Buy an Apartment in Israel from France: The Ultimate 2026 Guide

France is the leading country buying new real estate in Israel. Here is the complete process to successfully acquire remotely.

Why France is the #1 buying country

The French community represents over 30% of international buyers in Israel. Whether preparing for Aliyah, investing in real estate, or acquiring a pied-à-terre, the French benefit from a favorable legal and tax framework thanks to the 1995 bilateral convention.

In 2026, market conditions are particularly attractive: record stock of new housing, possibility to negotiate discounts of 15 to 20%, and competitive mashkanta rates. The market offers historic opportunities in over 50 Israeli cities.

Specifics for French residents

The France-Israel tax convention of 1995 is your best ally. It avoids double taxation on rental income and capital gains. Rental income is taxed in the country where the property is located (Israel), with a tax credit in France.

On the financing side, Israeli banks grant mashkantot (mortgages) to French non-residents, financing up to 50% of the property price. The procedure can be fully managed from Paris thanks to a notarized power of attorney system recognized by Israeli courts.

The 8-step buying process

1. Define your project and budget

Clarify your objective (Aliyah, investment, pied-à-terre) and estimate your borrowing capacity with our financing simulators. A realistic budget includes the property price + 8 to 12% fees (purchase tax, lawyer, VAT).

2. Select the new development

Browse our catalog of 253 verified new developments. Each project sheet includes developer scoring, prices per m², plans, and real-time availability.

3. Appoint a French-speaking lawyer

The involvement of a French-speaking Israeli real estate lawyer is mandatory. They verify the title deed, negotiate the contract, and supervise payments. Fees: around 0.85% of the price + VAT.

4. Obtain financing (Mashkanta)

French non-residents can borrow up to 50% of the price. Our guide on the mashkanta for French buyers details the conditions, rates, and required documents.

5. Sign the contract (Heskem Ekar)

The signature can be done by notarized power of attorney from France. Your lawyer reviews every clause: payment schedule, bank guarantee (Havtachat Milvia), late penalties, and technical specifications.

6. Stagger the payments

Off-plan purchase in Israel allows staggered payments over 2 to 4 years: 10-20% at signing, then progressive installments linked to construction progress. Simulate your plan with our staggered payment calculator.

7. Manage Franco-Israeli taxation

Declare your Israeli rental income in France (form 2047) while benefiting from the conventional tax credit. The real estate taxation in Israel offers significant advantages to non-residents.

8. Organize property management

For investors, a local property management company is essential. It handles leasing, maintenance, rent collection, and Israeli tax declarations.

Taxation: the France-Israel treaty in detail

The double taxation avoidance treaty covers rental income, capital gains, and inheritances. The purchase tax (Mas Rechisha) for non-residents starts at 8% on the first bracket. Unlike French transfer duties (7-8% on resale), there are no notary fees in Israel.

Capital gains are taxed at 25% in Israel, with possible exemption for the primary residence. In France, the conventional tax credit prevents double taxation.

Buying from France without traveling

Thanks to the notarized power of attorney system and 3D virtual tours, the entire process can be conducted from France. IsraelStart coordinates local stakeholders: lawyer, bank, developer. You sign by power of attorney and track progress in real time from your personal space.

Why choose IsraelStart?

IsraelStart is the reference platform for French buyers in Israel. Our trilingual team (French, Hebrew, English) supports you from A to Z: personalized selection, negotiation with developers, connection with French-speaking lawyers, and post-purchase follow-up.