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Explore our articles on buying, renting, and investing in real estate in Israel. Practical advice, legal insights, and market updates.

Real Estate Blog in Israel | Advice and Market News | Immo Israel

Real Estate Blog in Israel | Advice and Market News

How Israel’s government housing lottery works in 2026. Eligibility, discounts, mortgage rules, resale restrictions, and what U.S. buyers must know.

Israel Housing Lottery 2026 | Dira BeHanacha Explained

Israel’s government housing lottery, officially known as Dira BeHanacha, is the country’s primary affordable housing program. It allows eligible residents to purchase newly built apartments below market value through a state-regulated lottery system.

If you are researching how to buy discounted property in Israel in 2026, this guide explains eligibility rules, how the lottery works, resale restrictions, and whether the program makes financial sense.

Dira BeHanacha is Israel’s government housing lottery that offers new apartments at regulated below-market prices. Only eligible Israeli citizens and permanent residents can participate, and resale restrictions apply.

What Is the Israel Housing Lottery (Dira BeHanacha)?

Dira BeHanacha is a government-controlled housing allocation program designed to make homeownership more accessible.

Unlike traditional real estate purchases:

The program is administered by Israel’s Ministry of Construction and Housing and the Israel Land Authority.

Official source:
https://www.gov.il/he/departments/topics/dira/govil-landing-page

Who Is Eligible for the Israel Housing Lottery?

To participate, applicants must obtain an official eligibility certificate (commonly known as Zakaut).

Israeli citizenship or permanent residency

Compliance with the current lottery cycle rules

U.S. citizens who are not Israeli residents are not eligible. Dual U.S.–Israeli citizens may qualify if they meet residency requirements.

Eligibility details:
https://www.gov.il/he/pages/tenaey_zkaut

How Does the Israel Government Housing Lottery Work?

Official platform:
https://www.dira.moch.gov.il/

Apartments under Dira BeHanacha are typically priced 20% to 30% below market value, depending on location and land valuation formulas.

The program does not provide a cash subsidy. Instead, it regulates the sale price of the apartment.

You must sign a purchase agreement within a fixed period

You may need to wait for construction completion

Many projects are sold off-plan, meaning delivery may take several years.

Properties purchased through the Israel housing lottery are generally subject to resale restrictions for several years.

This program is intended for long-term primary residence, not short-term investment flipping.

Official FAQ:
https://www.gov.il/he/pages/faq_dira

Is the Israel Housing Lottery Worth It in 2026?

For long-term Israeli residents planning stable homeownership, the discounted purchase price may offer substantial financial benefit.

For investors seeking liquidity or flexibility, resale restrictions and construction timelines may limit attractiveness.

Israel Housing Lottery vs Buying on the Open Market

The lottery offers price advantage but reduced flexibility.

Assuming U.S. citizenship alone grants eligibility.
Confusing the program with U.S. rental assistance programs.
Ignoring resale restrictions.
Underestimating construction timelines.
Entering without pre-approving mortgage eligibility.

Can Americans participate?
Only if they hold Israeli citizenship or permanent residency.

Is the process available in English?
No. Official platforms operate in Hebrew.

Does winning guarantee mortgage approval?
No. Mortgage approval depends on Israeli banking criteria.

Is this similar to U.S. affordable housing programs?
No. It is a regulated purchase-price program, not rental assistance.

Program overview
https://www.gov.il/he/departments/topics/dira/govil-landing-page

Eligibility rules
https://www.gov.il/he/pages/tenaey_zkaut

Lottery registration
https://www.gov.il/he/service/register_for_discounted_housing_lottery

Official platform
https://www.dira.moch.gov.il/

Interactive project map
https://moch.maps.arcgis.com/apps/webappviewer/index.html?id=40c996fd924c46f6815e77a9eef81362

This article is for informational purposes only and does not constitute legal advice.

