Sabras, formerly known as Buy Home in Israel, is a company that specializes in Israeli real estate. Our comprehensive services cover every stage of the real estate process, from initial consultation to the successful completion of the deal. Whether you are buying or selling a property, in need of property management services, or require assistance with mortgage brokerage, we have you covered.
Read more About Us here
At Sabras, we provide a wide range of services to cater to your real estate needs. Our offerings include:
a. Comprehensive brokerage services for buying and selling properties.
b. Legal services to ensure a smooth and legally sound transaction.
c. Mortgage brokerage services to assist you in securing the best financing options.
d. Property management solutions to effectively manage and maintain your property.
e. Consultation services to provide expert guidance and advice throughout the process.
f. Additional assistance with various aspects related to your real estate deal, such as construction or moving services.
If you have any questions or require further information, please don't hesitate to contact us. We are here to assist you.
In general, our fees are determined based on the final price of the property and the complexity of the transaction. Here is an overview of our fee structure:
a. Brokerage service: 2% of the final property price.
b. Lawyer service: 0.5-1% of the final property price.
c. Mortgage brokerage service: from 7,000 ₪ to 1% of the loan amount.
d. Property management: Equivalent to 1 month's rent per year.
e. Consultation: Our consultation services start at $149 for a 30-minute session.
Please note that these fees are subject to change based on the specific details of the property and the transaction. Additionally, a value-added tax (VAT) of 17% will be added to the total fees.
If you have any further questions or would like more detailed information about our fees, please feel free to contact us.
To begin your journey towards finding your home in Israel, you can initiate contact with us by using the provided contact information or by filling out this form. By doing so, you will help expedite the process, and we will promptly respond to your inquiry.
Take the first step towards your dream home in Israel by reaching out to us today. We are here to assist you every step of the way.
For a comprehensive guide on purchasing property in Israel, please click here.
1) Preparing:
a. Determine your budget.
b. Consider obtaining a mortgage.
c. Identify preferred areas, cities, or moshavim.
d. Take into account factors such as weather, schools, community, and public transportation.
2) Search:
a. Create a list of properties to visit with your agent.
b. Calculate the final cost of the property, including all fees and taxes.
c. Consider factors like land tax (arnona) and maintenance fees (va'ad habayit).
3) Contract:
a. Engage a real estate lawyer to protect your interests. Consult with your realtor for recommendations.
* It is crucial to have a lawyer specializing in real estate matters.
b. Ensure agreement on the payment schedule and delivery dates.
* Note that the developer may have a two-month grace period for delivery.
c. Sign the contract and proceed with payment and/or mortgage transfer.
d. Congratulations! You are now a property owner in Israel.
Generally, the process of purchasing property in Israel becomes less complicated with the support of experienced professionals such as brokers and lawyers. By finding a reliable real estate agent, you can navigate the entire process smoothly.
Certainly! Non-citizens, foreigners, and non-Jews are indeed allowed to purchase and own property in Israel. In general, foreign buyers can acquire real estate situated on private land, which accounts for approximately 7% of Israel's total land. However, it's important to note that there are exceptions and strategies available to overcome any potential obstacles.
While you may come across certain listings on our website or other online platforms, it's important to note that these represent only a small fraction of the vast real estate market, which comprises over 100,000 diverse listings.
Allow us to assist you in this endeavor. Our aim is to present you with the finest options available in the current market.
Feel free to reach out to us via the provided contact details or complete this form to expedite the process.
Real estate prices in Israel exhibit significant variation, primarily influenced by the property's location. On average, the cost of a property in Israel ranges between 1.7 to 1.8 million NIS (approximately 500,000 USD).
Property taxes in Israel consist of several components, including arnona (land tax), va'ad habayit (tenants committee fees), as well as ongoing expenses for water, electricity, and gas bills.
Arnona is a land tax that is paid every two months and is calculated based on the size of the property and its location within the neighborhood. Each local municipality determines the price per square meter for each neighborhood, which is updated annually. Typically, arnona ranges from 300 NIS for a small apartment to 700 NIS or more for larger apartments per month.
