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Discover and understand the real estate market in Israel. Our team will guide you in buying, selling, and renting property for all intentions and purposes.

Our Insights on Israel's Real Estate Market | Blog | Immo Israel

Our Insights on Israel's Real Estate Market

When is the right time to invest or purchase real estate in Israel? Find out more now.

Buying Real Estate in Israel: Is Now the Right Time to Buy? | Immo Israel

Whether you are an investor or a new immigrant looking to move to Israel, buying real estate can be an exciting and rewarding project. However, before you take the plunge, it is important to understand the workings of the Israeli real estate market, including the best timing. 

Before beginning the process to purchase property in Israel, it is important to fully understand the workings of the Israeli real estate market. The prices of properties in Israel do not reflect the prices of the American or European markets, so you may be shocked when comparing the budget required for purchasing property in Israel.

The Israeli real estate market is constantly on the rise, no matter where you live, and real estate prices have risen dramatically in recent years. This is due to high demand, ever-increasing population density, and the real estate investment culture that has developed here. The prices of properties in large cities such as Tel Aviv, Jerusalem, Ashdod, and Netanya are typically higher than in areas further away from the center, such as Haifa in the north or Be'er Sheva in the south. The advantages in these areas is the wide array of interesting and affordable investment opportunities. However, as noted above, the entire Israeli market is increasing, adding a certain percentage to real estate prices around the country every year. 

As a result, the average price of real estate in Israel in 2022 increased by an average of 19% compared to the previous year. It is important to note that some cities are experiencing higher increases than others, such as Jerusalem, Haifa, and Ashkelon.

Investing in real estate in Israel can be a wise choice for several reasons. First, the high demand for housing in the country makes it relatively easy to find tenants, especially in strategic locations, such as business districts or neighborhoods surrounding universities. In addition, the annual return on real estate investments in Israel can be relatively high, especially in the suburbs where prices are more affordable. This can offer interesting opportunities for investors looking to make a long-term profit. Compared to real estate investment in Europe for instance, where prices are often higher and the rates of return are typically lower, real estate investment in Israel can offer attractive advantages and returns for investors seeking to diversify their portfolio.

If you are a new immigrant wishing to settle in Israel, buying an apartment or house can be an excellent choice to help ease your adjustment period. It can also be a wise investment for your future. Before taking the plunge, however, it is important to be familiar with the different regions and cities, as well as the types of real estate available, in order to understand what property will best suit your needs and budget. 

A common mistake in buying a property in Israel is to fall in love with a place where you like to spend your vacations... but is impractical for everyday life! You love coming to Tel Aviv during the vacations and walking along the Tayelet, eating ice cream and sunbathing by the sea... This does not necessarily mean that living in this place in Israel will be practical for you on a daily basis, between the incessant traffic jams, the real estate prices in the Center of Israel (Gush Dan) and the very high cost of living in general. 

Our advice at Immo Israel - our little country has much more to offer than just the "English-speaking" regions you know and are used to hearing about! Don't decide where you are going to live in Israel before exploring other options; be open to new areas that may hold some nice surprises for you. 

When Is the Right Time to Buy a Property in Israel?

The right time to buy a property in Israel is when you are ready! If you have defined your plans and expectations, and have the necessary budget, don't wait. Real estate prices have risen considerably in recent years, and can be expected to continue to rise in the years to come. However, it is important to fully assess your financial capacity to avoid difficult situations in the future. 

In conclusion, buying real estate in Israel can be an exciting and rewarding project, whether you want to live there or merely invest. However, before taking the plunge, don't forget to carefully define your project and your financial plan, in order to avoid unpleasant surprises on your way to the Promised Land.

Using Immo Israel's advanced real estate search platform, you will be able to discover a large selection of quality real estate listings in English, offered by individuals as well as real estate agents, throughout the country.

Buying Real Estate in Israel: Why and When?

Want to invest in real estate and maximize your profit potential? Read the top experts' advice here at Immo Israel.

