Yes. US and Canadian citizens can purchase Israeli real estate with full legal rights, identical to those held by Israeli citizens, with no residency, visa, or prior visit to Israel required. Israeli law places no nationality-based restrictions on property ownership. The only administrative requirement is obtaining an Israeli tax identification number, which your attorney arranges as a routine part of the purchase process using a copy of your passport. It takes days, not weeks, and does not require you to be physically present in Israel. There is no foreign ownership quota for apartments or condominiums in Israel, unlike the percentage caps that exist in some Asian markets. The purchase process is well-established and handled by specialist Israeli real estate attorneys who work with North American clients regularly.

Foreign buyers pay Israeli purchase tax (Mas Rechisha) of 8% on the first 6,055,070 NIS of the purchase price and 10% on any amount above that. This applies to the entire price with no exemption bracket. This is your single largest closing cost line item and the number that catches most North American buyers off guard. Israeli residents buying their first home pay 0% on the first 1.978 million NIS, creating a gap of well over 150,000 NIS on a typical apartment compared to what a local buyer pays. The purchase tax framework was formally extended and frozen through the end of 2026 by the Israel Tax Authority, so these rates are not changing before then. Budget 8-10% of the purchase price as a hard closing cost from day one of your financial planning. One important exception: new immigrants (Olim Hadashim) qualify for a significantly reduced rate. See Question 10 for the full breakdown.

Total closing costs for a foreign buyer in Israel run approximately 10-12% of the purchase price on a standard transaction, and up to 16% on complex higher-value deals with mortgage financing. Here is the breakdown of where that money goes: •       Purchase tax (Mas Rechisha): 8-10% of full purchase price (the dominant cost) •       Attorney fees: approximately 1-1.5% of purchase price, plus VAT at 18% •       Real estate agent commission: typically 2% plus VAT, sometimes negotiable •       Tabu (land registry) registration fees: a few thousand NIS, fixed government fee •       Mortgage-related costs if financing: bank appraisal, mortgage broker fee, and bank arrangement fee The VAT rate in Israel increased to 18% in January 2025 and remains at that level as of June 2026. VAT applies to new apartments from developers (embedded in the listed price) and to professional service fees. Resale apartments purchased from private individuals do not carry VAT on the purchase price itself. Build your financial model on 12% total closing costs to be conservative. If you come in under that, you are ahead.

Yes, Israeli banks lend to non-resident American and Canadian buyers, but the terms are stricter than what Israeli residents receive. The maximum loan-to-value ratio is 50%, meaning you must bring at least 50% of the purchase price in cash. Israeli mortgages are typically structured as a blended mix of fixed-rate, variable-rate, and CPI-linked (Prime-rate) tracks. As of early 2026, foreign buyers are seeing mortgage rates between 4.8% and 6.5%, higher than the rates available to Israeli residents following the Bank of Israel rate cut to 4.25% in November 2025. US citizens face additional documentation requirements due to FATCA (Foreign Account Tax Compliance Act) compliance. Expect the Israeli bank to request: last two years of US tax returns, proof of income, three to six months of bank statements, proof of the source of your down payment funds, and sometimes a credit report from a US bureau. The most important rule: obtain written mortgage pre-qualification from an Israeli bank before you sign any purchase contract. Israeli contracts have no mortgage contingency clause. See Question 5 for why this matters enormously.

You will likely lose your deposit. Unlike US real estate contracts, Israeli purchase agreements contain no mortgage contingency clause. If your financing collapses after signing, you are in breach of contract and the seller can retain your deposit (typically 10% of the purchase price) and may pursue additional damages under the penalty clause. This is the highest-risk blind spot for North American buyers, because we are conditioned to assume that a financing contingency is standard. It is not in Israel. The solution is simple but non-negotiable: get written mortgage pre-qualification from an Israeli bank before contract signing, discuss the financing risk explicitly with your attorney during contract review, and ensure your equity funds are confirmed liquid and transferable before you commit. For off-plan purchases using the 20/80 payment structure, the risk is lower because 80% of the funds are not due until delivery, but the 20% down payment at signing is still at risk if you breach.