Va'ad Habayit refers to the tenants committee, which acts as an internal council within an apartment complex or condominium. It entails a monthly payment made by each apartment to cover shared expenses related to the building's common areas. These expenses typically include electricity and water bills, elevator maintenance, cleaning and gardening services, gym and pool maintenance, and other relevant costs associated with the shared facilities.
The amount of va'ad habayit primarily depends on the amenities provided by the building. For instance, in a modern building with an elevator, the monthly fee usually starts at around 250 NIS. In contrast, luxurious buildings with additional features such as a gym, pool, spa, and 24/7 security guard may have va'ad habayit fees of thousands of NIS a month.
1. Real estate brokerage service: Approximately 2% of the property price, with some brokers requiring a small prepayment.
2. Mortgage broker: 7,000 NIS to 1% of the mortgage amount, depending on the complexity of the mortgage arrangement. In certain cases, this fee may be higher.
3. Lawyer: 0.5% to 1% of the property price, with the possibility of a higher fee for special circumstances.
4. Purchase tax: Ranging from 0% to 10%, depending on your status and the price of the property.
5. Property management: For investors, the cost is usually one monthly rent amount a year.
* Remember to include VAT in the calculations.
** For precise figures, consult your real estate agent.
Purchasing a property is generally considered a preferable choice since the mortgage payment is often comparable to the rental price. Moreover, a significant portion of the payment goes towards building equity in your own property, making it an investment for the future.
You can see the comparison here.
In general, newly developed or recently built properties tend to offer certain advantages. However, it's worth noting that the construction quality in Israel is typically high. As a result, purchasing a used property that is around 10-15 years old can still provide a comparable level of quality and condition to that of a brand-new property.
Certainly! It is possible to buy property in Israel even before making Aliyah, and you can do it remotely. We recommend consulting with a real estate broker who can guide you on the most efficient process.
There are various types of new projects available in Israel, each with its own characteristics:
a. New projects from developers: These are newly constructed properties supported and financed by Israeli banks. They offer the advantages of modern construction and design.
b. Tama 38 projects: These involve the complete renovation and strengthening of old buildings. Developers renovate and expand the existing structure, often adding two new floors for sale. The apartments in these projects are brand new, and the buildings are renovated and structurally enhanced. You can find more information about Tama 38 projects here.
c. Urban renewal projects: These involve the demolition of old buildings or complexes and the construction of new ones in their place. They provide the same benefits as new projects from developers in terms of modernity and quality.
d. Purchasing groups (Kvutzat rechisha): These are groups of individuals who come together to purchase a plot of land and collectively build a residential building. The aim is to reduce costs through joint efforts. While this option may offer a lower price, it also carries the risk of unexpected additional payments and shared responsibilities within the group.
Each type of project has its own advantages and considerations. It's essential to carefully evaluate the options and choose the one that aligns with your preferences and priorities.
Absolutely, purchasing a property in Israel remotely is a straightforward process. Whether you are buying a property under construction or a completed one, we have solutions to ensure a seamless experience.
For new developments that are still under construction, you will have access to illustrations and floor plans regardless of your location. The information is readily available for you to review and make informed decisions.
When it comes to constructed properties, we offer advanced technology such as VR (virtual reality) tours and video calls. These tools enable you to explore every aspect of the property from the comfort of your PC or tablet. We want to ensure that you have a comprehensive understanding of the property before making a decision.
Rest assured, our dedicated team will guide you through the property search process. Additionally, our experienced lawyer will handle all the legal aspects, including payments through a trust account. Your peace of mind is our priority, and we are committed to providing a secure and reliable transaction.
No matter where you are, we will assist you every step of the way to help you find your ideal property in Israel.
Israel is a diverse country with unique characteristics in each area and city. Factors such as climate, traffic, facilities, transport, and prices vary across different locations. To find the perfect location for you, it's recommended to consult with your real estate agent.
