See the project, the floor plans and the neighborhood in a live video meeting with our team, in English, French or Hebrew. Then take every next step at your own pace, with your own lawyer, and with clear information about taxes, financing and timelines.
Every project below is marketed by BE NADLAN. Choose one and request a first video meeting: we will show you the plans, the neighborhood and the options that fit you, in English, French or Hebrew.
Jerusalem, Kiryat Menachem
138 apartments
Two towers about 400 metres from the light rail, in a residential neighborhood in the south-west of the city.
About the city: Jerusalem: Israel’s capital, with strong and steady housing demand.
Developer: Rothstein
Tel Aviv, Old North
47 apartments
Boutique buildings in Tel Aviv’s old north, close to Kikar HaMedina, the city’s best-known square.
About the city: Tel Aviv: business, culture and the beach. Small boutique projects are rare in this part of the city.
Developer: Rothstein and Eshed
Ramat Gan
495 apartments
Two- to six-room apartments, garden apartments and penthouses around a central park, on the route of the Purple light-rail line, near Sheba Medical Center.
About the city: Ramat Gan borders Tel Aviv.
Developer: Electra Residential
Giv’at Shmuel
367 apartments
Three towers of up to 30 floors with a park and about 3,500 sqm of retail.
About the city: Giv’at Shmuel: a quiet, sought-after town between Ramat Gan, Bnei Brak and Petah Tikva, popular with young families.
Developer: Azorim
Azor
360 apartments
Two 22-floor towers about five minutes from Tel Aviv, with apartments for sale and for long-term rent.
About the city: Azor is in the Tel Aviv metropolitan area, a short drive from the city and from Ben Gurion airport.
Developer: Tzarfati Tzvi & Sons
Bat Yam
174 apartments
Two 23-floor towers about 500 metres from the sea.
About the city: Bat Yam: a seaside city south of Tel Aviv.
Developer: Electra Residential
Rishon LeZion
146 apartments
A 26-floor tower with 3- and 4-room apartments and a full floor of residents’ amenities.
About the city: Rishon LeZion: one of Israel’s largest cities, close to the coast.
Developer: Tzarfati Tzvi & Sons
Rishon LeZion
112 apartments
A 29-floor tower next to a park of about 5 dunams, west of the Remez neighborhood.
About the city: Rishon LeZion: one of Israel’s largest cities, close to the coast.
Developer: Tzarfati Tzvi & Sons
Ramat HaSharon
Sold 15 is on the market and Sold 7-9 is launching soon. Details on request.
About the city: Ramat HaSharon: a green, residential town just north of Tel Aviv.
Developer: Weiss Group
Renders are for illustration only. Prices, availability and delivery dates change; ask us for the current price list and specification.
Whether you write to us from Paris, Brussels, Geneva, London or New York, the process below is the same.
We will not tell you where prices are going. Nobody knows. What we can show you is what the data says about the past, and what Israeli law gives buyers of new apartments.
Ten years of recorded deals. Between 2016 and 2025, the median price per square metre of apartments sold in Jerusalem rose 76%, in Ramat Gan 53%, in Rishon LeZion 41% and in Bat Yam 40%. These figures come from transactions reported to the Israel Tax Authority. Past performance is no guarantee of future results, but it does show these are deep, active markets.
Your payments are protected by law. Under the Sale (Apartments) (Assurance of Investments of Apartment Purchasers) Law, 1974, a developer may not receive more than 7% of the price unless your money is secured, usually by a bank guarantee. If the developer cannot deliver, the guarantee is designed to return what you paid.
You pay in stages, not all at once. Payments for a new apartment are spread over the construction period according to the schedule in your contract, which gives you time to arrange funds and transfers.
Price linkage is capped. For contracts signed from 7 July 2022, no more than 40% of the price may be linked to the construction input index, the first 20% of the price cannot be linked at all, and linkage stops at the contractual delivery date.
Late delivery is compensated. If the developer is late by more than one month after the contractual date, the law sets compensation based on the rent of a similar apartment, rising with the length of the delay.
Warranty. New apartments come with a statutory inspection period of one to seven years depending on the type of defect, followed by a three-year warranty period.
