Israeli legal services for people living abroad

Israeli Real Estate Lawyer for People Abroad

Clear, practical legal guidance in Israel for people based in the United States, the United Kingdom, Australia and elsewhere abroad.

Website under development: This website is currently being expanded and updated. Some content may not yet have been finally reviewed by Adv. Aviv Gelman. The information on this site is general in nature, does not constitute legal advice, and should not be relied upon without receiving advice tailored to the specific circumstances of your case.

Email-first contact

Send a concise description of the Israeli legal issue to office@aviv-law.co.il.

Remote-friendly process

Many initial steps can be reviewed and organized remotely before deciding what must be handled in Israel.

Focused on Israel

Real estate, inheritance, probate, notary and power-of-attorney issues connected to Israel.

If you live in the United States, United Kingdom, Australia, or elsewhere outside Israel and own—or wish to own—property in Israel, you need a lawyer who understands both Israeli real estate law and the unique challenges faced by people abroad. At Aviv Gelman Law Office, we specialize in helping non-resident clients navigate the Israeli property market with clarity, confidence, and legal precision.

Whether you’re buying your first home in Tel Aviv, selling an inherited apartment in Jerusalem, or managing a rental property from overseas, our firm provides practical, reliable legal support tailored to your situation. We handle every step of the process remotely, so you can secure your interests in Israel without unnecessary travel or stress.

Why You Need an Israeli Real Estate Lawyer When Living Abroad

Owning property in Israel while living overseas presents specific legal and logistical challenges. Israeli real estate law is complex, and the process of buying, selling, or managing property differs significantly from systems in the U.S., UK, or Australia. Without local legal representation, you risk delays, unexpected costs, or even legal disputes.

As your Israeli real estate lawyer, we act as your trusted local representative. We ensure that contracts are fair, transactions are secure, and your rights are protected—all while keeping you informed in clear, straightforward language. Our goal is to make the process as smooth and predictable as possible, no matter where you are in the world.

Common Situations We Handle for Clients Abroad

Buying property in Israel: From reviewing purchase agreements to registering title, we guide you through every stage of the transaction.
Selling property in Israel: We handle contract negotiations, tax calculations, and transfer of ownership to ensure a smooth sale.
Inherited property in Israel: If you’ve inherited real estate in Israel, we help with probate, title transfer, and sale—even if you’re not in the country. Learn more about inheritance and probate for foreign residents.
Rental property management: We assist with lease agreements, tenant disputes, and property maintenance from a legal perspective.
Resolving property disputes: Whether it’s a boundary issue, co-ownership conflict, or contract disagreement, we provide clear legal guidance.
Tax planning and compliance: We help you understand and fulfill your tax obligations in Israel, including capital gains tax and betterment tax.

How We Work With Clients Outside Israel

We’ve designed our practice to serve clients who cannot easily visit Israel. Our process is fully remote, secure, and efficient:

1. Initial Consultation

We begin with a detailed conversation—by email or video call—to understand your goals, concerns, and timeline. This helps us tailor our approach to your specific needs.

2. Document Review and Due Diligence

Whether you’re buying or selling, we thoroughly review all contracts, title documents, and legal records. We verify ownership, check for liens or encumbrances, and ensure the property is free of legal issues.

3. Power of Attorney (When Needed)

If you can’t be in Israel for the transaction, we can act on your behalf using a notarized power of attorney. This allows us to sign documents, register property, and complete the transaction without you needing to travel.

4. Contract Negotiation and Execution

We negotiate terms on your behalf, ensuring the contract protects your interests. We explain every clause in plain language so you know exactly what you’re agreeing to.

5. Closing and Registration

We coordinate with all parties—sellers, buyers, banks, and the Land Registry—to finalize the transaction. We handle payment transfers, tax filings, and title registration, providing you with a full report once the process is complete.

6. Ongoing Support

Even after the transaction is finished, we remain available to answer questions, assist with property management, or help with future legal needs.