Unfortunately, there are insignificant advantages for new olim (immigrants) when it comes to purchasing real estate in Israel.
Absolutely! The Israeli real estate market is known for its stability and strong demand. Many investors have a deep connection to Israel and choose to invest not only their funds but also their hearts.
The most effective method to save money is by engaging a trustworthy and professional real estate agent. They will not only save you valuable time and money but also ensure that all your needs are met.
Are you ready to start? Get in touch with us and start saving shekels today.
While it is not a requirement, it is highly recommended. A reliable real estate agent can assist you in saving time, energy, and money, guiding you through each stage of the process.
Embarking on this journey alone can be risky, as even a minor mistake could result in significant delays and financial setbacks.
To discover the advantages of our services, please read our "About Us" section or reach out to us using the contact information provided. We are here to help you maximize your benefits.
The necessity of a property inspection depends on the situation.
If you are purchasing a newly constructed property, it is advisable to have it inspected after receiving the keys. While the property is still under warranty, it is prudent to ensure that the construction adheres to the specified standards and regulations.
In the case of a pre-owned apartment, it is generally recommended to have it inspected, although it is not mandatory, especially if the apartment is relatively new and recently built.
Once you have found a property and reached an agreement with the seller, the next steps typically involve the lawyers preparing the contract and conducting the necessary legal checks. This process usually takes around one to two weeks. If no significant issues arise during this stage, you can proceed to sign the contract and finalize the transaction. The remaining steps involve making the payment and adhering to the agreed-upon rendering terms.
It is important to note that there may be factors that could cause delays in the move-in date. These factors include property inspections, mortgage arrangements, contract disagreements, and any obligations or constraints faced by the seller. In many cases, whether the property is new or pre-owned, immediate occupancy is not possible. While the legal aspects can be completed within a few weeks, you may have to wait a few months before you can enter the apartment.
Certainly. The liability of the developer is divided into two distinct periods:
1. Test Period:
During the test period, it is the responsibility of the developer to rectify any defects in the property, unless it can be proven that the defect was caused by the apartment owner. The duration of this warranty period varies depending on the specific defect and can range from one to seven years.
2. Warranty Period:
Following the conclusion of the test period, the buyer assumes the burden of proving that any defects are a result of the property's design, construction, or materials. The warranty period begins immediately after the test period ends and typically spans three years.
These two periods collectively safeguard the buyer's rights and provide assurance regarding the developer's accountability for addressing any issues that may arise with the property.
Certainly. Foreigners, non-citizens, and non-Jews have the opportunity to apply for a mortgage through Israeli banks.
1. Consider opening a bank account in Israel, although it is not mandatory, as it may facilitate the mortgage process.
2. Submit a mortgage application, providing the necessary documentation based on your country of origin, such as identification, bank statements, income details, and more.
3. Obtain pre-approval (ishur ikroni). Remember that the ishur ikroni has a specific validity period.
4. Arrange for life and property insurance. Once the mortgage application is submitted, the bank will typically require the buyer to obtain life and property insurance.
5. The mortgage funds will be transferred to the seller's account in accordance with the terms specified in the contract.
To ensure a smooth and advantageous mortgage experience, we highly recommend seeking assistance from a mortgage broker who can guide you through the process and help you secure the best terms possible.
Click here to read a comprehensive guide for mortgage in Israel
No restrictions apply to the banks you can apply to for a mortgage. You have the freedom to explore different banks, compare their offers, negotiate for better rates, or simply enlist the help of a mortgage broker to handle the process for you.
For Israeli residents with a local income source, it is possible to borrow up to 75% of the property value when purchasing their first or only property.
Investors and foreign residents generally have the option to borrow up to 50% of the property value.
However, it's important to note that in certain situations, these amounts may be increased.
On average, interest rates for mortgage loans in Israel are around 3% for loan periods exceeding 25 years. The specific rate depends on various factors such as the loan duration, borrower's age, income, and the percentage of financing.
