English-speaking Israeli real estate attorney representing foreign buyers, sellers, investors and heirs in property transactions across Israel — Tel Aviv, Herzliya, Jerusalem, Netanya, Ra'anana and nationwide. Full handling of purchase and sale agreements, Tabu registration, co-ownership dissolution, and real estate litigation. Serving clients from the USA, Canada, UK, France, Australia, Brazil and South Africa — full remote service available.
A real estate lawyer in Israel represents buyers, sellers, co-owners and investors across the full property lifecycle — drafting and reviewing sale agreements, conducting Tabu title due diligence, handling tax filings, and litigating disputes. Under Section 8 of the Israeli Land Law (5729-1969), every real estate transaction must be in writing — and proper legal review is essential before signing.
Real estate law in Israel is not a single discipline — it is an intersection of property law, contract law, tax law, planning law, and company law. A matter that begins as a straightforward purchase can quickly involve questions of Tabu registration, inheritance, co-ownership, building violations, or disputed rights. The legal framework is complex, timelines under the Real Estate Taxation Law are strict, and errors at any stage can have significant financial consequences — particularly for foreign clients unfamiliar with Israeli procedure.
Eliyahu & Co. is a law firm specializing in Israeli real estate law since 2007 — over 19 years of practice across the full spectrum of property transactions and litigation. The firm represents private individuals, Israeli companies, foreign investors, and overseas heirs across every size of transaction — from a single residential apartment through to multi-million-shekel commercial property deals. Adv. Reut Eliyahu personally manages real estate matters; clients receive direct attorney involvement, high availability, and clear communication in English.
The firm's expertise spans every legal aspect of Israeli real estate: purchase and sale agreements, Tabu and Israel Land Authority (Minhal) registration, mortgage release, Purchase Tax (Mas Rechisha) and Capital Gains Tax (Mas Shevach) planning, co-ownership dissolution, house companies (chevrat gush chelka), shared building registration, and real estate litigation. Related practice areas include civil litigation, inheritance and estate matters, and corporate law — all from a single firm familiar with your full legal picture in Israel.
What every foreign buyer, seller, or co-owner should know before engaging with Israeli real estate.
Our firm handles the full range of real estate legal matters in Israel — from transactional work and Tabu registration through to complex litigation and co-ownership proceedings. See also our full Areas of Practice.
A common question from overseas clients: how does the process differ when the buyer is not an Israeli resident?
| Aspect | Foreign Buyer | Israeli Resident |
|---|---|---|
| Purchase Tax rate | 8% flat on entire price | Sliding scale (0%-10%) based on residence status |
| Primary residence exemption | Not available | Available (with conditions) |
| Power of Attorney for signing | Common — Apostille-certified POA enables remote transactions | Usually signs in person |
| Funds transfer compliance | International wire — Israeli banking due diligence applies | Standard domestic transfer |
| Capital Gains Tax on resale | Mas Shevach applies — no primary residence exemption | Exemption available once every 18 months (with conditions) |
| Typical transaction timeline | 4-6 months (additional Apostille & banking steps) | 3-6 months |
A standard residential transaction in Israel involves six legal stages — from initial review through final Tabu registration. Foreign buyers can complete the entire process remotely through a notarized Power of Attorney.
Tabu search to verify ownership, identify liens, attachments, or restrictions. For Minhal land, verify the lease status and remaining term. Confirmation of building permits and planning rights.
Negotiation and drafting of the contract — purchase price, payment schedule, handover conditions, compensation clauses, guarantees, and conditions precedent. Section 8 requires written form.
Mandatory reporting to the Tax Authority within 30 days of signing. Purchase Tax for the buyer, Capital Gains Tax assessment for the seller. Foreign buyer rate: 8% flat on the entire price.
Registration of a cautionary note at Tabu in the buyer's favor immediately after signing — protects the buyer's rights against any subsequent transaction or registration on the property.
Property handover, final payment release, mortgage discharge from the seller's side, removal of all encumbrances, and signing of documents required for Tabu transfer.
Final registration of ownership at the Israel Land Registry — this is what makes the buyer the formally recognized owner under Israeli law. Until completed, ownership rights are not fully protected.
Eliyahu & Co. handles real estate matters throughout Israel from our office in Herzliya Pituach — covering both the Tel Aviv metropolitan area and nationwide property transactions. Foreign clients receive identical service in any Israeli location through full remote handling.
Real estate transactions in Israel's commercial and cultural center — high-rise apartments, commercial property, mixed-use buildings, and luxury residential. Tel Aviv is one of the most common destinations for foreign-buyer transactions, with significant US, UK, and French buyer activity. Higher transaction values, complex tax positioning, and strict timeline management.