Israel Housing Lottery 2026: Complete Guide to the Dira BeHanacha Program

Complete 2026 guide to Israel property tax for foreigners: purchase tax, capital gains tax, rental income tax, double taxation rules and compliance obligations.

Israel Property Tax for Foreigners 2026 | Full Guide

Israel Property Tax for Foreign Investors: What You Must Know in 2026

Buying property in Israel as a foreigner or non-resident comes with specific tax implications.

Israeli real estate taxation generally involves three main layers:

In addition, foreign investors must consider residency status and international double taxation rules.

A foreigner buying property in Israel is typically subject to investor-level purchase tax, rental income tax on Israeli-source income, and capital gains tax upon sale. Double taxation treaties may apply depending on the country of residence.

Who Is Considered a Non-Resident for Israeli Tax Purposes?

Center of life (economic and family ties)

A foreign investor whose primary residence and economic center are outside Israel is usually treated as a non-resident.

Official source – Israel Tax Authority:
https://www.gov.il/he/departments/israel_tax_authority/govil-landing-page

Purchase Tax in Israel for Foreign Buyers

Foreign buyers are generally taxed under the investor purchase tax brackets.

Unlike Israeli residents purchasing a primary residence, non-residents typically do not benefit from reduced purchase tax rates reserved for owner-occupiers.

Purchase tax in Israel is progressive and periodically updated.

Official purchase tax information:
https://www.gov.il/he/departments/israel_tax_authority/govil-landing-page

Rental Income Tax in Israel for Non-Residents

Foreign property owners earning rental income in Israel are taxed in Israel on that income.

A regular income tax track with deductible expenses

Rental income may also need to be reported in the investor’s country of residence, subject to applicable tax treaties.

Double Taxation Treaties and International Tax Coordination

Israel has signed tax treaties with many countries to prevent double taxation.

Real estate income is taxed in the country where the property is located

The country of residence may grant a foreign tax credit

Failure to coordinate reporting properly can result in unnecessary double taxation.

Investors should verify the treaty between Israel and their country of residence.

Capital Gains Tax in Israel for Foreign Owners

When a non-resident sells property located in Israel, capital gains tax applies.

Unlike certain Israeli residents who may qualify for primary residence exemptions, foreign investors are typically taxed under the standard capital gains regime.

Official information:
https://www.gov.il/he/pages/real_estate_taxation

Reporting Obligations for Foreign Property Owners

Report foreign real estate income in their home country

Comply with international banking transparency rules

Tax compliance may differ depending on whether the property is held individually or through a corporate structure.

Underestimating capital gains tax exposure

Regulatory changes affecting foreign investors

Resident vs New Immigrant vs Non-Resident: Key Differences

Israeli real estate taxation varies significantly depending on status:

New immigrant (with specific tax benefits)

Correct classification determines tax exposure.

Is Property Tax Heavier for Foreigners in Israel?

Purchase tax rates are often similar to those applied to Israeli investors.

The main difference is not necessarily higher tax rates, but increased structural complexity.

2026 Key Considerations for Foreign Investors

Potential updates to purchase tax brackets

Increased international reporting transparency

Monitoring regulatory updates is essential.

Israel Tax Authority
https://www.gov.il/he/departments/israel_tax_authority/govil-landing-page

Real Estate Taxation Portal
https://www.gov.il/he/departments/topics/realty_taxation/govil-landing-page

Israel Property Tax for Foreigners and Non-Residents: Complete 2026 Guide

Tel Aviv is a dense, dynamic, and fragmented city. Learn how it functions today, its neighborhoods, and what it truly requires before moving or buying property.

Tel Aviv: Understanding the City Before Moving or Buying | Immo Israel

Introduction – A city that feels intuitive, but isn’t simple

Tel Aviv is often perceived as Israel’s most accessible city. Its international image suggests beaches, modernity, cultural life, and an easy urban rhythm. To many, it appears familiar and straightforward.