Infrastructure you can check. Several of the projects we market sit on the routes of Tel Aviv metropolitan and Jerusalem light-rail lines. Ask us to show you the line and the planned stations on the map during your video meeting.
In 2021 BE NADLAN developed ByondPitch, an AI-powered virtual sales office (patent registered, now an independent company). In one live session our advisor walks you through the project, the floor plans, the views and the neighborhood, and answers your questions as you go. In English, Hebrew or French. No flights, no jet lag, no pressure.
Living, holidays, a future aliyah, or rental income: each leads to a different city, size and budget. We narrow the options with you and send you plans, price lists and the technical specification of the units you like.
Before anything is signed, you appoint an independent Israeli real-estate lawyer and, if you need a mortgage, talk to a bank or mortgage adviser. If you do not have one yet, ask us for names of English- and French-speaking professionals. The choice is always yours.
Once you have decided, we coordinate the reservation of the unit with the developer, and your lawyer negotiates and reviews the sale contract and specification. If you are abroad, you can sign through a power of attorney.
After signing, we stay in touch through construction and until handover, including a video meeting whenever there is something worth seeing.
1. Define your status. For tax and mortgage purposes, what matters is whether you are an Israeli resident, a foreign resident, or an oleh (new immigrant) or about to become one. Israeli citizenship alone does not make you a resident for purchase tax. Your lawyer will confirm which rules apply to you.
2. Choose the project and the unit. Review the floor plan, the technical specification, the expected delivery date and the payment schedule. Renderings are for illustration only; what binds the developer is the contract and the specification.
3. Appoint an independent lawyer. The developer's lawyer represents the developer. Your own lawyer checks the developer's rights in the land, the permits and the financing bank (the "accompanying bank"), negotiates the contract, and later handles registration.
4. Open an Israeli bank account and plan your transfers. Payments to the developer are made in shekels, usually through payment vouchers issued by the project's accompanying bank into a dedicated project account. Israeli banks will ask you to explain the source of funds coming from abroad. Prepare documents early. Exchange-rate movements between payments are your risk, so plan your conversions.
5. Reserve the unit. The developer may ask you to sign a reservation form and make an initial payment. Ask your lawyer to review it before you pay: what it commits you to, and when the money is refundable.
6. Sign the sale contract. If you cannot be in Israel, a property-specific power of attorney allows your lawyer to sign for you. It is usually signed before an Israeli consul or a local notary (your lawyer will tell you which, and whether an apostille is needed), and the original is sent to Israel.
7. Secure your payments. Once payments exceed 7% of the price, you should receive a bank guarantee (or another security allowed by the Assurance of Investments Law) for each amount paid. Your lawyer should check that you receive every guarantee.
8. Report and pay purchase tax. The purchase must be reported to the Israel Tax Authority within 30 days of signing; your lawyer files it online. Purchase tax is generally due within 60 days. Confirm the exact deadline with your lawyer.
9. Pay according to the construction schedule. Installments follow the contract. Any index linkage (capped at 40% of the price) is added to each payment. If you take a mortgage, the bank releases it according to its own terms.
10. Handover and registration. When the building receives its occupancy approval, the developer hands over the apartment. Attend the inspection yourself or send a representative or engineer, and list every defect in writing. Registration in the Land Registry comes later, often after the building is registered as a condominium, and your lawyer follows it until it is complete.
Typical timeline. Choosing and signing can take a few weeks. A power of attorney can take from several days to several weeks to prepare, sign and courier. Construction lasts until the delivery date written in your contract; the law allows the developer a one-month grace period after that date before compensation starts.