Israeli law mandates two layers of financial protection on every off-plan purchase: a Bank Guarantee (Arvut Bankit) covering 100% of your payments, and bank accompaniment (Livui Bankai) supervising the developer's construction financing. The Bank Guarantee (Arvut Bankit) means that for every payment you make toward an off-plan property, an Israeli bank issues a guarantee to return that exact amount if the developer becomes insolvent or fails to deliver. Your capital is protected by statute, not by trust in the developer. Bank accompaniment (Livui Bankai) is a separate mechanism where the bank financing the developer's construction monitors construction milestones and only releases development funds as verified progress is achieved. This structural oversight significantly reduces the risk of a project stalling or funds being misappropriated. These two protections together are established under Israel's Sale Law (Chok HaMecher) and have been in place for decades. They are the primary reason that off-plan buying in Israel carries a fundamentally different risk profile than pre-construction purchases in many other countries. Before signing any off-plan contract, verify that the Bank Guarantee is in place, confirm the guarantee expiry date extends beyond the latest realistic delivery scenario, and ensure your attorney reviews the full protection documentation.

The 20/80 payment plan is a pre-construction payment structure where you pay 20% at contract signing to lock in today's price, and the remaining 80% is due only at completion. It is the dominant payment model for luxury new construction in Israel. For North American buyers specifically, the 20/80 structure is highly favorable because it minimizes the immediate capital outlay and keeps 80% of your purchase funds working in the US or Canada during the 3 to 5 year construction window. Your purchase price is fixed at signing, so any appreciation in value during construction is entirely yours. There is one important cost component to understand: the unpaid balance on an off-plan contract is typically linked to the Construction Input Index (Madad), which tracks material and labor cost inflation. This means the 80% you pay at delivery is adjusted by the Madad from the signing date to the delivery date. Ask your agent and attorney to show you the historical Madad adjustment range on comparable projects so you can model the realistic final cost. The combination of today's locked price, statutory Bank Guarantee protection, and deferred payment makes the 20/80 structure one of the most buyer-friendly pre-construction frameworks available in any global market.

Off-plan construction in Israel typically takes 3 to 5 years from contract signing to key handover. If the developer misses the delivery date, Israeli law entitles you to monthly compensation starting from day 61 of the delay. Under the Israeli Sale Law Amendment 5, the developer has a 60-day statutory grace period beyond the contracted delivery date at no cost to them. From day 61, the developer must pay you monthly compensation equal to 1.5 times the market rental value of a comparable apartment for months 1 through 8 of the delay, then 1.25 times market rental from month 9 onward. To illustrate: if a comparable apartment rents for 7,000 NIS per month (approximately 1,900 USD), a 6-month delay after the grace period would generate approximately 63,000 NIS in compensation. A 12-month delay would generate approximately 105,000 NIS. Your Bank Guarantee remains fully in force throughout the entire delay period. Before signing, verify three things: (1) the delivery date in the contract is a hard calendar date, not a vague estimate; (2) compensation is tied to statutory market rental value, not a capped flat amount; and (3) the Bank Guarantee expiry date extends well beyond the latest realistic delivery scenario.

In Israel, apartments are described by total rooms (chadarim), which includes the living room in the count. Subtract 1 from the Israeli room count to get the number of bedrooms. A 4-room Israeli apartment has 3 bedrooms. This surprises nearly every North American buyer encountering Israeli listings for the first time. The formula is simple and consistent: •       3-room apartment = 2 bedrooms + 1 living area •       4-room apartment = 3 bedrooms + 1 living area •       5-room apartment = 4 bedrooms + 1 living area •       6-room apartment = 5 bedrooms + 1 living area Israeli apartment sizes are measured in square meters. One square meter equals approximately 10.76 square feet. A 100 sqm apartment is approximately 1,076 square feet. When reviewing listings or floor plans online, always verify the bedroom count separately from the room count. Do not assume the North American convention applies.

New immigrants to Israel (Olim Hadashim) who make Aliyah pay a significantly reduced purchase tax rate, typically 0.5% to 5%, on a single home purchase if the property is acquired within 7 years of their Aliyah date. To put the financial impact in concrete terms: on a 5,000,000 NIS property (approximately 1.35 million USD), a standard foreign buyer pays 8-10% purchase tax, roughly 400,000 to 500,000 NIS. An Oleh Hadash on the same property may pay as little as 75,000 to 150,000 NIS. The difference is a six-figure saving in US dollar terms. Many North American buyers purchase before making Aliyah and subsequently claim the reduced rate, which is a legal and well-established sequence. However, the eligibility rules, timing conditions, and rate tiers must be reviewed carefully with a qualified Israeli real estate attorney and a cross-border tax adviser before any transaction. The rules are set by the Israel Tax Authority and are applied strictly. One frequently misunderstood point: the primary Olim benefit is on purchase tax (Mas Rechisha), not on VAT. A narrow VAT-exemption track exists for certain qualifying Olim on certain first-home transactions, but it is not automatic and eligibility must be reviewed individually.

