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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

Discover the most prestigious Israeli properties and meet industry experts at the Luxury Real Estate Fair in Paris, early July 2024, with Immo Israel.

Luxury Real Estate Fair in Paris | Immo Israel

It is with great pride that Immo Israel partners with the Third Edition of the Israeli Luxury Real Estate Fair, organized by Expodience at Le Collectionneur Hotel, Paris, on July 6th and 7th, 2024. This one-of-a-kind event provides an exceptional platform for key players in the Israeli luxury real estate market and a passionate, demanding audience from all over France and beyond.

Our partnership with the fair reflects our ongoing commitment to excellence and innovation in the Israeli luxury real estate market. As the platform of choice for many Francophones interested in real estate in Israel, Immo Israel is ideally positioned to highlight this event, ensuring maximum visibility among our audience.

Participants will have a unique opportunity to discover an impressive array of luxury properties, from the latest prestigious constructions to rare gems put up for sale by individuals, all in an exclusive and refined atmosphere. It's a perfect occasion for visitors to immerse themselves in the world of Israeli luxury real estate, obtain expert advice, and forge valuable connections with industry professionals.

Exhibitors, in turn, will benefit from an unparalleled platform to present their products and services to a targeted audience, thereby increasing their chances of making significant transactions. The fair also promises to be a privileged place for professionals looking to expand their network and discuss current and future market trends.

As a partner, Immo Israel is delighted to play a role in the success of this major event and strongly encourages its community to participate. This collaboration is a key step in our mission to connect potential buyers with the finest properties in Israel, and we look forward to welcoming you.

For real estate agencies and entrepreneurs seeking a unique opportunity to showcase their projects and services to a targeted French-speakers audience, the Israeli Luxury Real Estate Fair in Paris is the ideal platform. By purchasing a booth, you will have the chance to highlight your most exclusive offers, connect directly with potential buyers passionate about Israeli luxury real estate, and expand your professional network. Don't miss this chance to shine on the international stage and showcase your expertise in the luxury sector.

July 6th and 7th, 2024: Le Collectionneur Hotel, Paris, France For more information, please fill out our contact form and select the subject "Luxury Real Estate Event".

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

Explore the impact of the war on the Israeli real estate market, including trends, rising costs, and an uncertain future. Our in-depth analysis delves into the challenges and opportunities that lie ahead.

Israel: Real Estate in Turmoil Since October 7, 2023

The Israeli real estate market is currently in a state of upheaval, marked by heightened uncertainty stemming from the recent war initiated by Hamas on October 7, 2023 and leading to "Operation Iron Swords." This article seeks to unravel the prolonged consequences of the conflict and shed light on the future prospects of the sector.

Before the outbreak of hostilities, the Israeli real estate market was already displaying signs of fatigue. A significant decline in the sales of new homes was noted, ranging from 30% to 90% depending on the areas and types of properties. Moreover, the volume of real estate transactions had decreased by a third compared to the previous year, indicating a concerning downward trend.

With the onset of the war, the construction sector ground to an almost complete halt. The initial two weeks were marked by an unprecedented absence of real estate transactions in the country's recent history. Even after this period, severe restrictions were imposed, significantly hindering the sector's recovery. This stagnation has led to significant delays in completing ongoing projects and launching new sites.

Furthermore, the disruption of supply chains and the surge in raw material prices have increased construction costs. For example, the prices of steel and cement increased by 20% and 15%, respectively. Coupled with financial uncertainty and rising interest rates, these increases exerted additional pressure on the prices of new homes, exacerbating the challenge of property ownership for many Israelis

Despite these challenges, the demand for housing in Israel has displayed a certain resilience. Following an initial stagnation, signs of recovery have begun to manifest. While the overall sales volume decreased, some regions registered an increase in purchase requests, particularly from expatriates or investors looking to capitalize on temporarily reduced prices. However, this recovery remains uneven and heavily dependent on the country's future stability.

