My Tel Aviv Buyer Workspace

What you can do here

The workspace is a planning page, not a listing search and not a valuation. You write the purpose, a budget range, a timeline that can simply be “just researching,” the neighborhoods you already have in mind or “not sure,” rooms and building features, and how far financing has got. You can skip any of it. Nothing in those answers is treated as a document, a bank balance, or an approval.

You then add apartments by hand: a nickname, an optional link, a neighborhood, an asking price, an area, rooms, a floor, and the features you actually know. A pasted link is a bookmark for you. This page does not open it or copy a listing from it. If a fact is missing, the comparison says Unknown. It does not invent a zero, a typical floor, or a typical fee.

Costs reuse the Tel Aviv buyer scenario planner. Purchase tax, VAT on the fee percentages you enter, and the fixed-rate payment all come from that calculator. The asking price stays on its own line. Estimated cash at closing is a different line, and only when the down payment, tax, and closing costs are all known. Neighborhood evidence for choosing areas sits in the neighborhood research pack and the where-to-buy guide.

Illustrative example, not a listing

The three apartments below are fictional. One asking price, ₪4,850,000, is the July 2026 median tracked asking price on this site (n = 1,037). It is used here so the arithmetic can be checked against the scenario planner. It is not an apartment for sale, and it is not a statement that the other two prices are high or low. The buyer in the example wants to live in the apartment, named a budget of ₪3,000,000 to ₪5,500,000, is looking over the next 3 to 12 months, prefers Florentin or the Old North, wants at least 3 rooms, must have an elevator and a mamad, and is exploring financing. The down payment is an assumption of 50 percent. The rate 4.62 percent is the August 2026 Bank of Israel average on new unlinked fixed housing loans, retrieved for the planner on 4 October 2026.

On the central example, half of ₪4,850,000 is a ₪2,425,000 down payment. Non-resident purchase tax at 8 percent is ₪388,000. Lawyer 1 percent plus 18 percent VAT, broker 2 percent plus VAT, and ₪8,000 of other closing costs bring estimated cash at closing to ₪2,992,690. The illustrated payment rounds to ₪13,645 a month. Those are the same planner figures, not a second calculator. The south walk-up conflicts with the elevator must-have, and its mamad is Unknown. The Park Tzameret example conflicts with the budget and with the named neighborhoods. None of the three is labelled underpriced, safe, or a good investment.

How the comparison works, and what it refuses to do

You rank budget, rooms, neighborhood, elevator, parking, outdoor space, step-free access, and mamad. The first item in that list counts the most and the last counts 1. A match adds that weight and a conflict subtracts it. Unknown and not applicable add 0. A nice-to-have that is missing is not a conflict. The total is only fit to the list you ranked. Sorting by that number is an aid, not a recommendation to buy.

• The asking price is not the amount you would transfer at closing. A complete upfront illustration adds your down payment, purchase tax, and closing costs.
• Purchase-tax schedules are the Israel Tax Authority figures stored for the scenario planner (instruction 1/2026, retrieved 4 October 2026). The 8%/10% schedule for a non-resident or an additional home is a temporary provision through 31 December 2026. This page does not invent a rate after that date.
• Where the illustration uses 4.62%, that is the Bank of Israel average on new unlinked fixed-rate housing loans in August 2026. It is not a quote. One fixed unlinked track leaves out the mix, spread, and early-repayment fee a lender may actually use.
• A loan-to-value figure above a Bank of Israel ceiling is a warning about that ceiling. It is not an approval, a refusal, or a statement that you qualify.
• Lawyer and broker percentages are assumptions. There is no binding lawyer tariff and no statutory broker commission. VAT at 18% is applied to those fees, not to purchase tax.
• Other closing costs do not include the foreign-exchange spread on money you convert, often about 1–2 percent of the amount converted. Add that spread in the other-costs line or budget it separately.
• A cost you leave blank stays unknown. It is not stored or shown as zero.
• Nothing on this page is a valuation, and nothing here calls an apartment underpriced, safe, or a good investment.

Purchase-tax brackets in the calculator are the Israel Tax Authority figures stored for the planner (instruction 1/2026, retrieved 4 October 2026). The 8 and 10 percent schedule for a non-resident or an additional home runs through 31 December 2026 as a temporary provision. This page does not invent the rate after that date. Read the purchase-tax guide and ask a lawyer which schedule applies to you. Mortgage ceilings are described in the non-resident mortgage guide. They are ceilings, not approvals.

Questions buyers ask about this page

Printable worksheet

Use this table with a pen, or print the page after you fill the workspace. Browser “Save as PDF” uses the print layout. The blank cells are not a saved search.

Before a viewing, the practical list is on the guides rather than in a score: due diligence, Tabu, who the lawyer acts for, arnona, and the buying process. Marking an item complete on this page means you marked it. It does not mean the publication verified it.