Premier residential and tech-hub district north of Tel Aviv — and the physical location of our office. Common destination for French, American, and tech-sector buyers, with strong demand for luxury seaside apartments and family homes. We handle the full transaction lifecycle for Herzliya property in person or remotely.
Capital city real estate — significant US and UK family-buyer activity, particularly in neighborhoods like Rehavia, Talbiya, German Colony, and the Old City surroundings. Jerusalem property often involves unique considerations: religious community context, complex inheritance scenarios, and properties held through long-established house companies (chevrat gush chelka).
Major destination for the French-Israeli community and French investors — Netanya hosts one of Israel's largest French-speaking populations. Coastal apartments, retirement properties, and investment rentals dominate the market. We handle French-language documentation coordination and French notarial system compatibility.
The traditional Anglo-Israeli communities — large US, UK, Canadian, South African, and Australian buyer base. Family homes, school catchment areas, and properties acquired for Aliyah or for family members already in Israel. We are familiar with the specific patterns of Anglo families purchasing in these communities.
Coverage extends to all of Israel — Haifa and the North, Eilat and the South, Galilee resort properties, and periphery investments. Vacation rentals, hospitality real estate, agricultural-zoned land, and Israel Land Authority (Minhal) leasehold properties. Remote handling means physical distance from our office does not affect service quality.
We represent buyers, sellers and investors from around the world in Israeli real estate matters. Each jurisdiction brings its own legal and documentation requirements — Apostille certification, banking compliance, and tax reporting.
We represent American buyers — from California, New York, Florida, and beyond — in Israeli real estate transactions. Our expertise includes Apostille certification of US Powers of Attorney, coordination with Israeli banks on incoming international wires (FATCA compliance), and structuring of transactions for IRS reporting of Israeli rental income or capital gains. Common cases: NY and NJ families buying Tel Aviv or Jerusalem apartments, Florida retirees acquiring Netanya and Herzliya properties, California tech professionals investing in Israeli real estate.
Canadian buyers — from Toronto, Montreal, Vancouver, and Calgary — purchase Israeli property regularly, whether for family residence, retirement, or investment. We handle Apostille certification from Canadian provinces (Quebec's notarial system requires special handling), banking coordination with RBC, TD, BMO and Scotiabank for international transfers, and tax planning that accounts for Canada-Israel reporting obligations. Quebec residents benefit from the structural similarity of the notarial system to Israeli notary practice.
British buyers — including from London, Manchester, Leeds and the Home Counties — frequently acquire Israeli property for family, retirement, or investment. We handle Apostille from the UK FCDO, coordinate with UK banking (HSBC, Barclays, Lloyds, NatWest) on international wires, and advise on HMRC reporting of Israeli rental income and capital gains. Particular experience with UK families acquiring Jerusalem and Tel Aviv apartments, and with North London investors building small Israeli property portfolios.
French buyers represent a significant share of foreign real estate activity in Israel. We work with clients from Paris, Marseille, Lyon and Nice, handling documents from the French notarial system (the notaire's certifications are well-accepted at the Israeli Tax Authority), advising on the French-Israeli tax treaty implications, and coordinating with French private banks on international transfers. Common destinations: Netanya (large French community), Ashdod, Herzliya, Tel Aviv, and Jerusalem. Translation services available for French-language documentation.
Australian buyers from Sydney, Melbourne, Perth, and Brisbane regularly acquire or inherit Israeli property. We manage Apostille from Australian state governments, work with Australian timezone constraints (Israel is 7-8 hours behind Sydney), and advise on ATO reporting of Israeli capital gains or rental income under Australian tax law. Power of Attorney coordination via the Israeli Embassy in Canberra or local notaries. Full remote service — most Australian clients complete their transactions without traveling to Israel.
We represent Brazilian families — primarily from São Paulo, Rio de Janeiro, and the Jewish communities in southern Brazil — in Israeli real estate transactions. Apostille from Brazilian notarial offices, coordination on international wires from Banco Itaú, Bradesco and Banco do Brasil, and tax structuring that accounts for Brazilian Receita Federal reporting. Portuguese-language document review and translation available. Particular experience with families purchasing properties for Aliyah, retirement, or to support family members already in Israel.
South African buyers — from Johannesburg, Cape Town, and Durban — represent a long-established community of Israeli property owners. We handle Apostille from the South African DIRCO, coordinate with Standard Bank, ABSA and FNB on international transfers including SARS exchange control compliance, and structure transactions for South African families relocating to Israel or maintaining investment property. Particularly common: Johannesburg families acquiring Ra'anana, Herzliya, and Modi'in homes for Aliyah or family use.