As a rough estimate, for every 100,000 NIS borrowed, the monthly payment would be approximately 450-500 NIS.
A "Tamhil" is a combination of multiple smaller loans that are consolidated into one mortgage. Each loan within the Tamhil may have its own interest rate and can be extended over a different period of time. It's important to note that some of the loans within the Tamhil may have exit fees, meaning you would need to pay a fee if you choose to repay the mortgage or a specific loan within it.
The interest rate of each loan within the Tamhil is influenced by the other loans within the combination. Therefore, it is crucial to carefully assemble the Tamhil to align with your future plans and secure the best possible terms.
1. Mortgage brokerage fee (optional): The mortgage brokerage fee ranges from 7,000 NIS to 1% of the mortgage amount, depending on the complexity of the deal and the mortgage amount involved.
2. Origination fees: There is an origination fee of 0.25% of the mortgage amount, with a cap of 5,000 to 10,000 NIS.
3. Smaller fees: Additionally, there are smaller fees amounting to approximately 1,000 NIS.
Please note that these fees may vary depending on the specific circumstances and terms of the mortgage agreement.
In general, new olim do not have significant benefits when it comes to mortgages in Israel.
Selling a property with an existing mortgage is not a problem. You have the option to either repay the mortgage, taking into account any applicable exit fines, or transfer the mortgage to a new property you are purchasing.
The process of obtaining a mortgage in Israel can be lengthy, exhausting, and confusing, especially considering the complexity of loan structures. While it is not mandatory to have a broker, attempting to navigate the process alone may result in a mortgage package that favors the bank rather than you.
Our trusted partners specialize in mortgage brokerage and have assisted numerous clients in securing mortgages on the most favorable terms. Allow us to handle the process for you. We will tailor the mortgage structure to align with your specific needs and future plans, saving you time, effort, and of course, thousands of dollars.
Absolutely! Foreigners, non-citizens, and non-Jews are welcome to purchase, own, and invest in real estate in Israel. While it is true that generally, foreigners can only own properties built on private land, which constitutes approximately 7% of Israel's total land, there are exceptions and strategies available to overcome these limitations. So, rest assured that there are viable options and solutions to facilitate your real estate endeavors in Israel.
Absolutely! Israeli real estate offers stability and high demand, making it an attractive investment option. Many investors feel a strong connection to Israel and invest not only their financial resources but also their passion and commitment. With a thriving real estate market and a strong investor sentiment, Israel presents a promising opportunity for those looking to make a meaningful investment.
One of the most effective ways to save money is by working with a trusted and experienced real estate agent. By doing so, you can benefit in multiple ways. A reliable agent will not only save you valuable time and money but also provide you with the necessary guidance and support throughout the entire process. Their expertise and knowledge of the market will help you make informed decisions and negotiate the best deals. Partnering with a professional real estate agent is a smart investment that can lead to significant savings and a smoother overall experience.
Ready to save some shekels? Contact us here!
Certainly! We provide comprehensive property management services to assist you with the management and maintenance of your property. Our dedicated team is experienced in handling various aspects of property management, including rent collection, tenant screening, property inspections, repairs and maintenance, lease agreements, and more.
We understand the importance of effectively managing your property to ensure its optimal performance and maximize your return on investment.
For further details and to discuss your specific requirements, please get in touch with us. We'll be happy to provide you with more information about our property management services.
Absolutely! We specialize in commercial properties, offering a range of options, including offices, stores, storage spaces, and more. If you are looking to buy or rent a commercial property, we have a diverse selection available for you to explore.
To view our current listings of commercial properties for sale and for rent, please click here. Don't hesitate to reach out to us if you have any questions or require further assistance. We're here to help you find the ideal commercial property for your business.
Certainly! When purchasing a property, it's crucial to have a trusted real estate lawyer by your side. They play a vital role in ensuring a smooth and legally sound transaction. Here's how a real estate lawyer can assist you:
1. Legal Expertise: A real estate lawyer will thoroughly examine the property's legal documents, contracts, and agreements. They will identify any potential issues, such as outstanding liens, zoning restrictions, or undisclosed problems, and provide you with valuable advice.