The two primary recurring costs for Israeli property owners are Arnona (municipal property tax) and Va'ad Bayit (building committee fee). Both are payable in Israeli shekels and are separate from any mortgage payment. Arnona is Israel's municipal property tax, charged by the local city government based on apartment size and location. Rates vary significantly by city and neighborhood. As a general benchmark, Tel Aviv apartments typically incur Arnona of approximately 70 to 120 NIS per square meter per year. A 100 sqm apartment in Tel Aviv could therefore carry Arnona of 7,000 to 12,000 NIS per year (approximately 1,900 to 3,200 USD). Va'ad Bayit is the building committee fee covering shared maintenance, common areas, elevator, landscaping, and building management. In a standard building it runs a few hundred NIS per month. In a premium tower with full concierge, 24/7 lobby staff, gym, and pool, expect 1,000 to 2,500 NIS per month (approximately 270 to 675 USD). Additional costs to budget for: utilities (electricity, water, internet), building insurance (typically arranged through the Va'ad Bayit), and property management fees if you are renting the apartment while abroad (typically 8 to 12% of monthly rent).

All large property transfers into Israel require Source of Funds documentation under Israeli Anti-Money Laundering (AML) law. Work through a licensed currency specialist or specialized foreign exchange firm, not a standard retail bank wire. Israeli banks are required by law to verify the origin of significant incoming funds. For a real estate transaction, you will typically need to provide: documentation proving the source of your down payment (bank statements, investment account statements, or evidence of a property sale), a letter from your attorney or accountant confirming the funds are for a property purchase, and potentially notarized copies of supporting documents if the bank requires them. US citizens face an additional compliance layer because of FATCA, which creates reporting obligations for Israeli financial institutions that hold US persons' accounts. This is administrative, not a barrier, but it means you should expect more paperwork than a typical local buyer. The practical approach: engage a licensed foreign exchange firm experienced specifically with Israel real estate transactions. They handle the AML compliance documentation, manage the currency conversion at significantly better rates than a retail bank wire, and coordinate directly with your Israeli attorney's escrow account. Do not attempt to wire large funds without this infrastructure in place.

Generally yes, but the rules are address-specific and building-specific. Tel Aviv has municipal short-term rental regulations. Jerusalem has no formal ban. Individual building bylaws may prohibit it regardless of city rules. Confirm the status of your specific building before signing. Tel Aviv municipality passed short-term rental regulations that restrict rental periods in certain zones and require city registration at the address level. Whether a specific address is in a restricted zone must be verified with your attorney as part of contract due diligence, not assumed based on neighborhood. Jerusalem currently has no formal citywide ban on short-term rentals, but individual buildings may prohibit Airbnb-style use through their Va'ad Bayit (building committee) bylaws. These are building-level rules that override your personal preference as an owner. The 10% flat tax on rental income described in Question 14 applies to both long-term and short-term rental income from Israeli property. For short-term furnished rentals that generate higher gross income, run the numbers against both tax tracks with a cross-border accountant.

Israeli rental income is taxed at either a 10% flat rate on gross income (Track 2, often best for non-residents) or standard marginal rates with deductions (Track 1). Capital gains on sale are taxed at 25% in Israel, with potential additional obligations in the US or Canada depending on your residency status. Rental Income - Two Tracks: •       Track 1 applies standard Israeli marginal rates (31% to 50%) with deductions allowed for depreciation, mortgage interest, and maintenance costs. •       Track 2 is a 10% flat tax on gross rental income with no deductions permitted. For most non-resident North American owners, Track 2 wins decisively in net tax paid. To illustrate: on 180,000 NIS per year in rental income (approximately 48,000 USD), Track 2 costs 18,000 NIS in Israeli tax. Track 1 at marginal rates could cost 55,000 to 90,000 NIS. The flat rate requires no annual Israeli income tax return for rental income, which simplifies administration. Capital Gains on Sale (Mas Shevach): Foreign sellers pay Israeli capital gains tax (Mas Shevach) at 25% on the real gain after inflation adjustment using the Israeli index. Olim Hadashim may qualify for a reduced rate during their early Aliyah period. The North American dimension: US citizens owe tax to the IRS on worldwide income and gains regardless of where they live. Canadians owe Canadian capital gains tax on disposition of foreign property. Both the US and Canada have bilateral tax treaties with Israel that provide credits for Israeli taxes paid, so you generally will not pay full tax in both jurisdictions simultaneously. The interaction is complex and requires a dual-jurisdiction tax adviser to model correctly before you buy, not after you sell.