The future of the real estate market in Israel is fraught with uncertainties. Regions close to the Gaza Strip have been particularly affected, with a noticeable drop in property prices in areas such as Sderot, Ashkelon, and Ofakim. Areas that were once thriving have experienced a reversal of their dynamics. In some parts of the south, for instance in Ashdod, prices have dropped by 10-15% since the beginning of the conflict. Conversely, in other southern areas such as Be’er Sheva, the price of rental apartments has increased by approximately 2%, due to the relocation of many residents from cities and kibbutzim close to Gaza.

Presently, the Israeli real estate market stands at a crossroads, grappling with significant challenges and uncertainties. The previous stagnation, exacerbated by the direct and indirect impacts of the war, have given rise to an unprecedented situation. The forthcoming months will be crucial for assessing the long-term impact of these events on the market and observing the responses of individuals, companies, and regulators to this period of turbulence. It is crucial for policymakers to understand these complex dynamics to facilitate a stable and sustainable recovery of the Israeli real estate market.

Monthly real estate statistics: prices, sales, and trends. Key insights for better understanding. Explore our dedicated category for real estate data in Israel.

Statistics | Blog Topic | Immo Israel

Analysis of the real estate market in Israel: property sales between March and May 2023. Trends and statistics are based on the CBS. Stay informed with Immo Israel.

Israeli Real Estate Market: March-May 2023

The real estate market in Israel is showing interesting trends in the new housing sector. The most recent data available is from March to May 2023 and reveals significant market developments.

During this period, 6,570 new homes were sold, representing a decrease of 17.9% compared to the previous three months (December 2022 to February 2023) during which 8,010 homes had been sold. However, after seasonal adjustment, it appears that 7,220 homes were sold, which represents a more moderate decrease of 5.5% compared to the 7,630 homes sold in the previous three months.

In May 2023, 2,176 new homes were sold, which represents an increase of 46.8% compared to April 2023. This increase in sales in May compared to April is likely due to the fact that April was a month full of holidays, with very few working days.

An interesting trend concerns homes subsidized by the government. Over the past three months, 27.2% of the new homes sold were subsidized, an increase of 16.8% compared to the previous three months. This demonstrates the government's commitment to promoting housing accessibility by offering financial incentives to potential buyers.

Geographical Distribution of Real Estate Sales

Geographically, the southern region of Israel was the most active sales location, accounting for approximately 29.3% of new real estate transactions. The central region also had a significant share of sales - approximately 22.2%. The Jerusalem and Haifa districts experienced the most significant decreases in sales compared to the previous three months, 53.4% and 39.7% respectively.

New apartments sold by district, March-May 2023 vs December-February 2022

In terms of properties still available for sale, as of the end of May 2023, approximately 57,282 apartments were still available on the market, with an average monthly supply period of 23.6 months. Over half of these homes were located in the Tel Aviv (29.5%) and Central (23.9%) districts, thus offering many options to potential buyers in these regions.

Remaining apartments for sale by district in Israel - May 2023

Certain cities stood out with a high number of apartment sales during this period. Netivot recorded 448 sales, followed by Ashkelon with 420 acquisitions, and Jerusalem with 410. These cities offer attractive opportunities for potential buyers looking for a new property.

Israeli cities with over 150 apartments sold, March-May 2023 vs December-February 2022

In conclusion, the real estate transaction data from March to May 2023 in Israel reveal interesting trends. Despite a slight overall decline, some regions and cities actually experienced an increase in real estate transactions. The plentiful supply of available apartments offers numerous options to potential buyers. It will be interesting to follow the evolution of the real estate market as new data become available and economic and social factors continue to shape the real estate landscape in Israel.

Disclaimer : Please note that the data used in this article is based on information provided by the Israel Central Bureau of Statistics (CBS) and is considered reliable. However, slight variations or subsequent updates may impact the exact figures.

Discover the advantages and disadvantages of using a real estate agent in Israel for your property purchase venture.