In practice, moving to Tel Aviv or buying property there is more complex than it seems. Behind an appearance of uniformity lies a dense, fragmented city with strong local dynamics. Understanding Tel Aviv before making any commitment is essential.

A young city built through successive expansions

Unlike Jerusalem, Tel Aviv is a relatively young city. Its growth occurred through successive expansions, gradually integrating neighborhoods built at different times and according to different logics. This rapid development explains the diversity of urban fabrics and housing typologies.

The city was not designed as a single coherent whole. Each area reflects a specific period, density, and usage, directly affecting daily life and residential experience.

Tel Aviv is not a monolithic city. It is made up of neighborhoods with very distinct identities. Two areas located close to each other can offer radically different living experiences in terms of noise levels, density, population, and services.

As a result, neighborhood choice is often more decisive than property type or size. In Tel Aviv, micro-location matters.

Living in Tel Aviv means accepting a city in constant motion. The pace is fast, space is limited, and urban life is highly present. Transportation, schedules, public spaces, and infrastructure usage are shaped by this intensity.

The city benefits from extensive municipal services, a strong cultural scene, accessible beaches, and a transportation network that continues to expand. However, daily comfort and accessibility vary significantly from one neighborhood to another.

Many people underestimate Tel Aviv’s density. Proximity to the sea or central areas can mask significant constraints such as noise, traffic, real estate pressure, and limited space.

There is also a tendency to overestimate the city’s homogeneity. Tel Aviv requires a precise reading of its micro-areas. Decisions based solely on the city’s overall image can lead to a mismatch between expectations and reality.

Tel Aviv is particularly well suited to those seeking an intense urban lifestyle, immediate access to services, culture, and public spaces, and who accept density as part of everyday life.

The city works best for profiles comfortable with:

strong pressure on the real estate market

trade-offs between centrality and comfort

Conversely, Tel Aviv may be less suitable for those prioritizing quiet living, long-term residential stability, or a low-constraint urban environment. Understanding this requirement helps avoid choices driven purely by the city’s perceived attractiveness.

Tel Aviv is continuously evolving. Urban renewal, densification, and infrastructure improvements are ongoing responses to strong residential demand within limited space.

These dynamics can increase medium-term attractiveness in certain areas, but they also require attention to temporary disruptions, construction activity, and changes in the immediate environment.

Tel Aviv within a moving or buying project

Tel Aviv attracts people looking for density, centrality, and an active urban environment. It can be an excellent choice when the project is clearly defined and aligned with local realities.

Before starting any real estate process, it is important to compare personal expectations with on-the-ground constraints. Properties in Tel Aviv can be explored through a dedicated city search on Immo Israel:
https://www.immoisrael.com/?s=Tel+Aviv

Municipal framework and practical information

Tel Aviv is administered by the Tel Aviv–Yafo Municipality, which oversees public services, education, culture, infrastructure, and urban spaces. Official information, administrative procedures, and resident services are available on the city’s website:
https://www.tel-aviv.gov.il/

Conclusion – Understanding Tel Aviv before committing

Tel Aviv is an attractive but demanding city. It cannot be reduced to its external image and requires a nuanced understanding of its neighborhoods, density, and daily usage.

For anyone researching Tel Aviv, taking the time to understand the city before moving or buying is essential. In Tel Aviv, the quality of a decision depends directly on the precision of the prior analysis.

This article is provided for informational purposes only and does not constitute legal advice.

Tel Aviv: Understanding the City Before Moving or Buying

Explore Israeli cities with detailed guides on lifestyle, neighborhoods, real estate markets and key factors to help you live or invest in Israel.

Israeli Cities: Guide to Living and Investing in Israel

Jerusalem is a complex and segmented city. Learn how it functions today, its neighborhoods and daily rhythms, before moving or buying property.

Jerusalem: Understanding the City Before Moving or Buying | Immo Israel

Introduction – A well-known city, often misunderstood

Jerusalem is one of the most well-known cities in the world. Its name is immediately associated with history, religion, and powerful symbols. Yet when it comes to everyday life, Jerusalem is often misunderstood. Beyond its international image, it is a residential city shaped by very different neighborhoods, extensive municipal services, and contrasting daily realities.