Investing in Real Estate | Blog Topic | Immo Israel

Whether you're a new immigrant or investor, Immo Israel's guide to transferring funds to Israel for real estate will help you navigate the process with ease.

How to Transfer Funds to Israel | Immo Israel

Transferring funds to Israel in order to purchase real estate in Israel can be a lengthy and tedious process, due to the strict regulations imposed on international financial transactions. Banks and financial institutions are subject to close scrutiny to avoid illegal activities such as money laundering and terrorist financing. This can make the process of transferring funds complicated and time-consuming for people wishing to buy property in Israel from abroad.

Since Israel joined the Organisation for Economic Cooperation and Development (OECD) a few years ago, international bank transfers have been subject to even stricter regulations. Israeli banks must verify the identity of the customer and collect information about the transactions, such as the source of the funds and their intended use. The bank must ensure that the source of any funds transferred from abroad is legitimate and not connected to any illegal activities. In addition, before funds can be transferred, you are required to have to have a bank account in Israel in your name, which also requires certain documentation.

The documents required to make a transfer can vary between financial institutions. Israeli banks often require that documents submitted be translated into Hebrew (by a sworn translator). Commonly requested documents include your recent tax returns, pay slips, accountant documentation, etc.

If you are making Aliyah or have decided to bring your funds to Israel in cash, it is important to familiarize yourself with the relevant regulations. According to the Discount Bank website, in Israel, amounts under 100,000 shekels do not require a customs declaration, whereas amounts over 100,000 shekels must be declared. If you are making Aliyah, amounts under 1,125,000 shekels do not require a customs declaration.

Although cash deposits are possible in banks, these transactions are highly regulated from a tax perspective. Therefore, the amounts allowed are very limited and vary between financial institutions.

Transferring money online is another option you may be interested in. Online money transfer platforms offer a convenient and affordable alternative but are also subject to strict regulations and must comply with government rules and safety standards. In order to aid our customers as much as possible, Immo Israel has partnered up with a specialized online money transfer platform from abroad to Israel. By using our partner’s services in order to purchase real estate in Israel, customers benefit from a competitive exchange rate, regardless of the amount being transferred. Our partner also offers reduced transfer fees and a dedicated customer service in English to help customers abroad navigate the various regulations. This will allow you to transfer funds in a secure, simple and, most importantly, fast, manner.

For more information about our partner's platform, please fill out our contact form with your questions or details about your situation. We are always happy to help and will contact you as soon as possible.

How Can I Transfer Funds to Israel in Order to Purchase Real Estate?

Read the articles on Immo Israel and find out everything you need to know about real estate in Israel as an Oleh Hadash making Aliyah!

Aliyah | Blog Topic | Immo Israel

Read comprehensive guides to the Israeli real estate market, written by the experts at Immo Israel, and make your house hunt as easy as possible!

Guides | Blog Topic | Immo Israel

Thanks to the 3D virtual tour option on Immo Israel you can explore real estate wherever, whenever.

Real Estate Goes Virtual: Step Inside Listings with 3D Tours | Immo Israel

Imagine being able to explore properties that interest you without leaving your home; the interactive experience offered through the virtual tour option allows you to do just that! Of course, nothing can replace an actual visit to your future home, but the virtual tour gives you an initial idea of the property, thus saving you a lot of time and money on options that don't suit you.

Property Visits - A Crucial but Exhausting Step

One of the most important steps in deciding to buy a property is visiting the property. According to numerous surveys, buyers visit between 5 and 7 properties on average before buying a house. Viewing properties is not so easy and requires extensive time and energy. For those who live abroad and wish to buy property in Israel as an investment or before making Aliyah, it is even more complicated! You have to come to Israel just to visit properties, which can be very difficult if you don't use an agency, especially if you don't speak Hebrew very well.

The Solution: Publish a Listing That Includes a 360° Virtual Tour

On Immo Israel, property owners can choose to create a virtual tour of their listing. This is a special feature created by professional photographers who visit the property and take pictures using a special camera, in 3 dimensions. These photos are then integrated directly into the listing in the form of a virtual tour - anyone who sees the listing can choose to take the tour and thus walk through the home as if they were actually there. This allows visitors to easily see and understand the layout of the rooms and the space in general. You can move from room to room, clicking circles to move forward, similar to the manner of movement on Google Street View.