Beyond the countries listed above, we represent buyers from Argentina, Mexico, Belgium, Switzerland, Germany, and other jurisdictions. Wherever you are based, the core requirements are the same: a valid Apostille-certified Power of Attorney, banking compliance for international transfers, and proper Israeli tax reporting. Communication available in English, Hebrew, and Spanish, with translation coordination for other languages. Full remote service — no requirement to travel to Israel.
Eliyahu & Co. is licensed by the Israel Bar Association and represents clients on all matters of Israeli law:
We are not licensed to provide legal or tax advice in your home country (US, UK, Canada, Australia, etc.). For those matters we coordinate with your local advisor — and recommend engaging one before any major transaction:
💡 The dual-track approach works best. Our role: get the Israeli side right — clean contracts, proper tax filings, correct Tabu registration. Your local advisor's role: ensure the transaction is reported properly in your home country. We are experienced in coordinating directly with US CPAs, UK solicitors, Canadian notaries, and other foreign advisors — and will work alongside yours throughout the matter.
Eliyahu & Co. is not a generalist firm that occasionally handles property matters. Israeli real estate is one of our primary practice areas, and our depth of experience across transactions, litigation, registration, and co-ownership proceedings sets us apart — particularly for foreign clients who need a senior attorney they can talk to directly.
Attorney fees vary depending on the type of matter. Transactional work is typically a percentage of the property value; litigation is typically hourly or retainer-based. We provide transparent fee quotes before beginning any engagement — no surprises.
Founder & Managing Attorney · Notary · Israeli Real Estate Specialist
Adv. Reut Eliyahu founded Eliyahu & Co. with a clear focus: practical, straightforward legal counsel in civil, commercial, and real estate law. A licensed member of the Israel Bar Association since 2007, with 19+ years of legal practice, real estate has become one of the firm's primary areas — representing clients in purchases, sales, property disputes, Tabu registration, co-ownership dissolutions, house company proceedings, and shared building matters across Israel.
Reut holds an LL.B in Law and an MBA with specialization in Marketing, and is a certified notary public and registered arbitrator. The combination of legal training with business education proves particularly valuable in cross-border real estate transactions — where commercial structuring and tax positioning matter as much as the legal documentation.
Reut handles real estate matters personally. Clients receive direct access to the managing attorney — not a paralegal or junior associate. The firm works extensively with foreign nationals purchasing or investing in Israeli property, providing full-service representation in English with remote capability. Clients in the United States, United Kingdom, France, Canada, Australia, Brazil, and South Africa have relied on the firm for Israeli real estate transactions — frequently completing the process without traveling to Israel.
The firm is based in Herzliya Pituach and serves clients throughout Israel.
Most of our foreign clients complete their Israeli property transactions without traveling to Israel. A notarized Power of Attorney, proper banking setup, and digital document workflow make full remote service realistic and secure.
Evening calls for North America (9am-12pm Israel = 2am-5am EST window converted to a comfortable evening slot for clients). Early morning availability for Australia and Asia. Zoom and phone available Sunday through Thursday, 08:00-19:00 Israel time, with flexible scheduling outside those hours.
A one-time notarized POA with Apostille certification authorizes us to act in your name in Israel — signing the sale contract, registering at Tabu, filing tax returns, and dealing with banks and authorities. We draft the POA, send it for execution at your local notary, and coordinate the Apostille step.
All draft contracts, due diligence reports, and Tax Authority filings are sent and reviewed digitally. Original signatures are required only for documents that must reach the Israeli Land Registry on paper — and we handle those via courier with full tracking.
Full service in English, Hebrew, and Spanish. Translation coordination available for French, Portuguese, and other languages. Every important document is explained to you in plain language before you sign — we don't expect a buyer in New York or London to read a 30-page Hebrew contract.
Real reviews from clients who trusted us with their legal matters in Israel. Rated 5.0★ on Google across 117 reviews.
Answers to the most common questions we receive from foreign and local clients about Israeli real estate law.
Fill in the form and we will get back to you within one business day. The first consultation is free and without obligation — by phone, video call, or in person at our Herzliya Pituach office.
4 HaOgen Street
Herzliya Pituach, 4614001
Israel
Sun – Thu: 08:00 – 19:00
Fri: 08:00 – 13:00
Evening calls for overseas clients by appointment
Remote consultations available for overseas clients — by phone or video call in English.
Buying, selling, inheriting, or resolving a property dispute in Israel — one conversation with a senior attorney can change everything. Free first consultation, in English.
Sun–Thu 08:00–19:00 · Fri 08:00–13:00 · In office, by Zoom, or fully remote for overseas clients