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Property & Real Estate Case Studies

20 real cases showing how non-residents navigated property & real estate matters in Israel — with real outcomes.

Showing 1–12 of 20 case studies

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Buying Property · Jul 11, 2026

How a Canadian Couple Safely Bought a Discounted Apartment Inside an Israeli Pinui-Binui Project

A Toronto couple found a Bat Yam apartment priced well below the market. It sat inside an approved evacuate-and-rebuild project. Here is the due diligence that protected them before they wired a shekel.

OutcomeWe confirmed the developer agreement was validly assignable, secured the buyers' step into the seller's bank guarantees, and closed the NIS 2.1M purchase with the right to a NIS 3.4M replacement apartment protected.
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Buying Property · Jul 8, 2026

How a Non-Resident Recovered NIS 912,000 After an Off-Plan Developer Collapsed

An overseas couple paid nearly a million shekels toward an off-plan Israeli apartment. When the developer went insolvent, the statutory bank guarantees returned every shekel.

OutcomeBecause every payment had been made through the project's guaranteed account, the accompanying bank honoured the statutory guarantees and refunded the full amount, index-linked, to the couple abroad without litigation.
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Buying Property · Jul 4, 2026

How a US Buyer Got His Money Back When an Israeli Project Stalled

A US buyer paid half the price of an off-plan Netanya apartment, then the developer stalled for two years. We called the bank guarantee and recovered every shekel.

OutcomeWe called the statutory bank guarantees securing his payments and recovered the full NIS 1.35 million he had paid, linked to the index, without him setting foot in Israel.
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Selling Property · Jul 1, 2026

How One Heir Forced a Sale of a Co-Owned Israeli Apartment

Two non-resident siblings inherited a Haifa apartment and deadlocked over whether to sell. We used the right to dissolve co-ownership to force a fair sale and split the proceeds.

OutcomeWe forced a dissolution of the co-ownership, the apartment was sold through a court-appointed receiver near full market value, and each sibling received a clean half of the proceeds.
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Buying Property · Jun 30, 2026

How an Australian Buyer Dodged a Seller's NIS 180,000 Levy

A Melbourne couple nearly signed a Tel Aviv contract that quietly pushed the seller's betterment levy onto them. We caught the clause and put the NIS 180,000 bill back where the law puts it.

OutcomeWe struck the clause, forced a betterment assessment before completion, and left the NIS 180,000 levy with the seller where the statute puts it, saving the buyers the cost of a renovation they would never pay for.
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Rental Management · Jun 27, 2026

How an Australian Landlord Evicted a Tenant Running an Illegal Airbnb in Tel Aviv

A Sydney landlord discovered his Tel Aviv tenant was illegally subletting on Airbnb. We terminated the lease, removed the tenant, and recovered NIS 61,000 in damages, managed entirely from Australia.

OutcomeThe lease was terminated, the tenant surrendered the apartment, and NIS 61,000 in unpaid amounts and damages was recovered through the Execution Office. The matter closed seven months after instruction, with the landlord never leaving Australia.
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Buying Property · Jun 24, 2026

How a US Buyer Avoided a Demolition Order on a Tel Aviv Apartment With an Illegal Addition

A US couple were about to buy a Tel Aviv apartment that was 18 square metres larger than its permit allowed. Here is how the unpermitted addition was caught and the deal fixed.

OutcomeWe paused the deal, established the demolition and mortgage exposure, and renegotiated a NIS 280,000 price reduction plus a NIS 150,000 escrow holdback, completing the purchase with the bank financing recalculated on the legal area.
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Selling Property · Jun 21, 2026

How a Canadian Heir Sold an Israeli Apartment Stuck in Unregistered Title

An Ottawa heir inherited a NIS 2.65M Ramat Gan apartment she could not sell because the building was never registered as a condominium. Here is how we fixed it.

OutcomeWe completed the condominium registration, perfected the heir's title at the Land Registry, and closed the sale at NIS 2.62M, with net proceeds wired to Canada and a clean foreign tax credit position.
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Buying Property · Jun 19, 2026

How a French Buyer Safely Purchased a Netanya Apartment Still Registered to a Dead Owner

A Paris buyer's Israeli apartment deal nearly collapsed when title proved to be in a deceased owner's name. Here is how a caveat and a phased contract saved it.

OutcomeA phased contract, an escrow deposit, and a registered caveat protected the buyer while the heirs obtained a succession order, completing the transfer in nine months.
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Property Taxes · Jun 16, 2026

How a Foreign Buyer Reclaimed NIS 206,000 in Overpaid Israeli Purchase Tax

A non-resident bought a Tel Aviv flat at the high foreign-buyer purchase tax rate, then moved to Israel. Here is how the overpayment was reassessed and refunded.

OutcomeThe purchase was reassessed at the resident single-apartment rate, and the Israel Tax Authority refunded roughly NIS 206,000 of overpaid purchase tax.
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Buying Property · Jun 13, 2026

How a Toronto Couple Bought a Jerusalem Apartment on Israel Land Authority Leasehold

A Canadian couple discovered their Jerusalem apartment sat on state leasehold land, not freehold. Here is how we capitalized the lease and closed by power of attorney.

OutcomeThe seller capitalized the lease before completion, the apartment was registered to the buyers free of future consent fees, and the entire purchase closed by power of attorney without either buyer leaving Canada.
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Rental Management · Jun 10, 2026

How a French Landlord Evicted a Defaulting Tenant and Recovered Rent Arrears in Israel

A Lyonnaise architect owned a Jerusalem apartment whose tenant stopped paying rent for six months. We recovered NIS 43,000 in arrears and returned possession in under eight months — entirely from France.

OutcomePhysical possession of the apartment was recovered eight months after instruction. NIS 29,000 of the NIS 43,000 in arrears was recovered by bank attachment through the Execution Office. The entire process was conducted from France without a single visit to Israel.
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