Real Estate Attorney

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Real Estate Lawyer in Israel

Real estate law in Israel encompasses a wide range of legal matters — from purchase and sale transactions to complex property disputes, co-ownership dissolution, Tabu registration, house companies, and shared buildings. Eliyahu & Co. provides comprehensive legal representation across all areas of Israeli real estate law, for residents and foreign nationals alike.

A real estate lawyer in Israel advises and represents clients across the full spectrum of property law: drafting and reviewing purchase and sale agreements, conducting title searches at the Land Registry (Tabu), handling disputes between co-owners or neighbors, registering and transferring ownership rights, resolving issues in shared buildings (batim meshotafim), and litigating real estate claims before Israeli courts at all levels. Israeli real estate law is layered — involving the Land Law, planning and building regulations, tax law, and company law where house companies (gush chelka) are involved. Proper legal representation is not merely advisable: in many real estate matters, it is the difference between a smooth outcome and years of costly litigation.

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Real estate lawyer in Israel — Eliyahu and Co. Law Office, Herzliya Pituach

Real Estate Law in Israel

What Does a Real Estate Lawyer in Israel Handle?

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 registration, inheritance, co-ownership, building violations, or disputed rights. The legal framework is complex, timelines are strict, and errors at any stage can have significant financial consequences.

Eliyahu & Co. is a civil, commercial, and real estate law firm with over 20 years of legal experience. We advise individuals, families, companies, and foreign investors across every area of Israeli real estate law. Adv. Reut Eliyahu personally manages real estate matters — clients receive direct attorney involvement, high availability, and clear communication in plain English.

For international clients, this personal responsibility matters: it reduces uncertainty, prevents costly errors, and creates real confidence when navigating an unfamiliar legal system. Whether you are purchasing property in Israel from abroad, resolving a dispute with a co-owner, registering rights in a decades-old building, or seeking to dissolve a joint ownership arrangement — our firm provides practical, thorough, and results-oriented legal representation.

Our Services

Real Estate Legal Services — Full Scope

Our firm handles the full range of real estate legal matters in Israel — from transactional work and registration to complex litigation and co-ownership proceedings.

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Real Estate Litigation

Property disputes can stall an asset for years and cause significant financial damage — particularly when they involve co-owners, neighbors, or parties asserting possession rights. We represent clients in real estate claims before all Israeli courts, building a strategy that balances the legal outcome with the commercial one. Disputes handled include ownership claims, possession rights, building violations, breach of sale agreements, encroachments, and damages.

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Purchase & Sale Agreements

The sale agreement is the core of any real estate transaction — and where the most significant legal risks are concentrated: registration status, liens and attachments, building violations, tax obligations, timelines, agreed compensation, and guarantees. We represent both buyers and sellers in drafting, reviewing, and managing sale agreements, ensuring full legal protection through to handover and final Tabu registration.

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Registration & Transfer of Rights

Registration of ownership is what provides genuine proprietary security. Imprecise handling creates delays, disputes, and long-term complications. We manage the full registration and transfer of rights process at the Land Registry (Tabu), Israel Land Authority (Rami), and management companies — including removal of encumbrances, mortgage releases, and fulfillment of all conditions precedent to registration.

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Dissolution of Co-Ownership

When a property is jointly held and co-owners cannot reach agreement, dissolution of co-ownership (pirkuk shituf) provides a practical resolution — through physical partition where feasible, or through court-ordered sale with division of proceeds. This arises frequently in inheritance situations, business partnerships, former spouses, and house company structures. We represent clients in all stages of dissolution proceedings before the courts.

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House Companies (Gush Chelka)

In many older buildings, property rights are held through a house company (chevrat gush chelka) rather than directly registered at Tabu. This creates unique challenges in sale, financing, and day-to-day management. We represent apartment owners and shareholders, advise on resolutions and meeting protocols, and manage proceedings before the Companies Registrar — guiding clients through a structure that requires specialized legal experience.

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Shared Buildings (Batim Meshotafim)

Shared buildings involve common property, designated areas (hatzmedot), building bylaws, and decisions of the building committee — and frequently give rise to neighbor disputes. We handle registration of shared buildings, amendment of orders and bylaws, resolution of designation disputes, and representation of residents in building-related legal proceedings, providing comprehensive legal support across all shared building matters.

Discuss Your Matter 074-704-7104 First consultation is free and without obligation.
Why Choose Us

Real Estate Legal Expertise Built Over 20 Years of Practice in Israel

Eliyahu & Co. is not a generalist firm that occasionally handles property matters. Real estate law is one of our primary areas of practice — and our depth of experience across transactions, litigation, registration, and co-ownership proceedings sets us apart.

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Licensed Israeli Attorneys
Fully licensed members of the Israel Bar Association with over 20 years of legal practice. Real estate is a core area — not an add-on service.
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Direct Attorney Responsibility
Adv. Reut Eliyahu personally handles real estate matters. No handoffs to junior staff. Clients know exactly who manages their case.
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International Client Experience
We represent foreign nationals purchasing Israeli property — in English, with full remote capability including Power of Attorney and overseas notary coordination.
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Transactions + Litigation
We handle both sides of real estate law — anticipating litigation risks at the contract stage and approaching disputes with commercial realism.
Schedule a Consultation 074-704-7104 Not sure where to start? Call us — the first consultation is free.
Cost & Fees

How Much Does a Real Estate Lawyer Cost in Israel?

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.

