Dvoranit Schwartz, Esq. Israeli Real Estate

18/06/2026

17/06/2026

A typical timeline looks like this:

- Weeks 1–3: Due diligence & contract negotiation
- Week 3-4: Contract signing & initial payment
- Months 1–6: Staggered payment milestones
- Month 2–3: Mortgage approval (if applicable)
- Month 3–6: Tax reporting & payment
- Month 6–18: Title registration in טאבו

New construction? The process can span years from contract to keys.

Every transaction is different. We'll give you a realistic timeline from day one.
#נדלןישראל

16/06/2026

Part of what I love in my job is driving around Israel, and helping people fulfill their dream of owning a home any where across the country, yesterday my clients bought their home in Benyamina (though the signing was in Zichron Yaakov) today Jerusalem. I truly feel lucky to be part of the process!

14/06/2026

Selling your home in Israel? Here's a tax question worth asking.

Most sellers are eligible for an exemption on capital gains tax (מס שבח) — but the rules are specific:

- You must not have sold another exempt property in the past 18 months

You must have owned the property for 18 months or more

- The exemption applies to the residential portion of the value
- It must be your only residential property
-The property must qualify as a residential dwelling
-The exemption has a price ceiling

If you don't qualify for a full exemption, partial relief or deductions may still apply.

Tax planning before you sign can save you tens of thousands of shekels.
#מסשבח

10/06/2026

Just came home from an amazing signing! The best part about it was the connection I had with the other party’s lawyer. We literally sat and chatted for two hours . Those are the type of connections that make or break a deal.

10/06/2026

MYTH: "If I don't register the apartment in my name right away, it's fine."
FACT: Delayed registration is one of the most common and costly mistakes.

Until a property is registered in the land registry (טאבו) in your name, you are not the formal legal owner. The seller could theoretically sell it again, creditors could place liens, or inheritance complications could arise.

Completing the registration is not optional. It's the final — and critical — step of every purchase.

If you completed a transaction years ago and never finished registration, now is the time to act.
#טאבו

07/06/2026

Israel welcomes foreign nationals buying real estate. However, there are important differences:

- No residency requirement to purchase
- Purchase tax (מס רכישה) rates may be HIGHER for non-residents who don't own property in Israel depending on where you purchase the property
- Mortgage options may be more limited
- Some transactions require Bank of Israel approval for currency transfers

Planning from abroad adds complexity — both legally and financially. Start your process with full information.

We work with buyers from around the world.

03/06/2026

The land registry extract (נסח טאבו) is a public document that shows:

- Who legally owns the property
- Outstanding mortgages or liens
- Easements that affect the land
- Whether the property is registered at all

Unregistered properties (רשום במנהל / חברה משכנת) carry additional risks that require a different type of investigation.

This is step one of every transaction we handle — no exceptions.
#טאבו

31/05/2026

Under the Sale (Apartments) Law (חוק המכר דירות), developers must:

- Provide a warranty for 1-7 years depending on the defect
- Deliver the apartment on time or pay compensation
- Register a Sales law/bank guarantee (ערבויות חוק מכר) in your favor to protect your payments

These rights exist by law, but exercising them often requires knowing they exist and acting within strict timeframes.

If you've just received keys to a new apartment, don't wait to document any issues.
#חוקהמכר

27/05/2026

Understanding the process means fewer surprises:

1. Due diligence — checking the land registry (נסח טאבו / אישור זכויות/ עיון בשעבודים), permits, liens & encumbrances
2. Signing the purchase contract (חוזה מכר)
3. Payment milestones — usually staggered over months
4. Reporting to the tax authority & paying purchase tax (מס רכישה)
5. Title transfer — registering the property in your name

Each stage has legal implications. Skipping or rushing any of them can result in financial penalties or worse — losing the property.

We guide clients through every step.
#נדלן