing holdings as of December 31. Skipping these filings exposes you to fines from both the Receita Federal and the Banco Central: fixing it afterward always costs more than declaring upfront. Keep the purchase deed, transfer receipts, and the Mas Rechisha calculation safe.

The good news: Brazil and Israel signed a double-taxation treaty in 2002, in force since 2005, so you don't pay tax twice on the same income. In practice, rental income from your Israeli property is taxable in both countries, but tax paid in Israel generates a foreign tax credit in Brazil — you only pay Brazil any remaining difference. The exact mechanics depend on your tax status and the type of income (rent vs. capital gains), and the treaty sets specific credit rules. This is precisely where a tax adviser experienced in Brazil-Israel investments pays for itself: misapplied foreign tax credits can leave you paying twice.

On resale, capital gains are taxable on both sides: in Brazil, real-estate gains follow the progressive 15%–22.5% scale depending on the size of the gain; in Israel, mas shevach (capital gains tax) runs about 25% for non-residents. The treaty again allows the Israeli tax to be credited against the Brazilian liability, up to the Brazilian amount. Rental income is taxed in Israel under the elected regime (flat or scale) and then declared in Brazil with the treaty credit. Firm recommendation: have your structure reviewed by a Brazilian tax specialist before signing, and keep rigorous books in both reais and shekels — they are what counts in a Receita Federal audit.

Your Israeli purchase starts here

Buying in Israel from Brazil is a well-charted journey: an apostilled power of attorney that spares you the trip, a solid CPF-and-passport file, an account opened remotely with a major Israeli bank, a mortgage covering 50–60% of the price at 5–6% rates, a flat 8% purchase tax built into the budget, rigorous Tabu title checks, and a traceable fund transfer through a regulated fintech with 1.1% IOF. Allow 2–4 months end to end and 11–13% in acquisition overhead. On the Brazilian side, the annual imóvel no exterior declaration — plus the CBE once overseas assets pass one million dollars — keeps you clean with the Receita Federal, while the 2002 tax treaty prevents double taxation. With 2026 prices around 55,000–65,000 ₪/m² in Tel Aviv, 35,000–42,000 ₪/m² in Netanya, and 40,000–50,000 ₪/m² in Jerusalem, Israel remains one of the Mediterranean's most dynamic markets.

IsraelStart guides Brazilian buyers end to end, in Portuguese: hand-picked, verified new developments in Tel Aviv, Netanya and Jerusalem, introductions to French- and Portuguese-speaking lawyers specializing in non-resident files, mortgage simulations, and a precise total-cost calculation. Talk to an adviser who knows both systems — Brazilian and Israeli — and move forward on a solid file, with no nasty surprises on either side of the Atlantic.

Frequently asked questions

Do I need to travel to Israel to buy a property?

No. The special power of attorney (Ipui Koah), apostilled under the Hague Convention, lets your lawyer sign every document on your behalf — from the contract to the Tabu registration. The entire purchase can be completed remotely. That said, we recommend visiting before making an offer: photos and floor plans are no substitute for experiencing the neighborhood, the building, and the apartment's real view.

Can I get a mortgage in Israel as a Brazilian?

Yes. Israeli banks (Hapoalim, Leumi, Discount) grant mortgages to non-residents: up to 50% of the property value, reaching 60% for strong applicants. In 2026, rates run around 5–6%, with 15- to 25-year terms and approval in 4–8 weeks. An Israeli bank account is required, and it can be opened remotely through your lawyer.

How much is the purchase tax (Mas Rechisha)?

For non-residents, Mas Rechisha is a flat 8% on the property's full value, from the first shekel — with no exempt band. On a 2,000,000 ₪ apartment, the tax is 160,000 ₪. The progressive scale for Israeli residents is frozen until 01/15/2028, but that does not change the 8% rate applying to foreign buyers.

How do I declare the property in Brazil?

Property held abroad must be declared every year in your annual income tax return (Declaração de Ajuste Anual), under “Bens e Direitos,” at its historical acquisition value in reais. If your assets abroad reach US$1 million or more, you must also file the annual CBE (Capitais Brasileiros no Exterior) with the Banco Central do Brasil. Keep the deed, transfer receipts, and the Israeli tax calculation on file.

How long does the purchase take?

Between 2 and 4 months, from decision to key handover. The typical schedule: 1–2 weeks for the apostilled power of attorney, 3–6 weeks for the offer, Tabu due diligence and preliminary agreement, 4–8 weeks for mortgage approval, and 2–4 weeks for the final deed and registration. An all-cash purchase with no financing can close in 6–8 weeks.

Do I need an Israeli bank account?

For a mortgage, yes: the Israeli bank requires a local account to disburse the loan and collect monthly payments. The good news is the account can be opened remotely, through your lawyer acting under the apostilled power of attorney, at the major banks (Hapoalim, Leumi, Discount). For a 100% cash purchase it is not mandatory, but still advisable to centralize the transaction payments.

Sources: Israel Central Bureau of Statistics (CBS) — 2026 housing price indices; Israel Tax Authority — Mas Rechisha scale, 8% non-resident rate and resident-scale freeze until 01/15/2028; Banco Central do Brasil — CBE (Capitais Brasileiros no Exterior) rules, US$1M threshold; Receita Federal do Brasil — annual imóvel no exterior declaration and 1.1% IOF on transfers to one's own account abroad; Brazil-Israel double-taxation treaty, signed 2002, in force since 2005.