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Purchase / Sale Transaction
Typically 0.5%–1% of property price (+ VAT). Covers due diligence, agreement drafting or review, tax reporting, and Tabu registration.
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Litigation & Disputes
Hourly or retainer-based depending on complexity. Co-ownership dissolution and neighbor disputes quoted individually after initial consultation.
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Foreign Buyer Transactions
Additional steps apply — Tax Authority approvals, international transfers, Power of Attorney. Fee reflects the added scope and remote coordination involved.
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Registration & Fixed-Fee Services
Rights registration, lease agreement review, and defined-scope services available at a fixed fee. Price confirmed before work begins.
Get a Price Quote No commitment required
About the Attorney
Adv. Reut Eliyahu — Real Estate Lawyer in Israel

Adv. Reut Eliyahu

Founder & Managing Attorney | Eliyahu & Co. Law Office

Adv. Reut Eliyahu founded Eliyahu & Co. with a clear focus: practical, straightforward legal counsel in civil, commercial, and real estate law. Over more than 20 years of legal practice, real estate has become one of the firm's primary areas — representing clients in purchases, sales, property disputes, registration matters, co-ownership dissolutions, house company proceedings, and shared building matters across Israel.

Reut handles real estate matters personally. Clients receive direct access to the managing attorney — not a paralegal or junior associate. This matters especially in real estate, where decisions made early in a transaction or dispute can have significant and lasting consequences.

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, and across the Jewish diaspora 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.

Who We Work With

Who Comes to Us for Real Estate Legal Services in Israel?

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Buyers & Sellers
Individuals and families purchasing or selling residential property — first-time buyers, upgraders, and those managing inheritance-related property sales.
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Foreign Nationals & Diaspora
Overseas buyers — including American, British, French, and other Jewish diaspora communities — investing in Israeli residential or commercial real estate, often managing the process remotely.
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Parties in Dispute
Co-owners seeking dissolution, neighbors in conflict, parties to a failed transaction, heirs disagreeing over inherited property, and building residents in legal proceedings.
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Developers & Investors
Real estate developers and property investors requiring legal support for acquisitions, project structuring, commercial lease agreements, and ongoing portfolio management.
FAQ

Real Estate Law in Israel — Frequently Asked Questions

Answers to the most common questions we receive from clients — residents and foreign nationals — about real estate law in Israel.

Israeli law does not require buyers or sellers to have legal representation, but it is strongly advisable. In every transaction, one party's attorney drafted the contract to protect their client. Without independent representation, the other party is exposed to unfavorable terms, undetected title defects, and missed reporting deadlines. The cost of proper legal representation is modest relative to the transaction value; the cost of a problem discovered too late can be enormous.
Dissolution of co-ownership (pirkuk shituf bemekarka'in) allows any co-owner to end a joint ownership arrangement — even without the agreement of the other co-owners. The court orders either physical partition (where feasible) or sale of the property with division of proceeds. This arises commonly in inherited properties, failed business partnerships, divorces, and situations where one co-owner wishes to exit and others refuse.
A house company (chevrat gush chelka) holds title to land and a building, with apartment owners holding company shares rather than direct Tabu-registered ownership. Selling requires share transfers rather than land transactions; mortgage financing is more complex; and the company requires ongoing governance. Without proper legal management, these structures create complications in sale, inheritance, and financing. We regularly advise clients on navigating, regularizing, and exiting house company structures.
Tabu (טאבו) is Israel's Land Registry. Registering ownership at Tabu is the act that makes you the formally recognized owner under Israeli law. Without registration, your rights are not fully protected: a seller who completes another registration first could take priority. We always complete Tabu registration as the final step of every transaction.
Buyers pay Purchase Tax (Mas Rechisha) on a sliding scale — 8% flat for foreign nationals and investors. Sellers may owe Capital Gains Tax (Mas Shevach), with exemptions including the primary residence exemption (available once every four years). Both must be reported to the Israel Tax Authority within strict deadlines. We advise all clients on their specific tax position before contracts are signed.
Yes. There are no general restrictions on foreigners purchasing real estate in Israel. Foreign buyers pay Purchase Tax at 8% on the full price and must complete additional steps. Many foreign buyers complete the entire transaction without traveling to Israel — through a Power of Attorney authorizing our firm to act on their behalf. We communicate with international clients in English throughout.
The most common issues: unregistered or disputed ownership (especially inherited properties never formally transferred); unauthorized construction violating building permits; existing liens or attachments not disclosed by the seller; properties under Minhal requiring complex lease transfer procedures; and outstanding municipal debts. Most of these are invisible without thorough legal due diligence before signing.
Tabu records full private freehold ownership. Minhal (Reshut Mekarke'i Yisrael) manages state-owned land — representing the majority of land in Israel — leased under long-term arrangements. Transactions involving Minhal land require specific approvals and follow different procedures. We are experienced with both systems and explain precisely what rights are acquired in each transaction.
A standard residential transaction takes 3 to 6 months from contract signing to completed Tabu registration, depending on mortgage involvement and property type. Litigation and co-ownership dissolution proceedings typically take 12 months or more. We keep clients informed at every stage and manage all deadlines on their behalf.
Yes. We work regularly with overseas clients via video call and phone in English, and arrange a Power of Attorney to sign documents on their behalf. We coordinate with notaries and Israeli embassies when documents must be executed abroad. Many foreign national clients complete Israeli property transactions without traveling to Israel at any point.
Contact Us

Get in Touch — Free First Consultation

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We respond within one business day. First consultation is free.

Phone
074-704-7104
Address

4 Ha'agam St.
Herzliya Pituach, Israel

Office Hours

Sun – Thu: 08:00 – 19:00
Fri: 08:00 – 13:00

Remote consultations available for overseas clients — by phone or video call in English.

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