Using a Real Estate Agent in Israel: Advantages, Disadvantages, and Tips

When it comes to buying or selling a property in Israel, we all ask ourselves whether it is necessary to use the services of a real estate agent. Many people think they can conduct their search for a property alone, but end up turning to a real estate agent or agency anyway. Despite the regulations and limits imposed on real estate agents in Israel in recent years, these professionals often suffer from a negative image, unlike countries such as the United States or the UK. In this article, we will carefully examine the advantages and disadvantages of using professional real estate services, in order to help you make an informed decision about the best approach to purchasing real estate in Israel.

Roles and Services of Real Estate Agents in Israel

In Israel, unlike other countries, real estate agents hired by homeowners to sell their property receive a commission from both the buyer and the seller. This is usually about 0.5% to 2% of the property price, depending on the area and the sum of the transaction. This is significant in comparison to other countries where the real estate agent is usually paid by only one side of the transaction. This common practice in Israel can influence the dynamics of real estate transactions.

Another notable difference between Israeli and foreign real estate agents lies in the requirements for obtaining a real estate agent license. These are often stricter abroad, thus guaranteeing a high level of professionalism and competence among foreign real estate agents. This can influence customers’ perception and trust in these professionals during real estate transactions.

It is important to note that, in Israel, anyone can (illegally) proclaim that they are a real estate agent and work in the field without a degree or license. It is therefore crucial to check if the real estate agent you are in contact with has a "Rishion Tivuch" (real estate agent license). It is not enough to take their word for granted; we highly recommend asking to see their registered agent card or license number, which you can easily check to confirm its validity.

This is an essential precaution that will ensure that you are working with a legally qualified professional, which guarantees a more secure and reliable real estate transaction. Ensuring that the real estate agent is duly licensed provides you with additional protection and allows you to benefit from the expertise and assistance of a competent professional in your journey of buying or selling real estate in Israel. It is important to emphasize that an unlicensed real estate agent is not legally entitled to a commission, even if he has performed the agent's work.

A professional real estate agent has a deep knowledge of the local market, which can save you time and effort in your quest to buy or sell property.

Thanks to their experience, real estate agents know how to negotiate with the involved parties so as to get the best price and conditions. However, it is important to be careful because if the real estate agent represents the seller, they will primarily protect the seller's interests. It is also common to come across agents who are only motivated by their commission and will not try to help lower prices. Therefore, it is essential to choose an agent who protects your personal interests and who will be committed to getting you the best deal.

Real estate agents have access to databases containing information on recent transactions in your area, which allows them to determine a realistic market price for your property. However, you can also research neighborhoods and sales yourself by visiting the following site.

A real estate agent takes care of the practical aspects of the sale or purchase, such as organizing visits, managing offers and counter-offers, and coordinating the closing process (appointment with the lawyer).

While it may seem tempting to do without and thus save money, using a real estate agent in Israel can offer many advantages. Their expertise, market knowledge, ability to negotiate, and logistical support can save you time, effort, and potentially achieve better financial results when buying or selling a property. However, we recommend choosing a reputable real estate agency and weighing the benefits against the costs before making a final decision.

On the Immo Israel real estate search platform you will find a wide selection of real estate listings in all of Israel, posted in various languages, and offered by individuals as well as experienced real estate agents. You can use our filters to view only listings posted by real estate agents, or only by private property owners. Feel free to explore your options and make an informed choice during your quest to buy or sell real estate in 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

An introduction to purchasing properties for sale by homeowners in Israel: Advantages, disadvantages, and advice for acquiring real estate from owners.

Properties for Sale by Owners in Israel

Acquiring real estate is a significant step in life, and this can be especially true when it comes to investing in Israel. Whether you are a new immigrant, an investor, or simply looking for a second home, investing in the Israeli real estate sector can be a rewarding experience. However, this process can sometimes seem intimidating, especially if you are considering a direct transaction with a homeowner. This article aims to help you navigate the challenges of acquiring property in Israel directly from owners.

