{"id":372,"date":"2017-03-06T17:12:53","date_gmt":"2017-03-06T17:12:53","guid":{"rendered":"https:\/\/rk-law.co.il\/english\/\/?p=372"},"modified":"2022-04-06T09:32:40","modified_gmt":"2022-04-06T09:32:40","slug":"thoughts-purchase-rental-apartment-israel-foreign-resident-tali-kessler-adv","status":"publish","type":"post","link":"https:\/\/rk-law.co.il\/english\/thoughts-purchase-rental-apartment-israel-foreign-resident-tali-kessler-adv\/","title":{"rendered":"Thoughts about the Purchase of a Rental Apartment in Israel by a Foreign Resident"},"content":{"rendered":"

In this article, I will try to help foreign investors (who live outside Israel) to recognize the array of considerations within the purchase of a rental apartment in Israel.<\/p>\n

I divided the considerations into three key topics: location, tax and mortgage.<\/p>\n

Location<\/h2>\n

The investment’s risk and its ROI (return on investment) are affected by the apartment’s location.<\/p>\n

For example, the\u00a0purchase of an apartment\u00a0in Tel Aviv<\/b>\u00a0is at a\u00a0low level of risk <\/b>(because the demand is high),\u00a0but the\u00a0return<\/b>\u00a0on investment will be\u00a0lower <\/b>as well.<\/p>\n

On the other hand, when purchasing an apartment in the distant\u00a0periphery<\/b>, the\u00a0risk<\/b>\u00a0would be\u00a0higher<\/b>,\u00a0but the return\u00a0<\/b>on\u00a0the investment will be\u00a0higher<\/b> as well.<\/p>\n

The second consideration concerns the purpose of the purchase<\/b>. Is the purpose of the purchase\u00a0only financial <\/b>or\u00a0is there also an intention to use the property for\u00a0residence<\/b>\u00a0on the part of the investor or his family members?<\/p>\n

If\u00a0there is an intention to use the apartment for residential use in the future, it should be taken into account. Sometimes the investor plans that he or his children will live in the apartment and then it is advisable to think about a location that suits the individuals’ needs and requirements.<\/p>\n

Tax<\/h2>\n

For investors intending to purchase\u00a0more than one apartment<\/b>, due to the Ownership Taxation Law\u00a0(the law which is called: “the Law of Third Apartment Taxation”);\u00a0it is better to buy a few expensive apartments than a lot of cheaper apartments.<\/p>\n

Another advantage of investing in an expensive apartment (rather than a cheaper one) is\u00a0related to the tenants\u00a0\u2013\u00a0a cheaper apartment\u00a0will lead to lower rent and in many cases, it will attract less financially stable<\/b> tenants<\/b>,\u00a0which might lead to much more hands on management with higher levels of risk.<\/p>\n

More information on\u00a0aspects of taxation\u00a0can be read in other articles that we have published online:\u00a0purchase of\u00a0<\/b>an apartment by a foreign resident<\/span><\/a> and sale of\u00a0<\/b>an apartment\u00a0<\/b>by a foreign resident<\/span><\/a>.<\/p>\n

In Israel\u00a0there is taxation\u00a0both on rent and on\u00a0the ownership <\/b>of several apartments<\/span><\/a>.<\/p>\n

As part of\u00a0the\u00a0asset management service in Israel<\/b>, we help\u00a0clients who are property owners with the reporting and the payment of the\u00a0tax.<\/p>\n

Mortgage, Interest Rates and Purchase Affordability<\/h2>\n

 <\/p>\n

In Israel, for many years, interest rates were very low and, in many cases, lower than the revenue\u00a0which could be obtained from rental property. That made this transaction into a very rewarding one. Recently,\u00a0the interest rates have increased<\/b>\u00a0and in addition, the willingness of the banks to offer mortgage loans has diminished.\u00a0One should take this into account and prepare accordingly.<\/p>\n

Despite the rise in the interest rate in Israel, a foreign resident can get\u00a0a loan in foreign currency<\/b>, and therefore in many cases the<\/b>\u00a0interest rate <\/b>will\u00a0still be\u00a0attractive<\/b>\u00a0(even compared to a loan that he could get in his state of residency).<\/p>\n

The real estate prices in Israel have steadily increased for many years.\u00a0If one anticipates that the<\/b>\u00a0prices of\u00a0apartments\u00a0will continue\u00a0rising,<\/b>\u00a0then the possibility for increased\u00a0profitability of the purchase\u00a0exists (even if the interest rates of the mortgage are not as attractive as in the past).<\/p>\n

It is important to keep track of the\u00a0interest rates<\/b>\u00a0once in every several months\u00a0and\u00a0to refinance <\/b>the mortgage when the interest rates decrease.<\/p>\n

Due to the\u00a0strengthening of the Shekel\u00a0<\/b>in the recent years, the foreign currencies are less valued today and the scope of purchase options for foreign residents (whose equity and income are in foreign-currency) has been reduced.<\/p>\n

The investor\u00a0must take into account\u00a0that there are\u00a0complexities\u00a0associated with the management of the property from abroad\u00a0and to prepare accordingly.<\/p>\n

Are you interested in consulting or in additional guidance? Please contact us<\/span><\/a>.<\/p>\n

Note:<\/b><\/p>\n

This article provides general and preliminary information only and should not be construed in any event as legal counseling and\/or as a substitute for legal counseling in respect of any case and its circumstances.<\/p>\n

The above should not be relied upon without consulting with an Israeli lawyer before taking any action or making any decision. The above is true as of the date of its composition, and its veracity may change from time to time.<\/p>\n

Distribution and\/or duplication and\/or photocopying of this document and\/or part thereof without permission are prohibited.<\/p>\n","protected":false},"excerpt":{"rendered":"

In this article, I will try to help foreign investors (who live outside Israel) to recognize the array of considerations within the purchase of a rental apartment in Israel. I divided the considerations into three key topics: location, tax and mortgage. 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