No. Property ownership in Israel, regardless of the purchase price, creates zero immigration rights. Israel has no Golden Visa or investor visa program. The Law of Return is a completely separate and unrelated path available to qualifying Jewish individuals through Aliyah. This is one of the most important facts for North American buyers to understand before transacting. You will see Israel real estate marketed alongside countries like Portugal, Malta, or Greece that offer Golden Visa programs tied to property investment. Israel is not one of those countries. Buying a 5 million dollar apartment in Tel Aviv creates no immigration entitlement whatsoever. For qualifying Jewish buyers, the Law of Return (Chok HaShvut) provides a separate and entirely independent pathway to Israeli citizenship through Aliyah. This right is based on eligibility under the Law of Return, not on property ownership. Many North American buyers purchase first and make Aliyah later, which is a common, legal, and well-established sequence. The two tracks are legally independent of each other. If Aliyah is part of your longer-term plan, the timing of your purchase relative to your Aliyah date has significant tax implications, particularly on the purchase tax benefit described in Question 10. This is a core strategic decision that should be discussed with both your Israeli real estate attorney and your Jewish Agency representative before you transact.

You must have your own independent attorney. The developer's attorney represents the developer exclusively - their job is to protect the developer's interests and ensure registration, not to negotiate terms in your favor or flag risks to you. This point cannot be overstated. In Israeli new construction purchases, developers often present a lawyer who handles the paperwork for both sides. This is not neutral representation. That attorney is the developer's attorney. They will not push back on one-sided clauses, ask questions that slow the developer's process, or negotiate protections you do not know to ask for. Your independent attorney conducts a Tabu (Land Registry) title search, reviews the contract for clauses that expose you to risk, registers the He'arat Azhara (legal caveat) immediately to freeze the title against competing claims, handles your purchase tax filing with the Israel Tax Authority, coordinates fund transfers through their escrow account, and completes final Tabu registration in your name. Independent legal representation typically costs 0.5% to 1.5% of the purchase price plus VAT. On a 2 million dollar purchase, that is 10,000 to 30,000 USD - a small price relative to the asset being purchased and the risks of not having it.

Yes. North American buyers routinely complete Israeli real estate purchases entirely remotely using a notarized Power of Attorney, which authorizes your Israeli attorney to sign contracts, make payments, and register title on your behalf. The Power of Attorney (POA) is a legal document that must be notarized in the country where you execute it (the US or Canada), then authenticated with an Apostille stamp from your state or provincial government, and in some cases additionally authenticated at the Israeli consulate. Your Israeli attorney will provide the exact language and format required. Under a POA, your attorney can sign the purchase contract, register the He'arat Azhara, pay purchase tax to the Tax Authority, transfer funds from their escrow account to the developer, and complete final Tabu registration - all without you being present in Israel. Many buyers choose to visit Israel for the initial property selection and then complete the contract and closing remotely. Others complete the entire process without visiting, relying on virtual tours, video calls with their attorney, and detailed floor plans. Both approaches are legally valid and operationally common.

The Tabu is Israel's official Land Registry, maintained by the Ministry of Justice. Legal ownership of Israeli real estate only transfers when the transaction is formally recorded in the Tabu - signing a contract is not sufficient. Israel has two main property registration systems. The Tabu (Land Registry) covers fully registered freehold properties - the most secure form of title. Some properties are registered with the Israel Land Authority (ILA) under long-term lease arrangements, or recorded through a building company (chevra meshakenet) for apartments in older buildings. Your attorney confirms which system applies before signing. The registration process works in two stages. First, your attorney registers a He'arat Azhara (legal caveat) immediately after you sign the purchase contract. This caveat freezes the title, preventing the seller from transferring the property to anyone else, mortgaging it, or creating any encumbrance during your transaction. It is more protective than title insurance because it prevents problems from arising rather than compensating for them afterward. Second, after all payments are complete and purchase tax is paid, your attorney completes full Tabu registration in your name. This final registration typically takes 4 to 16 weeks after closing, depending on the municipality and registry workload. Until registration is complete, the He'arat Azhara provides your legal protection.

