Renting in Israel is different from renting in most countries. There are special benefits, rules, and hidden costs, plus things every Oleh must watch out for. This guide gives you everything in one place.
As a new Oleh, you may receive monthly government rental assistance.
Depends on date of Aliyah, family status, and location
Sometimes higher in “national priority” areas
You must apply with the Ministry of Aliyah or their partnered rental-assistance company
You may need to renew your Teudat Zakaut (eligibility certificate)
This benefit can save you thousands of shekels a year.
Huge benefit for Olim.
70–90% discount
Up to 100 sqm
Valid for a limited time after Aliyah (usually the first year)
Arnona is expensive in many cities, so this discount matters a lot.
When you sign a lease, expect to pay:
First month rent
Last month rent (A lot of landlords don’t require this)
Security deposit / guarantees (In case something is broken, it’s usually a check that’s untouched. Made to the landlord.)
Broker fee
Va’ad Bayit
Utility transfers
The 2022 Fair Rental Law limits the deposit:
Max deposit = the lower of:
Three months of rent
One-third of total rent for the lease
Deposits may be:
Cash, bank guarantee, unpaid check, or combination.
Standard = one month rent + VAT
VAT is 18%
Israel likes post-dated checks.
Most landlords ask for 12 post-dated checks for the full year
This requires an Israeli bank account, so open one quickly
Do not sign anything you don’t understand.
You should:
Bring someone Hebrew-fluent
Use a trusted agent
Or hire a real estate lawyer (recommended for your first lease)
Israeli rentals often come empty.
You might need to buy:
Fridge
Oven
Stove
Washing machine
Drying rack / Dryer
Light fixtures
Sometimes even closet units
Always check what is included.
Major plumbing issues
Electrical problems
Structural damage
Retivut (moisture/leaks) unless caused by your actions
Anything caused by normal “wear and tear”
Minor repairs
Light bulbs
Clogged drains
Screens, blinds
Damage caused by unreasonable use
Landlords often want:
One or two guarantors
OR
A bank guarantee
OR
Larger deposit if you have no local network
Common for Olim.
The Fair Rental Law (2017) protects tenants.
It guarantees:
Deposit caps
Minimum living conditions
Functioning utilities
Landlord cannot enter without consent
You have more rights than most Olim realize.
Paid directly to the city every two months.
Amount depends on:
City
Street
Floor
Apartment size
Olim discount helps a lot.
Pays for:
Cleaning
Elevator maintenance
Lights
Garden
Repairs
Shabbat elevator (if relevant)
Prices:
Old building: 50–120 NIS
New building: 150–350 NIS
Luxury building: 300–600+ NIS
Usually billed every two months.
Winter electricity can be high because of:
Boiler
AC heating
Radiators
If building uses gas, there are two systems:
Gas tank in the building (billed every two months)
Private canisters (delivered to your home)
Israel = humidity + old buildings.
Check:
Corners of ceilings
Inside closets
Behind beds
Bathrooms
Window frames
Sunlight reduces mold.
Two systems:
Solar – good in summer
Electric boiler – must heat 30–60 minutes before shower
You can ask for a timer to save money.
Not automatic.
Ask if the spot is:
Private
Shared
First-come, first-served
On-street with a resident permit
Not every building has one.
Know your floor.
A 4th-floor walk-up is no joke.
Renting your first year or two is smart because:
You learn the neighborhoods
You understand commute patterns
You adjust to lifestyle
You avoid buying too early
Consider:
Proximity to work
Public transportation
Religious/secular community
Anglo-friendly areas
Safety and noise
Israel can change street by street.
On move-in day:
Take pictures of water meter
Take pictures of electricity meter
Take pictures of gas meter
Transfer Arnona into your name
Transfer utilities into your name
This prevents disputes later.
Do a full inspection:
Test water pressure
Test AC
Test all windows
Check electrical sockets
Look for mold
Check drainage
Check balcony tiles
Flush toilets
Photograph everything
This protects you at move-out.
Look at:
Lobby
Mailboxes
Stairs
Noise
Neighbors
Cleanliness
It tells you everything about the building culture.
WhatsApp is how landlords communicate
Good apartments go fast
Ask everything in writing
Keep proof of every payment
Always check the Tofes 4 (legal occupancy certificate) for new buildings
Use your Olim benefits before they expire
Keep copies of your Teudat Oleh and Teudat Oleh benefits
Example setup for a ₪9,000 rental. Adjust any numbers to match your deal.
NOTE: This calculator is for informational purposes only. The costs may differ.
Brand-new apartment from the contractor in the luxury “Afir House” project in Yad Eliyahu. Immediate entry. The apartment offers 2 spacious bedrooms, 2 full bathrooms, an indulgent modern kitchen, and a balcony with an open view. There is a protected room (Mamad), underground parking, and a luxurious lobby with a 24/7 guard and 8 elevators. The building has direct access to the Ayalon highway from the project, and it is close to main traffic arteries, educational institutions, and parks.
