Buying a resale property in Israel
Buying an existing home means choosing an address, a building and an apartment you can see exactly as they are. It is also a fragmented market, where every property has its own history and its own points to check. This page sets out the questions to ask before you start looking, and how IsraelStart can run the search with you, whether you already live in Israel or are buying from abroad.
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What kind of home for your plans?
Main residence, a second home for regular stays, a place for a student child or a rental investment: the intended use shapes everything else. A home lived in all year round is not chosen like an apartment used a few weeks a year.
The resale market also covers very different situations: a recent apartment sold by its first owner, a home that has already been renovated, or a property that needs work. Prices can only be compared between properties in similar condition.
- Main residence : close to schools, transport and work; neighbourhood life.
- Second home : easy to maintain from a distance, building security, access from the airport.
- Rental : rental demand in the area, level of service charges, overall condition.
- For a child : close to campus or transport, a lively neighbourhood.
Choosing a neighbourhood
In Israel, two neighbouring streets can offer a very different daily life. Before viewing, decide what matters: walking distance to shops, schools and places of worship, transport links, street parking, noise, proximity to the sea.
Also look into planned urban projects in the area. An urban renewal scheme (Tama 38 or pinui-binui) may involve the building or its neighbours, with consequences for future works and for the value of the property. This information is checked with the municipality and with your lawyer.
Assessing the property and the building
Listing photos do not tell the whole story. Three topics deserve a systematic look.
Condition and works
Wiring, plumbing, waterproofing, windows and doors, air conditioning: the real condition drives the budget. A technical inspection by an independent professional (bedek bayit) can be ordered before you commit. If works are planned, an architect can estimate their scope before the offer rather than after.
Lift, mamad and parking
Older buildings do not always have a lift or a safe room (mamad) inside the apartment; some have a shared shelter. Parking may be assigned to the unit, shared or not available at all. These three points belong in your must-haves or preferences from the very first brief.
Building management and charges
The building committee (vaad bayit) looks after the common areas. Service charges, works already voted or to come, the state of the façade and roof: ask about these before making an offer. Municipal tax (arnona) varies by city and floor area.
Building your budget
Think in terms of an overall budget rather than the asking price. On top of the purchase price come purchase tax (mas rechisha), whose scale depends on your status and on the homes you already own, legal fees, any agency fees and, depending on the property, a budget for works and furnishing.
If part of the purchase is financed with a mortgage (mashkanta), the bank will have the property valued. Our simulators give a first order of magnitude; the exact amount is confirmed with your lawyer and your mortgage broker.
Organising the checks
IsraelStart is neither a law firm nor a building surveyor: our role is to search, compare and coordinate. Checks are carried out by qualified professionals of your choice.
The lawyer
the seller’s rights and the property’s status at the land registry (Tabo) or with the body that holds the rights, mortgages and other entries, compliance of the construction with the permit, negotiation and drafting of the contract.
The broker / financing
borrowing capacity, loan terms, valuation required by the bank.
The architect
condition of the property, feasibility and cost of works, layout.
IsraelStart does not guarantee any inspection. For each shortlisted property, we list the points to confirm and who should confirm them.
Start your search
Describe your plans in a few minutes: cities or neighbourhoods, budget, type of property and must-have criteria. We will get back to you to refine the brief, the scope of the search and the terms of our support, set out in writing before any commitment. Describing your search is without obligation.
Frequently asked questions about buying resale
Is resale cheaper than new-build?
Not necessarily. Price depends first on the address, the condition and the features. A well-located existing home can be worth more than a new development in a nearby area. Compare overall budgets, including works and fees.
Is there VAT on a resale purchase?
For new-build, developer prices include VAT (18%). A sale between private individuals is in principle not subject to it. Your lawyer confirms the rules that apply to the property in question.
Can I buy resale from abroad?
Yes. Viewings can be done by video or followed by a detailed report, as agreed, and the signing is prepared with your lawyer, including by power of attorney.
How long does a search take?
It depends on the area, the budget and your criteria. We keep you regularly updated and, if nothing fits, we say so and review the brief together.