An important fact to note about the virtual tours is that it is not a virtual reality program. You don't need a VR headset or 3D glasses to view the property - only a smartphone or computer. Although virtual reality technology exists, it is still very expensive and generally reserved for attractions or cultural experiences, such as a visit to a museum, a historical monument, or an amusement park. It's important to us here at Immo Israel that everyone can use this feature, but we've also included an adapted version of the tours for those who have a VR headset!

Just as you would prime your property before photographing it for listings, it is very important to prepare your home before the virtual tour photographer arrives. This includes tidying up, cleaning and depersonalizing the space in order to convey it in its best light. In the following article you will find all the tips and tricks that will help you get the maximum out of your tour.

What Are the Advantages of Using a Virtual Tour to Sell a Property?

The virtual tour can be an extremely useful tool to sell or rent your property faster. Numerous studies have shown that it can accelerate transaction times. In fact, according to a survey conducted by Matterport, our partner and virtual tour editing software, "a virtual tour allows an average reduction in the sale time of a property by 26%". Moreover, it offers a detailed and honest view of every inch of your home - allowing buyers to see its qualities and avoid any unpleasant surprises. This allows buyers to filter out homes that don't suit their needs, thus saving you time and effort on pointless showings.

Research has also shown that price negotiations are less frequent after using virtual tour services. This is due to the fact that the buyers come to see the property after they have a good understanding of its features and have seen that it suits their needs; they know what they're paying for. Of course, it is important that the seller's price is justified and corresponds to market prices.

For real estate agencies or agents who publish their properties on Immo Israel, adding virtual tours to their listings is also an indispensable asset. It allows them to boost property visits and also to show clients all their properties in 3D, via the link to their profile on Immo Israel. Thanks to this feature, there's no longer any need to send dozens of links; all the agent's properties are just one click away.

Before buying a property you will almost always have to come see it in person, even after experiencing a virtual tour. However, the tour allows you to see the property as it truly is and thus filter irrelevant properties, saving you precious time and energy. The virtual visit also allows you to see properties from anywhere in the world, including the comfort of your own sofa. You can take as much time as you want to see the different rooms, without the pressure sometimes felt when visiting a property with the owner or an agent. Above all, visitors can share the link with family and friends in order to hear their opinion, which can be very reassuring before buying property and choosing your future home.

I Chose the Virtual Tour Option When I Published My Listing. What Will Happen Now?

Congratulations! You have made an excellent choice which will help you sell your property more easily. Here's what will happen next:

First of all, a member of the Immo Israel team will call you within 48 hours to set up an appointment with the professional photographer. Once the appointment is made, it is up to you to prepare your property as explained in the following article. Take note of the appointment's date and time in your calendar, as canceling last minute or missing your appointment could result in additional charges.

The day of the appointment has arrived! The photographer will place his 3D camera in each and every room of your apartment or house (the services are identical regardless of the type of property), using a tripod. The whole process usually takes about 30 to 45 minutes for a home of about 100 - 150 m². It is important to note that the exterior spaces will appear in the virtual tour but the visitors cannot walk through them as with the interior.

Once the appointment is over, the photographer sends us the photos. These will be transformed into a virtual tour, then integrated into your listing, which we will publish once the virtual tour is ready. And that's it! Visitors to Immo Israel can now visit your property whenever and wherever they want. You can also share the link to your listing with anyone who wants to see your home, allowing you to filter out irrelevant parties and spend time only on buyers who are really interested in purchasing your property.

There are a number of features you can add alongside the virtual tour, such as a video and a 3D plan of your property. These will be integrated into your virtual tour and visitors will be able to download the plan in PDF format. This plan is created digitally using the photos from the photographer's visit and is similar to architectural plans received when building a new apartment.

