Property listings offered through an agent

Plan your shortlist

What to check before choosing a property

The Role of a Real Estate Agent in Israel

1. Licensing Requirements

   All Israeli real estate agents must pass the Misrad HaMishpatim (Ministry of Justice) licensing exam, typically given every few months.

   No foreign licenses are transferable; even seasoned international agents must test locally to obtain a “Rishion Tivuch.”

   Agents must be at least 18 years old, not bankrupt, and without a felony conviction in the past 5 years (with certain allowances for rehabilitated individuals).

2. Professional Obligations

   Commission Agreements: In Israel, it’s customary for both buyer and seller to pay a commission, often between 1%–2% (plus VAT) of the property price.

   Signed Contracts: Agents must provide a written agreement detailing the commission amount, the property addresses shown, and each viewing date.

   Legal Compliance: Unlicensed individuals cannot legally claim commissions, even if they function as a “broker.”

3. Market Knowledge & Access

   Agents can tap into listings not always publicized online or in newspapers.

   Collaboration in “b’shituf pe’ula” (co-brokerage) means you can see multiple properties through one agent, saving you effort.

4. Negotiation & Coordination

   Professional agents often handle language or cultural barriers, especially relevant for Anglo or Francophone buyers in Israel.

   They can assist in price negotiation, finalize terms, and ensure the deal aligns with local protocols.

Why Browse Listings “With Real Estate Agent”

• Curated Properties: Agents often verify key property details—ownership, building permits, etc.—helping reduce guesswork.
• Time-Saving: By focusing on agent-managed listings, you streamline your search and skip properties that lack professional oversight.
• Legal Guidance: While an agent isn’t a lawyer or engineer, they often partner with other experts (attorneys, appraisers, etc.) to guide you.

Important Considerations

1. Commission Structure

   Full payment is generally due upon signing a binding contract.

   The rate (1%–2% plus VAT) can sometimes be negotiated; for rentals, it’s usually one month’s rent.

2. Exclusivity Clauses

   Some sellers sign an exclusive listing agreement, meaning only that agent can show the property.

   Confirm exclusivity details if you prefer working with multiple agents or if you’re uncertain about a given property.

3. Legal & Technical Data

   Always verify property details (zoning, encumbrances) through a qualified lawyer or architect. Do not rely solely on the agent’s word.

4. Licensed Status

   Before signing any commission agreement, check the agent’s license with the Registrar of Real Estate Agents.

   A valid license ensures legal standing to collect commissions and indicates basic professional qualifications.

Tips for a Smooth Transaction

• Get Everything in Writing: From commission rates to the exact addresses visited, keep thorough records.
• Interview Multiple Agents: Not all agents are equally experienced in your target area—ask about recent local transactions.
• Ask About Their Network: Good agents have connections with mortgage consultants, interior designers, and other service providers.
• Stay Proactive: Whether buying or selling, remain engaged—ask questions, verify data, and compare properties to gauge market value.