Key Legal Considerations for Foreign Property Owners in Israel

Owning real estate in Israel comes with legal and financial responsibilities. Here are some important factors to keep in mind:

Property Taxes in Israel

Israel imposes several taxes on real estate transactions and ownership, including:

Purchase Tax (Mas Rechisha): A progressive tax paid by the buyer, based on the property’s value and the buyer’s status (e.g., first-time buyer, foreign resident).
Capital Gains Tax (Mas Shevach): Paid by the seller when selling a property, calculated on the profit from the sale.
Betterment Tax (Hetel Hashbacha): A municipal tax on the increase in property value due to zoning changes or improvements.
Annual Property Tax (Arnona): A local tax paid to the municipality, based on the property’s size and location.

We help you understand your tax obligations and plan accordingly to minimize your liability.

Foreign Ownership and Restrictions

In general, non-residents can freely buy and own property in Israel. However, there are some exceptions and special rules, such as:

Certain agricultural or state-owned land may have restrictions on foreign ownership.
Some properties in sensitive areas may require government approval for foreign buyers.
Foreign residents may face higher purchase tax rates than Israeli residents.

We review the specific property and your status to ensure compliance with all regulations.

Inheritance and Succession

If you own property in Israel and pass away, the property will be distributed according to Israeli inheritance law—unless you have a valid will that complies with Israeli legal requirements. This can lead to complications, especially if your will was drafted in another country.

We recommend creating an Israeli will or updating your existing will to ensure your property is distributed according to your wishes. Learn more about inheritance planning for foreign residents.

Property Management and Leasing

If you rent out your property in Israel, you must comply with Israeli tenancy laws, which differ from those in the U.S., UK, or Australia. Key considerations include:

Lease agreements must be in writing and include specific terms required by Israeli law.
Security deposits are regulated, and landlords must return them within a set timeframe.
Eviction procedures are strictly regulated and can be time-consuming.

We draft and review lease agreements to protect your rights as a landlord and ensure compliance with Israeli law.

Frequently Asked Questions

Do I need to be in Israel to buy or sell property?

No. With a properly executed power of attorney, we can handle the entire transaction on your behalf. This includes signing contracts, registering the property, and transferring funds. Learn more about powers of attorney for people abroad.

How long does it take to buy or sell property in Israel?

The timeline varies depending on the complexity of the transaction, but most purchases or sales take 2 to 4 months from signing the contract to final registration. Delays can occur due to financing, title issues, or government processing times.

What documents do I need to provide?

The documents required depend on whether you’re buying or selling. Generally, you’ll need:

Proof of identity (passport or ID).
Proof of funds (for buyers).
Title deed or purchase agreement (for sellers).
Power of attorney (if you’re not in Israel).

We’ll provide a full checklist tailored to your situation.

Can I get a mortgage in Israel as a foreign resident?

Yes, but it can be more challenging than for Israeli residents. Some Israeli banks offer mortgages to non-residents, but the terms may be less favorable. We can connect you with financial advisors who specialize in mortgages for foreign buyers.

What happens if there’s a dispute over the property?

Disputes can arise over boundaries, ownership, contracts, or inheritance. We provide legal representation to resolve disputes through negotiation, mediation, or litigation if necessary. Our goal is to protect your interests and achieve a fair outcome.

Do I need an Israeli will for my property?

While not legally required, we strongly recommend having an Israeli will if you own property in Israel. Israeli inheritance law may not align with the laws of your home country, and a valid Israeli will ensures your property is distributed according to your wishes. Learn more about inheritance planning.

How do I pay taxes on my Israeli property?

Tax obligations depend on your residency status and how you use the property. We help you understand your tax liabilities, file returns, and take advantage of any exemptions or deductions you may qualify for.

Can you help with property management?

Yes. While we don’t provide property management services directly, we can draft and review lease agreements, advise on tenant disputes, and connect you with trusted property management companies in Israel.

Get the Legal Support You Need—From Anywhere

Owning property in Israel shouldn’t be a source of stress or uncertainty. With Aviv Gelman Law Office, you have a dedicated legal partner who understands the needs of people living abroad. We provide clear, practical guidance to help you make informed decisions and protect your investment.

To discuss your situation and learn how we can assist you, please email us at office@aviv-law.co.il. We’ll respond promptly to schedule a consultation and begin addressing your legal needs.

For more information about our services for people abroad, visit our Services for People Abroad page.

Need legal assistance in Israel while living abroad?

Email Aviv Gelman Law Office at office@aviv-law.co.il. Please include your country of residence, the Israeli legal issue involved, relevant documents, and any urgent deadlines.