Israeli succession law applies to Israeli real estate regardless of the owner's nationality. A US or Canadian will alone is generally not sufficient - Israeli probate is separately required, and an Israeli will prepared by an Israeli attorney is the recommended standard protection. Israel imposes no inheritance tax or estate tax on the death of a property owner as of June 2026. Assets pass to heirs without a tax liability at the point of inheritance. However, heirs who subsequently sell the inherited property may face capital gains tax (Mas Shevach) calculated from the original owner's purchase price. If you die without an Israeli will, Israeli intestate succession law applies regardless of what your US or Canadian will states. Under Israeli intestate law, the general rule is that half of the estate passes to the spouse and half to the children, which can create forced co-ownership of an apartment among heirs who may disagree on what to do with it. The recommended approach for North American buyers: have an Israeli attorney draft an Israeli will that is explicitly scoped to your Israeli real estate assets, and coordinate it with your existing US or Canadian will to ensure the two documents work together rather than create jurisdictional conflicts. For US citizens, your Israeli property is included in your US federal estate for estate tax purposes. The 2026 federal estate tax exemption stands at approximately 13.99 million USD per individual. The US-Israel Tax Treaty does not include estate tax provisions.

A He'arat Azhara is a legal caveat registered in the Tabu (Land Registry) in your name immediately after you sign a purchase contract. It freezes the title, preventing the seller from transferring the property to anyone else or creating any new encumbrance until your transaction is complete. The He'arat Azhara is the single most important protective step in an Israeli real estate transaction after signing the contract. Without it, an unscrupulous seller could theoretically sell the same property to multiple buyers simultaneously, mortgage the property against your purchase funds, or create a lien that would complicate your title. Registration of the He'arat Azhara is not optional and not something your attorney should delay. It should be filed within 24 to 48 hours of contract signing. The registration fee is minor. The protection is absolute: once your caveat is on the Tabu, no competing transaction can be registered against the property. Israel has no title insurance industry of the kind that exists in the US and Canada. The He'arat Azhara plus your attorney's Tabu due diligence together perform a more protective function than title insurance: they prevent title problems from arising at all, rather than compensating for them after the fact.

New construction from a developer and resale purchases from private owners follow different legal frameworks, carry different tax structures, and present different risk profiles. Both are available to North American buyers. New construction (off-plan or newly completed): you buy directly from the developer at developer pricing, the price includes 18% VAT embedded in the listed price, and your funds are protected by the statutory Bank Guarantee (Arvut Bankit) under Israel's Sale Law. Payment is typically structured as 20/80. Customization of finishes (Shinuiei Dayarim) may be available during construction. The developer's construction company provides warranty coverage after delivery. Resale (second-hand from a private seller): VAT does not apply to the purchase price itself. The price is whatever you negotiate. Purchase tax rates are the same for foreign buyers (8-10%). There is no Bank Guarantee - your He'arat Azhara and attorney's Tabu due diligence provide protection. The transaction typically moves faster than off-plan because there is no construction period. You can physically inspect the completed apartment before committing. The key strategic difference: off-plan new construction offers a fixed price during a construction window with appreciation potential, while resale offers a known, inspectable product with faster completion. Most North American buyers making a first purchase lean toward new construction with its statutory protections, while repeat buyers sometimes prefer resale for specific neighborhoods or building characteristics.

Joint ownership of Israeli property by spouses or partners is common and straightforward to register, but requires explicit decisions about title structure, and a coordinated Israeli will is essential to avoid forced co-ownership disputes among heirs. Israeli property can be registered in joint names in the Tabu with equal shares as the default. If you want a different ownership split (for example, 70/30 for estate planning or tax reasons), this must be specified explicitly in the purchase contract and in the Tabu registration - it does not happen automatically. On the death of one joint owner, Israeli succession law applies. Unlike some US states that have automatic right of survivorship for joint tenancy, Israel does not automatically transfer the deceased partner's share to the surviving partner. Without a valid Israeli will, the deceased's share passes according to Israeli intestate succession, potentially creating a situation where the surviving spouse co-owns the apartment with the deceased's children from another relationship. The practical solution: ensure both partners execute Israeli wills with an Israeli attorney, specifying what happens to their share of the property. Coordinate these with your existing US or Canadian estate documents. This planning step costs a fraction of the problems it prevents.