2. Contract Review: Your lawyer will review the purchase agreement and negotiate terms on your behalf. They will ensure that your interests are protected and that all necessary clauses and contingencies are included in the contract.
3. Due Diligence: Your lawyer will conduct a title search to verify the property's ownership and check for any legal encumbrances. They will also handle necessary searches and inquiries to confirm the property's compliance with local regulations.
4. Tax and Fee Guidance: A real estate lawyer will provide guidance on applicable taxes, fees, and other financial obligations associated with the purchase. They will ensure you understand your financial responsibilities and help you navigate through the process.
5. Property Registration: Once the transaction is complete, your lawyer will handle the property registration process, ensuring that your ownership rights are officially recorded with the relevant authorities.
Having a real estate lawyer on your side offers peace of mind, as they protect your legal rights and provide expert advice throughout the entire property buying process. It's essential to choose a knowledgeable and experienced lawyer who specializes in real estate matters.
If you're in need of a trusted real estate lawyer, we can provide recommendations and connect you with professionals who can assist you. Contact us for further assistance or to learn more about our services.
Finding the right real estate lawyer is crucial for a smooth property transaction, especially for non-Israeli clients. Here's what you should consider:
1. Specialization and Experience: Look for a lawyer who specializes in real estate law and has experience working with clients from your country or with similar backgrounds. This ensures they have the expertise and understanding of your specific needs.
2. Language Proficiency: If English is not your fluent language, it's beneficial to find a real estate lawyer who can communicate effectively in your native language. Clear communication is essential to understand the legal intricacies and address any concerns or questions you may have.
3. Reputation and Reviews: Research the lawyer's reputation in the industry and check for client reviews or testimonials. This will give you insights into their professionalism, expertise, and client satisfaction.
4. Compatibility and Trust: Building a strong rapport with your lawyer is important. You should feel comfortable discussing your requirements, concerns, and expectations. Choose someone you can trust and rely on throughout the entire process.
If you're in need of a real estate lawyer with expertise in serving non-Israeli clients, we can assist you in finding the best match. Contact us to discuss your requirements, and we'll connect you with a highly qualified lawyer who meets your criteria.
Your satisfaction and successful property transaction are our top priorities. Get in touch with us today to find the perfect real estate lawyer for your needs.
Certainly! We have real estate lawyers fluent in various languages, including English, Russian, French, German, Spanish, Portuguese, and more.
If you're in need of a real estate lawyer, reach out to us, and we'll connect you with the best one for your specific needs. Contact us here to get started.
The fee for a real estate lawyer typically ranges from 0.5% to 1.5% of the property price, varying based on the specific property's value and the complexity of the transaction.
It's important to discuss the fee structure with your lawyer upfront and ensure that you have a clear understanding of the costs involved.
To open a bank account in Israel, you can visit one of the banks in your area. You will be required to provide specific documents and make a small deposit. If you are currently residing in a temporary location, it is advisable to visit a branch near your intended place of residence. Unlike in some other countries, certain actions may necessitate your physical presence at your original branch and cannot be completed at other branches of the same bank.
In cases where visiting Israel is not possible, our team of lawyers can assist you in opening a trust account and facilitating any necessary payments on your behalf.
Foreigners are indeed eligible to open bank accounts in Israel. Dedicated branches of various banks cater to non-residents living abroad or planning to relocate to Israel.
When selecting a bank, we recommend choosing a branch in close proximity to your home or intended place of residence, as you may need to visit the branch frequently during your initial period in Israel.
The process for a non-Israeli to open a bank account in Israel involves submitting an application at one of the designated branches for non-residents. You will need to provide specific documents and make a small deposit. If you are unable to visit Israel, our lawyers can assist you in opening a trust account and handling any required payments.