Transaction type: Rent
Condition: New from contractor (never lived in)
Built area: 81 m²
Floors in building: 32
Number of payments: 12
Parking: 1 underground space
Entry: Immediate
Amenities in the apartment/building: Elevator, disabled access, reinforced security door, full air conditioning, solar water heater, Mamad (safe room), balcony, pets allowed.
New building in the center of Neve Sha'anan. Beautiful 3-room apartment, bright and inviting, perfect for roommates or a couple who wants an extra room for work. The apartment is rear-facing and quiet, in a well-kept and highly managed building. About 60 m² plus a pampering sun balcony. There is a Mamad (safe room). The owner can provide kitchen electrical appliances for those who are missing them. Immediate entry. A cash deposit is required as well as at least one guarantor.
Furniture benefit: For anyone who signs the lease by the end of October, there is a special benefit – full furniture (ריהוט קומפלט) at no extra cost.
Transaction type: Rent
Condition: New (lived in)
Floors in building: 7
Total monthly payment: ₪ 6,420
Va'ad Bayit (monthly): ₪ 370
Arnona (every two months): ₪ 500
Number of payments: 12
Parking: None
Entry: Immediate
Amenities: Elevator, disabled access, air conditioning, solar water heater, renovated condition, Mamad, balcony, pets allowed, fully furnished option, suitable for roommates.
In a new building in the heart of Neve Sha'anan. A pampering penthouse: about 80 m² plus a sun balcony with an open south-western view. The apartment has 3 bedrooms, 2 full bathrooms, a spacious living room, and a large kitchen. Perfect for roommates. Immediate entry. A cash deposit of 2 months is required plus a guarantor.
Furniture and equipment: Fully equipped kitchen with fridge, stovetop, and washing machine.
Transaction type: Rent
Condition: New (lived in)
Floors in building: 6
Total monthly payment: ₪ 8,720
Va'ad Bayit (monthly): ₪ 670
Arnona (every two months): ₪ 500
Number of payments: 12
Parking: None
Entry: Immediate
Amenities: Elevator, disabled access, air conditioning, solar water heater, renovated, Mamad, balcony, pets allowed, furnished, suitable for roommates.
Boutique building with a high standard. Brand-new 3.5-room apartment from the contractor in the Rishonim neighborhood (Hashmonaim / Merkaz Ha'Ir A). The apartment has a Mamad, balcony, elevator, and covered parking (not a car elevator) plus an attached storage room of 9 m² – the largest in the building. It faces the front with an open city view. There is a guest WC and a service area (mistor) for washing machine and dryer. A deposit of ₪ 20,000 is required, as well as guarantors and salary slips. Arnona and Va'ad Bayit are not yet known. Located on quiet Boaz Street on the border of Borochov in Giv'atayim. Long-term lease only.
Transaction type: Rent
Condition: New from contractor (never lived in)
Built area: 86 m² (headline also mentions 98 m²)
Floors in building: 10
Number of payments: 12
Parking: 1 covered space (not a stacker) + attached storage
Entry: Immediate
Amenities: Elevator, Tornado air conditioner, security doors, full air conditioning, storage room, solar water heater, Mamad, balcony, pets allowed, long-term only.
A bright and airy 3-room apartment in a new building with elevator and code entry. The apartment is about 60 m², on a high floor, with 2 balconies – one front and one rear. It has a Mamad, equipped kitchen and bathroom, air conditioning, solar water heater, electric shutters, and partial furniture. Rent is ₪ 5,500 per month. Immediate entry.
Transaction type: Rent
Condition: New (lived in)
Floors in building: 6
Number of payments: 12
Parking: None
Entry: Immediate
Amenities: Elevator, disabled access, Tornado air conditioner, security doors, full air conditioning, solar water heater, Mamad, balconies, pets allowed, partial furniture.
In Neve Sha'anan on HaGdud HaIvri Street. 3-room penthouse on the 6th floor of a 3-year-old building. The building is new (about 3 years). The apartment has an elevator, parking, and 2 toilets. The apartment itself is 80 m² plus a 28 m² balcony and a storage room. It has 3 air directions and is very bright.
Transaction type: Rent
Condition: New (lived in)
Floors in building: 6
Number of payments: 12
Parking: 1
Entry: Immediate
Amenities: Elevator, disabled access, Tornado air conditioner, security doors, full air conditioning, bars (safety bars), storage, solar water heater, renovated, Mamad, balcony, pets allowed, suitable for roommates.
Stunning apartment in a new project by Gindi Holdings, located in the heart of the renewing Tel Aviv in Yad Eliyahu. High floor with a balcony facing east (quiet), with parking. The apartment is not furnished. There is a niche for a washing machine and dryer. Immediate entry.
Transaction type: Rent
Condition: New from contractor (never lived in)
Floors in building: 32
Number of payments: 1 (single payment structure as per ad)
Parking: 1
Entry: Immediate
Amenities: Elevator, disabled access, security doors, full air conditioning, Mamad, balcony, pets allowed, suitable for roommates, laundry niche for washing machine and dryer.