In Israel, investing in real estate directly via the owners offers several advantages. First, it allows you to avoid agency fees, which can save you a significant amount of money. Indeed, agency fees in Israel are typically between 0.5% and 2% of the sale price. Therefore, if you buy an apartment worth 2 million shekels for instance, with a 2% agency commission, you will save 40,000 shekels by buying directly from the owner.

In addition, purchasing from an owner allows direct negotiation between the buyer and seller. This may offer greater flexibility in the terms of sale and also enables the buyer to ask specific questions about the property and its history. For example, you can ask the seller why they are selling the property, what renovations have been done, or what the neighborhood is like. This information can be extremely valuable when making a decision about where to live or invest.

Finally, by buying directly from the property's owner, you eliminate any conflicts of interest that can sometimes arise with real estate professionals. This can give the buyer greater confidence in the process and ensure that the interests of all parties are aligned.

However, purchasing from owners is not without challenges. It requires a thorough knowledge of the Israeli real estate market to avoid costly mistakes. Moreover, it is becoming increasingly difficult for buyers to find properties for sale that are not put on the market by a real estate agent, meaning that you have less options to choose from and might ultimately have to pay real estate agent fees anyway.

It can also be complicated to understand and manage the legal and regulatory aspects without the help of a professional. For example, there are specific regulations in Israel concerning property rights, property taxes, and zoning rules that can be difficult to interpret with no prior knowledge.

As mentioned earlier, a challenge that is becoming increasingly frequent for people wishing to invest in real estate or buy a property in Israel: fewer and fewer properties are being posted for sale directly by the owners. This is not the case for rentals and vacation rentals in Israel, which are still very often rented directly by their owners, who publish them on social networks and real estate listings sites, such as Immo Israel. There are however some properties offered for rent by real estate agents, but without commission (which is usually one month's rent). The real estate agent is then only paid by the owner.

Respect for agreements with real estate professionals

As a buyer, it is important to understand that if you visit a property with the help of a real estate professional, you should not try to acquire the property directly from the owner without paying the agent's fees. This practice, called short-circuiting, is not only unfair to the agent who invested time and expertise to help you, but can also have legal consequences for you. It is therefore essential to respect the agreements you have made with your real estate agent and to ensure you pay the agent's fees.

In summary, investment in the Israeli real estate sector directly via the owners can prove to be an attractive option for those who are willing to put the effort in. It is crucial to understand the Israeli real estate market well and be prepared to navigate the complexities of the purchasing process. With good preparation and a thoughtful approach, investing in properties for sale by owners can prove to be a rewarding and financially advantageous experience in Israel.

The Immo Israel search platform allows you to filter results so as to see only properties published by owners. Use this feature to simplify your search for real estate in Israel offered directly by owners and find the one that meets your needs.

Discover the latest updates on Immo Israel: attractive advertising packages, site navigation improvements, email notifications, and more!

Innovations and Major Updates on Immo Israel

Here at Immo Israel, our goal is to provide a superior real estate experience for all our users, whether you're an individual searching for the perfect home or a real estate agent looking to showcase your property portfolio. Today, we are thrilled to introduce several significant updates to our website, designed to further enhance our platform. Here are the details:

1. Advertising Packages for Real Estate Agents

We have completely revamped our options for real estate agents. Previously, agents had to purchase advertising on an individual basis for each property, similar to individual users. Now, with our new package options, agents can choose between highly attractive advertising plans ranging from 5 to 100 listings.

We have introduced two categories of plans: "Lite" and "Pro." Agents can select the plan that best suits their needs and enjoy greater flexibility in publishing their listings. Choosing a "Pro" plan allows you to feature listings, ensuring maximum visibility for your listings on our site.

Furthermore, we have improved the ad management process, making it simple and intuitive, yet still comprehensive. Real estate agents can choose which listing to feature and can change it freely at their discretion. Our system also indicates the number of remaining listings and offers plan modification at any time.