| Item | What to expect | Source |
|---|---|---|
| Purchase tax, foreign resident or additional apartment | 8% up to ₪6,055,070, 10% above that | Israel Tax Authority brackets, as published by Nefesh B'Nefesh (updated April 2026) |
| Purchase tax, oleh (single apartment) | 0% up to ₪1,978,745; 0.5% from ₪1,978,745 to ₪6,055,070; 8% from ₪6,055,070 to ₪20,183,565 | Nefesh B'Nefesh, rules in force since 15 August 2024 |
| Purchase tax, Israeli resident buying a single apartment | 0% up to ₪1,978,745; 3.5% to ₪2,347,040; 5% to ₪6,055,070; 8% to ₪20,183,565; 10% above | Nefesh B'Nefesh; Israel Tax Authority |
| Bracket thresholds | Frozen at the figures above until 15 January 2028 | Israel Tax Authority directive 1/2025 as reported by Israeli sources; confirm with your lawyer |
| VAT | 18%, already included in a developer's price | Rate in force since 1 January 2025 |
| Construction index linkage | Up to 40% of the price; first 20% never linked; no linkage after the contractual delivery date | Sale (Apartments) Law amendment, contracts from 7 July 2022 |
| Developer's lawyer fee (registration) | Capped by law, generally the lower of 0.5% of the price or about ₪5,915 plus VAT, plus a registration management fee of up to ₪300; check the current cap with your lawyer | Israeli consumer guidance |
| Your own lawyer | Agreed fee, usually a percentage of the price or a fixed fee, plus VAT; agree it in writing up front | Check with your lawyer |
| Mortgage costs | Appraisal, file and insurance costs vary by bank | Check with your bank or mortgage adviser |
| Currency conversion and transfer fees | Vary by bank and provider | Check with your bank |
| Ongoing costs | Municipal tax (arnona), building maintenance, and tax on rental income if you rent out the apartment | Check with your lawyer or accountant |
Tax applies to each portion of the price within each bracket, not to the whole price at the top rate. For an oleh, the benefit applies to a single residence, once, for a contract signed from one year before aliyah up to seven years after it. For a new-build, the construction period is not counted in the one-year window, provided aliyah takes place no later than three years after signing. Rates and thresholds can change; your lawyer will run the exact calculation, and the Israel Tax Authority offers an online purchase tax simulator.
How much can you borrow? Bank of Israel Directive 329 (version updated 30 June 2026) caps housing loans at 75% of the property value for a single residence, 70% for a replacement residence and 50% for an investment property. The directive defines a non-resident as a person who is not an Israeli citizen, and banks finance non-residents within the 50% limit. If you are an Israeli citizen living abroad, ask the bank which category applies to you.
Other limits. Monthly repayments may not exceed 50% of disposable income, and the term may not exceed 30 years. Loans in foreign currency, or linked to it, to non-residents are exempt from the limit on the variable-rate share of the loan.
In practice. - Get an approval in principle from an Israeli bank before you sign, so you know how much you can borrow. - Expect to pay the equity portion first. Your contract's payment schedule and the bank's release terms must fit together, and your lawyer and mortgage adviser should check this. - Index-linkage differences on instalments are usually paid from your own funds. - If your income is in euros, pounds or dollars and your loan is in shekels, exchange rates affect your real monthly cost. Ask the bank about the options. - Some buyers finance in their home country instead. Discuss tax and legal consequences with advisers in both countries.
Yes. Foreign residents can buy apartments in Israel, including new-builds. Your lawyer will check the status of the specific land and confirm there is no restriction that applies to you.
No. You can see the project in a video meeting, appoint a lawyer remotely and sign through a power of attorney. Many buyers still visit once before signing or before handover, and we are happy to host you at our office in Kiryat Ono.
Currently 8% of the price up to ₪6,055,070 and 10% on any amount above that. Your lawyer will confirm the calculation for your case.
It depends on your timing. Olim may be eligible for reduced purchase tax on a single residence for a contract signed from one year before aliyah up to seven years after it, with special rules for new-builds. Plan this with your lawyer before you sign, because the date of signing matters.
Yes, Israeli banks lend to non-residents, generally up to 50% of the property value under Bank of Israel rules. You will need an Israeli bank account and documents on your income and the source of your funds.
BE NADLAN ACRO Campus, Building A 2 HaSdera HaAkademit St., Kiryat Ono 5561203, Israel info@benadlan.com
The information on this page is general and was checked against the sources listed in October 2026. It is not legal, tax or financial advice. Tax rates, thresholds, eligibility rules and banking regulations change, and their application depends on your personal situation. Before you commit to any purchase, get independent advice from an Israeli lawyer and, where relevant, a tax adviser in Israel and in your country of residence.
BE NADLAN markets projects and is not the seller of any apartment. Renderings, images and videos are for illustration only. The binding terms of any purchase are set out only in the sale contract and the technical specification signed with the developer.