Before making any decision to move or buy property, understanding how the city actually functions is essential.

A city shaped by successive historical layers

Jerusalem did not develop according to a single modern urban plan. Its current structure is the result of successive historical layers that have shaped the built environment, the topography, and the city’s internal balances. This gradual development explains the city’s complexity and the sometimes sharp contrasts between nearby areas.

This historical reality continues to influence urban planning, municipal management, and daily life.

Jerusalem is not a homogeneous city. It brings together populations with very different lifestyles, distributed across neighborhoods with distinct identities. There is no single way of living in Jerusalem; choosing the right neighborhood is often more important than choosing a specific property type.

Understanding the logic of a specific area is a key step in any residential project.

Living in Jerusalem involves adapting to specific rhythms influenced by religious calendars, holidays, and cultural diversity. Municipal services play a central role in daily life, including schools, community centers, cultural facilities, parks, libraries, and administrative services.

The city is served by a public transportation network that includes buses and light rail, connecting many neighborhoods, with accessibility varying by area and time.

Jerusalem is frequently approached as if it were a uniform city. First impressions, often shaped by short or touristic visits, do not always reflect daily reality. Differences between neighborhoods, local rhythms, and usage patterns require careful observation.

In Jerusalem, a successful project depends on a nuanced understanding of the local context.

A city evolving through gradual adjustments

Jerusalem continues to evolve through urban development, transportation projects, and the renewal of certain neighborhoods. These changes, led by the municipality, aim to improve infrastructure and quality of life.

However, they take place within constraints imposed by history and topography. The city evolves through incremental adjustments rather than rapid transformation.

Jerusalem within a moving or buying project

Jerusalem often aligns with long-term life projects where cultural environment and stability play a central role. At the same time, it can be more demanding for those seeking a uniform, fast-paced urban experience.

Before starting any real estate process, it is useful to explore available properties and areas to compare expectations with market reality. Properties in Jerusalem can be viewed through a dedicated city search on Immo Israel:
https://www.immoisrael.com/?s=Jerusalem

Jerusalem is administered by the Jerusalem Municipality, which is responsible for public services, education, culture, infrastructure, and public spaces. Official information, administrative procedures, and resident services are available on the city’s website:
https://www.jerusalem.muni.il/

Conclusion – Understanding Jerusalem before committing

Jerusalem is a demanding, rich, and complex city. It is not chosen based on impressions alone, but on a deep understanding of its neighborhoods, rhythms, and internal balances.

For anyone researching Jerusalem, taking the time to understand the city before moving or buying is essential. In Jerusalem, the quality of a decision depends directly on the quality of prior understanding.

Jerusalem: Understanding the City Before Moving or Buying

Israel is not a uniform urban market. Learn how Israeli cities function, how they differ, and how to choose the right city before moving or buying property.

Understanding Cities in Israel: How to Choose Before Moving or Buying | Immo Israel

Introduction – Choosing the city is the structuring decision

In Israel, the choice of city shapes nearly every other decision that follows. Before selecting a neighborhood, a property type, or even a budget, understanding how a city functions is often the determining factor in a successful relocation or purchase.

From the outside, Israel can appear compact and homogeneous. In reality, its cities operate according to very different logics, histories, social balances, and daily rhythms. Understanding these differences is a necessary first step before making any long-term decision.

Israeli cities differ sharply from one another, sometimes within very short distances. Daily life, mobility, education, social structure, and long-term projections can change significantly from one city to the next.

These differences are shaped by several factors:

the role of institutions, economy, and culture

the relationship between city center, neighborhoods, and surrounding areas

There is no universally “best” city in Israel—only cities that align more or less effectively with a given project or lifestyle.

How to read an Israeli city before choosing

Understanding an Israeli city is not about compiling technical data points. It requires observing how different elements interact.