Discover the benefits of investing in Be'er-Sheva, the second largest city in Israel and the cheapest metropolis in the country. With its rapid expansion and development in recent years, Be'er-Sheva offers a unique opportunity for smart investors. Explore how to align your investment goals with this growing Negev capital, relatively unknown to foreign citizens.

Investing in Be'er-Sheva - How and Where? | Blog Post | Immo Israel

Be'er-Sheva is the second largest city in Israel, after Jerusalem, in terms of area. It is the cheapest metropolis in Israel and has been developing enormously over the last decade. Ideal for investors, the Negev capital is relatively unknown to foreign citizens who have not witnessed its expansion and development in recent years. Learn more about how to make a smart investment in Be'er-Sheva according to your goals.

Be'er-Sheva is composed of a core of older neighborhoods with newer neighborhoods all around, some of which are still under construction. Today, the city has a total of thirty neighborhoods and is continuing to grow at an extraordinary rate.

Be'er-Sheva is shaped the same way as Paris; a spiral. At its heart is the Old City, which has existed since the early 20th century under the siege of the Ottoman Empire. In 1948, upon the State of Israel's declaration of independence and the huge immigration wave, the city of Be'er-Sheva began to develop outside its original borders, an area which is known today as the Old City and where the main administrative centers are still located. The first neighborhoods to develop around the Old City were named with the Hebrew alphabetical letters Aleph, Bet, etc., while the more recent neighborhoods have different names. The city continued its expansion by adding neighborhoods at the edge of its borders, always keeping its characteristic rounded shape. These new, modern neighborhoods are ideal for families and young couples looking for a high-quality place to live at a reasonable price.

The Investors' Neighborhoods: Beth, Gimel and Dalet

These are the old neighborhoods located near Ben Gurion University, Soroka Hospital, and the new Gav-Yam Technology Center. The rental market is very dynamic because these neighborhoods are the most popular with students looking to live near the University. In fact, the city welcomes thousands of students every year from all over the country, all of whom must find housing solutions. This source of demand is inexhaustible and allows investors to rest easy with a secure source of income. Moreover, the average duration of a university degree is 3 years. A good quality property will therefore have a great chance of being rented for several years in a row and therefore, give the investor a passive income for several years.

All of these conditions make these neighborhoods ideal for investors: older and therefore lower-priced buildings, for an average of 800,000 ₪, with annual yields of 4% on average. The Bet neighborhood differs from the other two neighborhoods in that there are several recent towers and buildings, which significantly increase the average price of apartments. However, new buildings are now under construction in all the neighborhoods adjacent to Ben Gurion University. In recent years, these neighborhoods have also seen new and beautiful parks come to life, including the famous Park HaSofrim in the Bet neighborhood, and the Wingate Park in the Gimel neighborhood, both of which are highly frequented.

On average, more than 1,000 transactions take place in these three neighborhoods each year, representing one-third of all transactions in Be'er-Sheva.

The City's Bew Objective: The Renewal of Old Neighborhoods

After devoting time, funding, and energy to the construction of new neighborhoods in order to quickly meet the growing demand, the City Council is now planning to tackle the heart of the city and its renewal in order to intensify the city's dynamics. The City Council's Urban Renewal Corporation has developed a well-defined neighborhood plan of the various buildings eligible for urban renewal, as well as the various rights for residential, commercial and office construction, additions, and expansions. One of the main objectives is to make all amenities available within walking distance for residents, as well as to make these old neighborhoods more attractive.

In fact, the first neighborhoods that are supposed to undergo urban renewal are the Gimel and Old Town districts. The latter is undergoing an extraordinary transformation that will eventually attract a new form of tourism!

Combining old and new, Neve Ze'ev and Ramot are the two largest neighborhoods in Be'er-Sheva. Popular with families and young couples alike, properties here are a safe bet for investors due to the high demand. These neighborhoods have shops, schools, and large parks nearby, making them easy to reach on foot or by short car rides.

The average Real Estate price in Ramot is 1,590,000 ₪, compared to 300,000 ₪ less in Neve Ze'ev. Both have an annual yield of about 3%.

