Condominium Disputes in Israel: The Tribunal Most Apartment Owners Have Never Heard Of
Water seeping down from the flat above. A neighbour who encloses a balcony and encroaches on the common areas. An owner who has not paid the building dues for two years. In Israel, disputes of this kind are not heard by the ordinary civil courts but by a specialised tribunal that many foreign owners discover far too late. Here is what it can order, how it is seised and what to anticipate when you own property in Israel without living there. I. The Supervisor, a specialised condominium judge The Mefake’ah al haBatim haMeshoutafim (המפקח על הבתים המשותפים) — the Supervisor of...
Read MoreHeitel Hashbaha in Israel: the betterment levy that catches sellers out
You are selling your apartment in Israel, the deal is signed, and the municipality suddenly claims several hundred thousand shekels. It is not a mistake: it is the Heitel Hashbaha, the betterment levy, one of the most poorly anticipated costs of an Israeli property sale. In 2026, with planning schemes multiplying, it affects a growing number of foreign owners. I. What exactly is it? The Heitel Hashbaha (היטל השבחה) is a levy collected by the local planning committee (Vaada Mekomit (ועדה מקומית)), not by the national tax authority. It captures the owner’s enrichment when a planning...
Read MoreSelling property in Israel from abroad: certificates, withholding at source and fund transfers
Selling an apartment in Israel without living there is entirely possible — but it is a three-layer operation: contractual, tax and banking. Many foreign sellers discover too late that the negotiated price is not the amount that will reach their account, nor on the date they imagined. Here is how it actually works. I. Selling remotely: the power of attorney comes first You are not required to be present in Israel. But your representative must hold an impeccable authority. Two routes exist: a notarised power of attorney (Yipouy Koach Notarioni (ייפוי כוח נוטריוני)) signed before a notary...
Read MoreCancelling a property purchase in Israel: penalties, purchase tax refund and pitfalls to avoid
Cancellations of residential sale agreements are multiplying in Israel: according to the Chief Economist Department of the Ministry of Finance, they have jumped by around 41% year on year. Many English-speaking buyers then discover that a contract signed in Israel is rarely undone without consequence. Here is what Israeli law actually provides, and how to limit the damage. I. Why so many cancellations in 2026? The phenomenon is directly linked to the financing structures that spread over recent years, notably the well-known 20/80: the buyer pays 20% on signature and the balance on delivery,...
Read MoreReal Estate Acquisition in Israel: How to Invest Using Funds from a French SCI
When planning a real estate project in Israel, the available paths are numerous but often appear complex. Between the general characteristics of such transactions, tax optimization, legal structures, and banking regulations, many investors feel discouraged in their approach.However, one strategic question frequently arises: is it possible to acquire real estate in Israel using funds from a French SCI (Société Civile Immobilière)?Whether you wish to purchase in your personal name or through your company, solutions do exist. Proper legal guidance is essential to transform such a project into...
Read MoreSuccessfully Completing Your Real Estate Project in Israel: Obtaining Tax Exemptions on Your Transaction
Purchasing or selling real estate in Israel is a major step. Between choosing the location, defining the property’s characteristics, and managing the budget, the challenges are numerous. However, beyond the transaction itself, taxation remains one of the most decisive pillars for the success of your project. Understanding your rights regarding real estate taxation is not merely an administrative necessity; it is an essential strategy to limit costs and protect your investment. With the support of an experienced attorney, these complexities can be transformed into genuine optimization...
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