We have optimized our site map for enhanced navigation. Now, when a user views the site in Hebrew, the map will also be displayed in Hebrew, providing a more seamless experience for our Israeli users. The same is true for all other languages.

To streamline the payment process, we have implemented a system to store your payment information. This means you no longer have to enter it each time you add a listing or renew your plan. This update should save you time and make your future transactions smoother.

To keep you constantly informed, we have also introduced a new email notification system. You will receive real-time updates on the status of your subscription, trial period, and renewal date.

Finally, we have addressed various bugs in the site’s design to ensure better aesthetic consistency throughout the site. Additionally, a number of minor fixes are sure to provide an even smoother user experience.

We still have much more in store for you. Many other updates are already in the works, including the addition of neighborhoods to the site map. Stay updated to be the first to discover all the new features we are preparing.

Thank you for your trust and loyalty to Immo Israel. We look forward to providing you with an even more rewarding and personalized experience. Stay tuned!

Discover the latest updates from Immo Israel, including fixes, improvements, and upcoming features. Stay informed about the latest developments on Immo Israel!

Updates | Blog Topic | Immo Israel

Analysis of the real estate market in Israel: apartment sales from January to March 2023. Trends and statistics based on CBS data. Stay informed with Immo Israel.

Real Estate Market in Israel: January-March 2023

The first months of 2023 have provided interesting insights into the Israeli real estate market. Despite some stability, a few notable trends have emerged. In this article, we will delve into the numbers to learn about apartment sales from January to March 2023 and examine key factors influencing the real estate market.

The real estate market in Israel experienced a certain level of stability during the first three months of 2023, with a similar number of new apartment sales compared to the end of the previous year. Between January and March 2023, a total of 7,960 new apartments were sold, a figure close to the one recorded in the preceding three months, October and December 2022, during which 7,920 apartments were sold. This stability indicates continuity in the real estate market, with sustained demand despite economic challenges.

It is worth noting that there was a significant increase in sales in March 2023 compared to February 2023, with 2,790 new apartments sold, representing a 9.4% increase. This increase suggests a renewed confidence of buyers in the real estate market, with growing interest in property purchases.

Approximately 23.7% of the new apartments sold between January and March 2023 were subsidized by the government. This share represents a significant increase of 35.5% compared to the preceding three months, highlighting government efforts to facilitate affordability for low-income buyers.

Around 29.1% of the new apartments sold were located in the southern district, while the central district accounted for approximately 19.3% of the sales. These figures demonstrate sustained demand in these specific regions, with attractive real estate opportunities.

New Apartments Sold by District, January-March 2023 compared to October-December 2022

Nearly one-third of all new apartments sold between January and March 2023 were located in the cities Jerusalem, Netivot, Ashkelon, Petah Tikva, and Ramat Gan. This indicates that these cities are particularly attractive to buyers looking for new properties.

At the end of March 2023, approximately 54,500 apartments were still available on the market. This equates to around 21 months of monthly inventory, indicating abundant supply for potential buyers.

Over half of the remaining apartments for sale were located in Tel Aviv (29.6%) and the Central (23.8%) district. The number of available properties of all types offer a variety of options to potential buyers.

Remaining Apartments for Sale by District - March 2023

New Apartments Sold, Original Data and Trends

* The slump in early 2020 corresponds to the global COVID-19 pandemic and the lockdown period in Israel.

Certain cities stood out with a high number of apartment sales between January and March 2023. Jerusalem recorded 865 sales, closely followed by Netivot with 818 sales. Ashkelon and Petah Tikva also garnered significant interest, with 425 and 404 apartments sold, respectively. Significant increases in sales were observed in Netivot, Kiryat Bialik, Beer Sheva, and Petah Tikva compared to the previous three months, indicating the growing appeal of these cities.

