Your Dream Home in Israel
Made Accessible.
Expert guidance, seamless processing, and premium financing specifically tailored for foreign buyers and overseas investors.
The Buying Process
Feasibility & LTV Limits
Before searching for a property, understand your borrowing capacity under Israeli regulations.
Key Regulations for Non-Residents:
- Maximum LTV: Capped at 50% (treated as an investment property).
- PTI (Payment to Income): Max monthly repayment is generally 33-40% of your net demonstrable foreign income.
Document Preparation & Translation
Israeli banks require extensive documentation to prove income and source of funds for Anti-Money Laundering (AML) compliance.
- Last 3-6 months of personal bank statements
- Last 3 months of pay stubs (W2 / 1099 for US citizens)
- Tax returns for the last 1-2 years
- Credit report (e.g., FICO score)
- Note: Some banks may require translated and notarized documents with an Apostille stamp.
Power of Attorney (POA)
If you are not physically present in Israel, you need to sign a specific bank formatting Power of Attorney.
This allows your Israeli representative (usually your lawyer) to sign mortgage documents, open bank accounts, and communicate with the bank on your behalf.
Opening an Israeli Bank Account
You must open a local account from which the monthly mortgage payments will be deducted.
FATCA / CRS
US citizens must sign W-9 forms. Residents of CRS countries must declare tax residency.
AML Checks
The bank will perform stringent Anti-Money Laundering checks on the source of your equity funds.
Pre-Approval (Ishur Ikroni)
The "Ishur Ikroni" is an official pre-approval from the bank, outlining the maximum loan amount, terms, and conditions.
Highly Recommended
Obtain this before signing a purchase contract. The pre-approval is typically valid for 24 days regarding the offered interest rates.
Valuation & Mortgage Mix
Once a property is found, the bank sends an appraiser (Shamai). The loan amount is based on the lower of the purchase price or the appraiser's valuation.
The Mortgage Mix (Tmahil)
We will design a custom mix balancing fixed rates, prime-linked, and inflation-linked tracks. We can also negotiate foreign currency loans (USD/EUR) if your income is in that currency.
Finalizing & Funds Transfer
The final steps to secure your dream home in Israel.
- Sign the final loan documents
- Register collateral warnings at the Land Registry (Tabu)
- Transfer equity funds from abroad to your Israeli account
- The bank transfers the loan funds directly to the seller
Financial Calculators
Estimate your costs, purchasing power, and monthly limits under current Israeli regulations for non-residents.
Purchase Tax
Calculator
Foreign buyers and non-residents are subject to the "investment property" tax brackets in Israel. Use our calculator to instantly estimate your mandatory purchase tax (Mas Rechisha).
Current Tax Brackets (Non-Residents)
- • 8% on the portion up to ₪6,055,070
- • 10% on any portion above ₪6,055,070
Values are for estimation purposes only. Actual tax is determined by the Israeli Tax Authority at the time of purchase and is linked to the building input index.
Max Financing (LTV)
Calculate maximum mortgage limits for non-residents.
Non-residents restricted to 50% LTV
Maximum Mortgage Loan
Capped at 50% of base valuation
Required Cash Equity
Does not include purchase tax, legal fees, or broker fees which must be paid from pocket.
Simulator & Approval Check
Calculate PTI limit & simulate bank approval.
1. Your Income Profile
2. Mortgage Scenario (ILS)
Your Max PTI Limit
Approx. 0 ₪
Expected Loan Payment
Secure Your Israeli Dream Today
Navigating foreign real estate markets and international tax compliance requires expertise. Our team specializes in securing the best financing packages for non-residents while ensuring absolute compliance with local regulations.
Initial Consultation
Discuss your goals, property targets, and financial profile to assess feasibility.
Strategy & Pre-Approval
We structure your mortgage track based on currency, rates, and term preferences.
Execution & Closing
We handle the banking bureaucracy, translating documents and negotiating rates on your behalf.
Get Expert Advice
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Ready to secure your property in Israel?
Get expert guidance on Israeli mortgages, FATCA/CRS compliance, and property financing tailored for non-residents.