A trust account, also known as an account in trust, is a financial account managed by a trustee (typically a lawyer) on behalf of a client for the purpose of making payments to designated parties without the client's physical presence. Trust accounts are commonly used by buyers who wish to remotely purchase property in Israel without visiting in person.
To transfer money to Israel, the most convenient method is to make a direct transfer from your bank account to your trust account or bank account in Israel. To avoid potential tax-related issues, ensure that the transfer originates from your personal bank account rather than a company or a relative's account.
Additionally, there are broker companies that offer lower exchange rates for money transfers to Israel. When utilizing a currency broker, it is important to verify that the company is licensed and regulated by the Israeli Capital Market Authority.
Certainly! If you have a bank account with one of the Israeli banks, you can apply for a credit card that also functions as an ATM card.
It's important to note that you may be required to make a specific deposit into your account in order to be eligible for the credit card.
For a comprehensive guide on renting a property in Israel, please click here.
1) Preparation
a. Clearly define your requirements, including the desired location, property type, size, and specific features.
b. Consider important factors such as access to public transportation, proximity to schools and amenities, community atmosphere, and local weather conditions.
c. Establish a budget that aligns with your financial capabilities and preferences.
2) Property Search
a. Work with your agent to compile a list of potential properties to visit that meet your criteria.
b. Conduct a thorough assessment of the total costs and expenses associated with each property, taking into account all relevant fees and taxes.
c. Consider factors such as agent fees, arnona (land tax), va'ad habayit (committee fees), and ongoing payments when evaluating the financial implications.
3) Contract Process
a. Request a copy of the contract in your native language or ensure that someone proficient in your language can explain each paragraph of the contract to you.
b. If your monthly rent exceeds 20,000 NIS, it is advisable to hire a lawyer to review the contract and provide legal guidance.
c. Keep in mind that not all agents possess sufficient legal knowledge to offer comprehensive assistance, so seeking independent legal advice may be beneficial.
d. Once you are satisfied with the terms, sign the contract and fulfill the necessary payment and guarantee requirements.
4) Moving In
a. Ensure that the property is delivered to you in the condition specified in the contract, including any agreed-upon furnishings or amenities.
b. Transfer utility bills, such as electricity, gas, water, and arnona, into your name to ensure proper billing and responsibility.
c. Establish communication with the va'ad (residents' committee) to facilitate timely and accurate payment of any communal expenses.
Renting a property in Israel involves careful consideration of your needs, thorough evaluation of the costs, and diligent attention to the contractual and moving processes. By following the steps described in the full guide and seeking professional guidance, you can navigate the rental market with confidence.
Certainly! Non-Jewish foreigners and non-residents are eligible to rent properties in Israel. In order to meet the landlords' requirements, it is usually necessary to have a bank account, a checkbook, and sometimes a guarantor in Israel.
In addition to the monthly rent, there are several additional payments to consider:
1) One-time payments:
a. Agent fee: Typically equivalent to one month's rent plus VAT (17%).
b. Contract translation: Approximately 200-500 NIS, depending on factors such as contract size, language, urgency, etc.
c. Lawyer fee: Approximately 500-2000 NIS.
2) Ongoing payments:
a. Arnona (land tax): Approximately 400-500 NIS per month for an average 4-room apartment. The amount may vary based on the property's size and location.
b. Va'ad habayit (tenants committee): Approximately 300-350 NIS per month for an average building with an elevator. In luxurious buildings with extensive facilities, the cost can be several thousand shekels per month.
c. Utilities (gas, electricity, water): Approximately 600-700 NIS per month for a family of four. Actual costs may vary depending on usage (mainly A/C) and the number of occupants.
It's important to take these additional payments into account when budgeting for a rental property in Israel.
In general, yes.
If your contract includes a clause regarding early termination, you will need to provide the landlord with a 60-day notice before leaving the property.
Alternatively, you can advertise the property and find a suitable tenant who meets the same requirements and guarantees and can assume your position in the contract (subject to the landlord's approval of the new tenant).
Certainly! Our property management services are available for personal use apartments as well. You can find more information about it here.