Cities with Over 150 Apartments Sold, January-March 2023 compared to October-December 2022

The apartment sales between January-March 2023 provide an interesting insight into the real estate market in Israel. Despite overall stability, certain factors influenced the trends, such as the increase in sales in March, the growing share of subsidized apartments, and the concentration of sales in specific cities. There remains an abundant supply of available apartments, offering potential buyers plenty of options. It will be interesting to monitor the evolution of the real estate market as new data becomes available and economic and social factors continue to shape the real estate field in Israel.

We encourage you to watch out for Immo Israel's monthly reports in order to stay informed about developments in the market. They will provide you with up-to-date data and help you seize opportunities in the Israeli real estate market and be sure to make informed decisions regarding your real estate investments.

Disclaimer: The data and statistics used in this article are based on information provided by the Israeli Central Bureau of Statistics (CBS). While these data are deemed reliable, there may be variations or errors in the figures. Readers are encouraged to directly consult the CBS website for the most recent and accurate data. The author of this article and Immo Israel cannot be held responsible for the use or interpretation of the information presented in this article.

Analysis of housing prices in Israel (May 2023): trends, variations by district, and most expensive cities. Stay informed with Immo Israel.

Recent Trends in Housing Prices in Israel - May 2023 | Immo Israel

Welcome to the Immo Israel blog, where we explore the latest trends in housing prices in Israel. In this article we will delve into the available data for February and March 2023, and compare the prices to last year. You will also become acquainted with the average prices of national transactions and in various districts, with an overview of the most and least expensive cities in the country.

Comparison of data regarding transaction prices between February and March 2023 to January and February 2023, available from the Israeli Central Bureau of Statistics (CBS), reveals that average housing prices have not changed. This stability in prices reflects a period with minimal fluctuations, providing some assurance to buyers and sellers in the real estate market.

Figure 1: Monthly Percentage Variation in the Housing Price Index

* The data for the last quarter is not final as additional transactions took place during this period but have not yet been reported. This applies to all upcoming graphs.

Housing prices in Israel remained relatively stable between February and March 2023 compared to January-February 2023. However, comparison to the same period in 2022 reveals a significant increase of 11% in housing prices.

Figure 2: 12-Month Percentage Variation in the Housing Price Index

Comparison of prices by areas in Israel reveal fluctuations in prices in different districts. Jerusalem, the North, and Haifa experienced a slight increase in prices, with rises of 0.4%, 0.8%, and 0.7% respectively. On the other hand, the Center, Tel Aviv, and the South recorded a slight decrease in housing prices, with decreases of −0.1%, −0.3%, and −0.2% respectively. The index for new housing prices, according to the CBS, shows a slight increase of 0.1% between February and March 2023 compared to January-February 2023.

During the first quarter of 2023, the average transaction price nationwide reached 1,969,800 NIS, marking an increase of 1% compared to the previous quarter and 9.3% compared to the first quarter of 2022.

Examination of average prices in the major cities in Israel reveal the following figures:

We can see that prices in major cities (over 100,000 residents) such as Tel Aviv, Herzliya, Ramat Gan, Kfar Saba, and Netanya are quite high. On the other hand, Beer Sheva, Ashkelon, and Haifa are among the more affordable cities in terms of housing.

In conclusion, recent data on housing prices in Israel reveal an overall upward trend, although variations exist from one district to another. If you are looking for real estate in Israel, it is important to take these into account. Immo Israel's unique search engine offers a convenient and efficient way to explore a wide selection of properties throughout the country. 

Don't miss the opportunity to discover real estate in Israel, and stay updated with our upcoming articles!

Disclaimer : The data and statistics used in this article are based on information provided by the Israeli Central Bureau of Statistics (CBS). While these data are deemed reliable, there may be variations or errors in the figures. Readers are encouraged to directly consult the CBS website for the most recent and accurate data. The author of this article and Immo Israel cannot be held responsible for the use or interpretation of the information presented in this article.

Recent Trends in Housing Prices in Israel - May 2023

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?

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%.