In short
- You can usually sell property in Israel without travelling, by giving a trusted representative a power of attorney.
- Property deals typically need a special power of attorney for that property, and often an irrevocable one that protects the buyer.
- Sales must be reported to the Israel Tax Authority – the official form says within 30 days of the transaction – and betterment tax may apply.
- Check the Land Registry extract (nesach tabu) early: how the property is registered shapes the whole process.
Can I really sell without coming to Israel?
Yes – in most cases. Many Israelis abroad, and many families who inherited a flat from parents, sell Israeli property entirely from overseas. The key is a properly drafted and properly signed power of attorney, so that a representative in Israel can sign the contract, the tax forms and the registration documents on your behalf.
What you cannot outsource is the decision-making. You still decide on the price, the buyer and the terms; the power of attorney simply lets someone act for you within the limits you set.
Step 1: understand what you own
Before anything else, find out how the property is registered. In Israel, rights in an apartment may be registered at the Land Registry (Tabu), with the Israel Land Authority, or with a housing company. Each has its own procedures and documents.
A Land Registry extract (nesach tabu) shows the registered owners and any mortgages, caveats (warning notes), liens or other restrictions. Extracts can be ordered online from the Land Registry, and the official service also offers an extract with an apostille. If the registered owner is a late parent, the inheritance usually has to be dealt with first – see handling an Israeli inheritance from abroad.
Step 2: choose your representative
Your representative will sign in your name, so choose someone you trust completely. Options include:
- A lawyer – often the safest choice, because the representative also understands the legal steps.
- A family member or friend in Israel – convenient, but make sure they are available for the whole process and comfortable with the paperwork.
- Both – some sellers appoint a relative and a lawyer, with clear rules on who does what.
Remember that the buyer will have their own lawyer. In an Israeli property transaction, each side is usually represented separately.
Step 3: the right power of attorney
For a sale, a general power of attorney is rarely enough. Israeli practice usually calls for a special power of attorney naming the specific property and the actions your representative may take: signing a sale agreement, receiving payments into a named account, signing tax declarations and registering the transfer.
Why many sales use an irrevocable power of attorney
Under Israeli law, a power of attorney given to protect another person's rights – here, the buyer's – cannot simply be cancelled without that person's consent. Buyers and their lawyers often insist on this so that the transfer can be completed even if something changes. It protects the deal, but because you cannot withdraw it, it must be precise and limited to that property and that transaction.
Useful limits you can include
- A minimum price or a price range
- The bank account that must receive the money
- A time limit
- A requirement for your written approval before signing
Step 4: signing the power of attorney abroad
You will sign either before an Israeli consul (no apostille needed) or before a local notary followed by an apostille (or legalisation, if your country is not a member of the Apostille Convention). We compare the two in detail in how to sign an Israeli POA abroad, and give country-specific tips for the USA, UK, Canada, France and Australia.
For Israeli citizens there may also be a newer option of video verification before an Israeli lawyer in Israel, under a 2025 Israel Bar ethics opinion and subject to strict conditions. Ask whether it fits your sale.
Step 5: tax reporting
An Israeli property sale must be reported to the Israel Tax Authority (Real Estate Taxation). According to the Tax Authority's official service page, both the seller and the buyer must file a declaration within 30 days of the transaction, and represented parties file online through their lawyer.
Two taxes are relevant: the seller may owe betterment tax (mas shevach) on the gain, unless an exemption applies, and the buyer pays purchase tax (mas rechisha). Whether you qualify for an exemption depends on your circumstances – including your residency and other property you own – so get tax advice early, ideally before agreeing on a price. Rates and thresholds change; rely on the Tax Authority's current information rather than figures you find online.
Step 6: completing the deal and registration
After the contract is signed, the lawyers coordinate the payments, the tax approvals and the documents needed for registration. The transfer is then registered – at the Land Registry, the Israel Land Authority or the housing company, depending on where the property is recorded. Your representative signs where needed, using the power of attorney.
Think ahead about the money: transferring sale proceeds to a bank account abroad can involve checks by the Israeli bank and paperwork about the source of funds. Plan this with your bank and your lawyer.
Managing the sale from a distance
Living in another time zone is manageable with a little structure. Agree with your representative and lawyer on how decisions will be made – for example, that any offer is sent to you in writing and that nothing is signed without your email approval. Ask for scans of every signed document and a short update at each milestone: offer accepted, contract signed, tax filing submitted, payment received, transfer registered.
If you use a real-estate agent, make sure the agency agreement is clear about the commission and the exclusivity period. And keep your own copies of everything – you may need them later for tax purposes in your country of residence.
A realistic timeline
Every sale is different, so we don't publish fixed timeframes. The time it takes depends on things like the buyer's financing, how quickly the tax approvals are issued, whether an inheritance must be registered first and how long the signing abroad takes. In your consultation we'll give you an estimate for your case and tell you which steps can run in parallel.
Checklist before you start
- A recent Land Registry extract (or the equivalent from the Israel Land Authority or housing company)
- Your identification details as they appear in Israeli records
- Details of your chosen representative
- Any mortgage on the property and the lender's details
- Information for the tax assessment: purchase documents and date, improvements, other properties you own
- The bank account that should receive the proceeds
Frequently asked questions
Can I give the power of attorney to my brother who lives in Israel?
Yes. You can appoint any adult you trust. Many sellers also involve a lawyer to make sure the legal steps are handled correctly.
Does the buyer's lawyer need to see my power of attorney?
Usually yes. The buyer's side, and later the registering authority, will want to confirm that your representative is authorised to sign.
Do I pay betterment tax if I live abroad?
It depends on your circumstances and on the exemptions available. Get specific tax advice; the Israel Tax Authority publishes official information and forms.
Can I cancel an irrevocable power of attorney if I change my mind?
Generally not without the consent of the person it protects – usually the buyer. That's why it should be signed only once the deal is agreed, and drafted narrowly.
Do I need an apostille on the power of attorney?
Only if you sign before a local notary in a country that is a member of the Apostille Convention. If you sign at the Israeli consulate, no apostille is needed.
Official sources
- Israeli Land Registry (Tabu) – official information (Hebrew)
- Order a Land Registry extract – nesach tabu (Hebrew)
- Israel Tax Authority – declaration on sale and purchase of real estate, Form 7000 (Hebrew)
- Israel Tax Authority
- Israeli Ministry of Foreign Affairs – embassies and consulates
About the author: Adv. & Notary Rachel Shachar is an Israeli lawyer (Israel Bar license no. 43884) and notary who has run her own office since 2004 and works with many clients who live abroad.
Please note: this page gives general information about Israeli powers of attorney. It is not legal advice and does not create a lawyer–client relationship. Requirements can change and can differ between institutions, so we always confirm the details for your specific case.