When you start looking at property in Israel, you’ll quickly hit a wall of unfamiliar terms. Even if you speak Hebrew, real estate vocabulary can be confusing because it’s specific to the Israeli legal and government systems. This guide will help you talk with agents, lawyers, and sellers like you know what you’re doing.
Must-Know Legal and Administrative Terms
Tabu (טאבו)
The Tabu is Israel’s Land Registry Office. When someone says they’re “registering at the Tabu,” they mean officially recording who owns the property. Think of it like the land registry office in other countries.
What you need to know about the Tabu: – Your ownership isn’t fully legal until it’s registered at the Tabu – Registration takes 2-6 months after you buy – Your lawyer handles this process – You can move in before Tabu registration finishes – The Tabu document proves you own the property.
Heskem Mecher (הסכם מכר)
This is your buy contract. Once you sign this, you’re legally committed to buying the property (assuming all contingencies are met). The Heskem Mecher spells out:
This is your Tabu registry extract. It’s an official document showing who owns the property and any problems (liens, mortgages, restrictions). Your lawyer pulls this during the checking phase. Never buy a property without reviewing the Tabu Lashon.
Money Terms
Mas Rechisha (מס רכישה) – Buy Tax
This is Israel’s property buy tax, paid to the Tax Authority when you buy. The rate changes a lot based on:
For new olim: You might pay 0% on your first property up to a certain value if you buy within 7 years of aliyah.
For everyone else: Rates run from 0% to 10% on a sliding scale (higher prices mean higher rates).
This is often one of your biggest closing costs, so understand your tax situation early.
Mas Shevach (מס שבח) – Capital Gains Tax
This is the seller’s problem, not yours as a buyer, but it helps to understand it. Mas Shevach is capital gains tax on the profit from selling property. Sellers pay this when they sell (unless they qualify for breaks).
Why you should care: Sometimes sellers try to get the BUYER to pay the Mas Shevach. Don’t agree to this. The seller’s tax bill isn’t your problem.
Arnona (ארנונה) – Municipal Property Tax
Your yearly property tax, paid to your city. It’s based on property size and location. Before closing, make sure the seller paid all outstanding Arnona. Unpaid Arnona becomes your problem once you own the property.
Arnona varies a lot by city: – Tel Aviv: Usually highest rates- Jerusalem: Medium rates – Smaller cities: Lower rates
Expect to pay ₪3,000-15,000+ per year depending on your property.
Property and Building Terms
Dira (דירה)
Just means “apartment.” In Israeli real estate ads, you’ll see“3-dira” (3-room apartment) or “dira le’dimur” (apartment for investment).
Metragim (מטראז’ / מ”ר)
Square meters. Israeli properties are always measured in square meters, never square feet.
Quick conversion: 100 sqm equals about 1,076 square feet.
What Israeli sizes actually mean: – 50-70 sqm: Small apartment (2-3 rooms) – 80-100 sqm: Medium apartment (3-4 rooms) – 100-130 sqm: Large apartment (4-5 rooms) – 130+ sqm: Very large apartment or small house
Chadarim (חדרים)
Rooms. In Israel, this count includes ALL rooms except bathrooms and the kitchen. So a “3-room apartment” has 3 rooms total: usually 2 bedrooms plus 1 living room.
This confuses many international buyers: – 2-hadarim = 1-bedroom – 3-hadarim = 2-bedroom
– 4-hadarim = 3-bedroom
Building and Maintenance Terms
Va’ad Bayit (ועד בית)
The building committee or condo association. Every apartment building has one. The Va’ad Bayit:
Before buying, check the Va’ad Bayit’s finances. Are there big fees coming? Is the building in good shape financially? Your lawyer should check this.
Dme Nihul (דמי ניהול)
Monthly building fees paid to the Va’ad Bayit. This covers:
Usual range: ₪300-1,500+ per month, depending on building size, features, and location
Heshbon Mehudash (חשבון מחודש)
A special assessment by the Va’ad Bayit for major building work (roof fix, building face update, elevator replacement). All owners must pay their share. Before buying, ask if any big assessments are planned or coming.
Deal and Document Terms
Pitzuim (פיצויים)
Compensation payment. If you break a rental lease early, you usually owe pitzuim to the landlord (often 1-2 months’ rent). In buy contracts, pitzuim might apply if either side backs out without good reason.
Arvut (ערבות)
A deposit or guarantee. When signing a buy contract, you give eres (usually 10% of buy price) held in escrow by your lawyer until closing.
Common Short Forms in Listings
Israeli real estate has its own language, but once you learn the key terms, navigating the market gets much easier. Don’t hesitate to ask your agent or lawyer to explain terms. Every pro knows that international buyers need help with the vocabulary.
Keep this guide handy during your property search. Before long, you’ll be throwing around terms like Tabu, Arnona, and Va’ad Bayit like a native Israeli.