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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 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.

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

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

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.

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? | 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?