Investing in New Buildings: A Safe Choice

Many high-rise projects and other types of housing are being built in Be'er-Sheva. The average price of new housing is 12,500 ₪/m². Some projects near Ben Gurion University can offer up to 16-17,000 ₪/sqm.

Thus, for a new four-room apartment, prices start at 1,400,000 ₪. A new five-room apartment will also be able to be found from 1,450,000 ₪. The annual returns for investments in new properties are lower than in old properties by 3.5% on average. On the other hand, managing new property is simpler, as the tenants are mainly families or couples with children, and not students who tend to move every year. Thus, the lease renewals can be on a multi-year basis, in comparison to an older apartment.

The answer to the question "is it more profitable to buy a new property than a used one?" is rather complex. However, there are many advantages to buying a new property. First of all, many entrepreneurs offer targeted and lucrative sales promotions in order to sell as many apartments as possible, as quickly as possible, and thus reduce financing. For this reason, the introductory prices, including those for a new off-plan property, can often be more favorable than those of second-hand apartments.

Security matters may constitute another reason why it may be better to buy a new apartment in the area. In Israel, and also in Be'er-Sheva, many old buildings do not meet the safety standards in force today. The older apartments sold on the second-hand market are often characterized by heavy wear and tear, as well as outdated construction standards. In fact, the old buildings were built in the 1950-60s on pillars, most often than not without elevators, parking, balconies, and without Mamad rooms (secure, reinforced rooms). Buying property in old buildings means condemning oneself to inevitable internal and external renovation work. However, it may be more affordable for some, given the very low prices that can be found in the old neighborhoods of Be'er-Sheva. Each investor must therefore choose his preferences according to his objectives, needs, and financial capacity. 

It all depends on your personal needs, objectives, level of risk aversion, and your budget.

What is certain is that in order to invest well, it is important to follow the latest transactions around the targeted property. We recommend you compare the property you are interested into a similar property nearby, to learn about the evolution of the neighborhood, and to analyze the advantages and disadvantages of the building and the property. You should take under consideration any possible renovations you may need to do, as well as the property's orientation and natural lighting, nearby amenities, etc. There is a lot of data to consider, especially if you have no experience in the field of investment. That's why it's better to talk to a professional than to try your luck alone and risk losing time and money.

Are you interested in investing in Be'er-Sheva? Please visit our Search page and select the appropriate filters according to your needs.

How much does renting an apartment in Be'er-Sheva cost?

The price of an average rental apartment in Be'er-Sheva in 2023 varies between 2,500 ₪ and 3,000 ₪, depending on the condition of the apartment (new/old), its location, and as well as the number of rooms.

Is investing in an apartment in Be'er-Sheva in 2023 worthwhile?

Yes, Be'er-Sheva is considered one of the most attractive cities in Israel for investors.

How much does a two-room apartment cost in Be'er-Sheva?

The current average price for a two-room apartment (not including new buildings) in Be'er-Sheva is 596,000 ₪. There are very few new two-room apartments, and most of them are in old buildings.

How much does a three-room apartment in Be'er-Sheva cost?

The current average price for a three-room apartment (not including new buildings) in Be'er-Sheva is 795,000 ₪, while the price for a new apartment is on average 1,348,000 ₪.

How much does a four-room apartment in Be'er-Sheva cost?

The current average price for a four-room apartment (not including new buildings) in Be'er-Sheva is 1,118,000 ₪, while the price for a new apartment is on average 1,403,000 ₪.

What is the annual rate of return for an investment in Be'er-Sheva?

The average annual return for a real estate investment in Be'er-Sheva ranges from 2.7% to 6.3%.

Where is it worthwhile to buy an apartment in Be'er-Sheva?

The city has many popular neighborhoods, including Neve Menahem, Neve Noy, Dalet, Neve Ze'ev, Tet, Ramot, and others. Each investor must consider the population he or she wishes to reach and his or her goals.

Who do I contact if I want to invest in Israel?