This type of reading helps avoid decisions based solely on reputation, imagery, or first impressions.

Without forcing rigid classifications, Israeli cities generally fall into several broad urban logics.

Some cities function as dense, dynamic metropolitan centers with strong economic and cultural activity.
Others are primarily residential, focused on family life, stability, and long-term settlement.
Some cities combine a strong historical identity with active contemporary life.
Others are in transformation, driven by urban renewal, infrastructure projects, or targeted development policies.

Understanding which logic a city follows helps clarify how it may fit into a personal or residential project.

Each city requires a specific reading beyond general assumptions. The articles below provide in-depth analyses of several Israeli cities, focusing on how they function rather than how they are perceived.

🔗 Jerusalem: Understanding the City Before Moving or Buying
🔗 Tel Aviv: Understanding the City Before Moving or Buying
🔗 Netanya: Understanding the City Before Moving or Buying
🔗 Ra’anana: Understanding the City Before Moving or Buying

Additional cities will be added to this series over time.

Connecting urban understanding with real estate decisions

Understanding a city does not yet mean choosing a property. It means narrowing the gap between expectations and reality. Once this understanding is in place, exploring the local real estate market becomes more coherent and targeted.

Available properties by city can be explored directly on Immo Israel through location-based searches:
https://www.immoisrael.com/

Conclusion – City understanding comes before property choice

In Israel, successful relocation or property decisions rarely hinge on a single factor. They depend on alignment between a personal project and the actual functioning of the chosen city.

This page is intended as a starting point. Understanding Israeli cities first allows subsequent real estate decisions to be made with greater clarity, coherence, and confidence.

Understanding Cities in Israel: How to Choose Before Moving or Buying

Before making a property offer in Israel, certain checks are essential. A clear framework to secure the decision before committing.

Buying Real Estate in Israel: What to Check Before Making an Offer

After several viewings and often a second visit, a key moment arises: the point at which interest turns into a real intention. Making an offer is no longer hypothetical; it becomes the first concrete commitment.

In Israel, where the real estate market can move quickly and be emotionally charged, this step deserves particular attention. Before making an offer, a number of checks help turn a positive instinct into a well-considered decision. This article provides a structured approach to this crucial stage.

The second viewing often marks a shift. The property is no longer simply observed; it is mentally positioned as a real place to live or a tangible asset. Details that once seemed minor take on new importance.

This shift in perception is explored in:
👉 Buying Real Estate in Israel: What You Only Discover After Moving In

Before making an offer, anticipating these aspects is far preferable to discovering them too late.

Confirming the Property’s Alignment With the Original Project

Before any offer is made, the property should be measured once again against the initial project. Do the essential criteria still hold? Are the accepted compromises truly sustainable in the medium and long term?

This step helps avoid basing an offer solely on enthusiasm, as discussed in:
👉 Buying Real Estate in Israel: When Emotion Takes Over the Decision

An offer should never be based solely on the apartment or house. The neighborhood, the building, the immediate surroundings, and the local dynamics play a decisive role in long-term satisfaction.

This dimension is examined in:
👉 Buying Real Estate in Israel: When the Neighborhood Matters More Than the Property

Before making an offer, it is still possible to assess these factors objectively.

Comparing the Property With Real Market Alternatives

A property can feel like an obvious choice—until it is compared with other realistic options. Before making an offer, it is important to confirm whether it truly stands out among comparable properties.

This comparative approach is detailed in:
👉 Buying Real Estate in Israel: How to Objectively Compare Two Properties

To broaden market perspective at this stage, reviewing current listings can also be useful:
👉 https://www.immoisrael.com/search

Identifying Non-Negotiable Points Before Committing

Making an offer means accepting that certain aspects cannot be changed afterward. Before taking this step, it is essential to identify what is irreversible.

This reflection lies at the heart of:
👉 Buying Real Estate in Israel: What Cannot Be Changed After the Purchase