The Israeli buying process runs through 9 main stages: select property, engage attorney, receive due diligence, negotiate contract, sign and pay deposit, register He'arat Azhara, make staged payments, receive keys at delivery, and complete Tabu registration. Stage 1 - Property selection and pricing: tour the property (in person or virtually), review floor plans and specifications, confirm pricing and payment schedule with the agent or developer. Stage 2 - Engage your independent attorney immediately, before signing anything including preliminary documents. Do not sign a Zikaron Devarim (letter of intent) before your lawyer reviews it. Stage 3 - Due diligence: your attorney searches the Tabu for title status, existing liens, mortgages, encumbrances, or any legal flags on the property. This takes days to weeks depending on the property. Stage 4 - Contract negotiation: your attorney reviews and negotiates the purchase contract. Every clause matters. There is no standard contract in Israel. Stage 5 - Signing and deposit: you sign the contract and pay the initial deposit (typically 10-20% for resale; 20% for off-plan 20/80). Your attorney registers the He'arat Azhara within 24-48 hours. Stage 6 - Purchase tax filing: your attorney files the purchase tax declaration with the Israel Tax Authority and pays the Mas Rechisha on your behalf. Stage 7 - Staged payments: for off-plan, follow the 20/80 payment schedule. For resale, pay the balance per the contract timeline. Stage 8 - Delivery (off-plan) or closing (resale): receive keys, do a walkthrough inspection, note any defects in writing to the developer. Stage 9 - Tabu registration: your attorney completes final registration of ownership in your name. This typically takes 4 to 16 weeks after all payments are complete.

Israeli properties are subject to municipal zoning, building permit requirements, and condominium building bylaws. Unauthorized additions are a known risk in resale properties and must be identified by your attorney during due diligence. For renovations inside your apartment, most cosmetic work (painting, flooring, kitchen updates) requires no permit. Structural work, changes to load-bearing walls, adding or removing rooms, or altering the building envelope requires a building permit from the local municipality. Doing structural work without a permit creates a legal liability that complicates resale and financing. Unauthorized additions are a documented problem in Israeli real estate, particularly in Jerusalem, Tzfat, and other older cities. Many homes have added rooms, expanded balconies, or other modifications that were never approved by the municipality. Your attorney must verify during due diligence that the apartment matches its approved building plans. Buying a property with unauthorized additions means inheriting that legal exposure. In a condominium building, the Va'ad Bayit (building committee) may have bylaws restricting certain uses, modifications to common areas, or the installation of specific equipment such as air conditioning units on building facades. Review the Va'ad Bayit bylaws with your attorney before signing.

The five most common mistakes North American buyers make are: signing preliminary documents without legal review, skipping mortgage pre-qualification, assuming the developer's attorney represents them, ignoring the Madad adjustment on off-plan balances, and failing to prepare an Israeli will after purchase. Mistake 1 - Signing a Zikaron Devarim (letter of intent) without your attorney: Israeli courts have ruled that a Zikaron Devarim can be legally binding despite its informal appearance. Never sign any document related to a property purchase before your attorney has reviewed it. Mistake 2 - Skipping mortgage pre-qualification: Israeli contracts have no financing contingency. If your bank declines after you sign, you lose your deposit. Get pre-qualified before you fall in love with a property. Mistake 3 - Using the developer's attorney: that attorney represents the developer. You need independent representation. This is non-negotiable. Mistake 4 - Not modeling the Madad adjustment on off-plan purchases: the 80% balance due at delivery is adjusted by Israel's Construction Input Index from signing date to delivery date. On a 3-to-5-year construction window, this can add 5-15% to the final balance depending on inflation conditions. Budget for it. Mistake 5 - Purchasing without an Israeli will: if you die as the owner of Israeli property without an Israeli will, Israeli intestate law determines who inherits - not your US or Canadian will. This can result in forced co-ownership among heirs who disagree. Draft an Israeli will as part of your closing process.