You can contact us regarding any type of investment, and we will be happy to assist you in your endeavors.

Investing in Be'er-Sheva - How and Where?

Adding a virtual tour and high-quality photos is an easy and effective way to attract many visitors (virtual and real ones) to your listing and thus sell or rent your property faster.

How Should I Prepare My Property for the Photo Shoot? | Blog Post | Immo Israel

Adding a virtual tour and high-quality photos is an easy and effective way to attract many visitors (virtual and real ones) to your listing and thus sell or rent your property faster. The photos taken by Immo Israel's network of professional photographers can enhance your property by highlighting all the unique details it has to offer, thus presenting it in its best light. On the following page you'll find all the best tips and advice to prepare your property before the photoshoot.

It is essential to clean and style your property before the professional photographer arrives, as these images will give visitors a first impression of your property. One of the most important things to do is depersonalize your home, as this will allow visitors to easily project themselves into your property based on the photos alone. Once there, the photographer will focus solely on capturing the perfect scene and lighting in each room.

Now let's go step by step to prepare your property for the professional photographer's arrival. All our tips and tricks can of course be used to prepare your property for pictures that you would take alone. However, we strongly advise you to invest in these services, which will allow you to sell/rent more quickly and efficiently.

A clean and tidy home is the most important element for your photos. It's time to dress up your home!

Clean all surfaces (floors, work surfaces, tables, bathrooms, etc.) – cleanliness is the key to successful photos of your property at its best.

Declutter rooms and surfaces (kitchen counters, sinks, hide electrical wires and cables). Overcrowded surfaces shrink your space and make it look cluttered.

Remove all family portraits, personal items, and children's toys. By making your home as neutral as possible, visitors will be able to project themselves into it.

Remove any stuffed animals, books, medications, or other items placed near the beds. Remember to make the beds with freshly washed and ironed bedding!

Gardens, balconies and terraces are major assets to a property, so it is important to highlight them, as well as the interior of your home.

As with the interior, it is crucial to tend to cleanliness and decluttering for outdoor photos. Clean up your balcony and spruce up your garden, making it as appealing as possible so that any site visitors looking at your photos will imagine themselves there, drinking a cool cup of lemonade on a beautiful spring day.

Remove all unnecessary items and tidy up. Add a nice table with chairs, add a potted plant or two with flowers and see the difference. Your visitors (virtual or not) can now imagine themselves sitting peacefully under the sun.

A clean, neutral style makes it easy for interested parties to see themselves living in your property. Remove all the clutter from your table and leave only a plant or simple decorative object.

Open the curtains, fluff the pillows, smooth out the cushions and blankets and declutter your shelves. A few green plants and you've got a photogenic living room.

With regards to the kitchen, clear the space! Place all your dishes and utensils in the cupboards and leave only one or two items on the work surface (coffee machine, kettle, etc.), organized neatly.

In bedrooms, turn off artificial lights, open the curtains and let the natural light in. Make the bed, arrange the blankets, fluff the pillows, clear the bedside table and you're done!

A child's room should be welcoming, with warm tones. Put away toys on shelves and in closets, remove personal photos from the wall and leave only some neutral decorative items.

Regarding bathrooms, allowing natural light to enter is the best option. However, if there aren't any windows, turn on the light for the photos. Put toothpaste and toothbrushes in the closet, fold towels, and put the toilet seat down.

Ready to make an appointment with one of our professional photographers?

As you can see, there is nothing better than high-definition photos to optimize your listing. However, the most important thing is the state of your property – quality photos of a messy, dirty, and dark interior will not attract visitors, even if these pictures are HD, and the same settings apply for the virtual tour. That's why it's very important that you follow the advice written on this page, especially if you are expecting the arrival of one of our professional real-estate photographers.

Want to add a virtual tour and quality photos to your listing? Choose our "virtual tour" option. No matter where your property is in Israel, we work with professional photographers throughout the country. So, what are you waiting for to contact us directly or choose your package?

How Should I Prepare My Property for the Photo Shoot?