Israel Land Authority Tenders: How They Work and How to Bid

The Israel Land Authority (רשות מקרקעי ישראל, Rashut Mekarkei Yisrael, also called ILA or RMI) normally allocates rights in state land by public tender (מכרז, michraz): it publishes a tender booklet with the terms, the minimum price and the bid guarantee, and bidders file online through the ILA tenders system after logging in with the national digital identification system. A bid needs a digital guarantee from an issuer authorised by the Accountant General, must reach the system before the deadline, and binds the bidder once the deadline passes. The land amounts the ILA announces exclude VAT and development costs, which the winner pays on top. Land goes to someone without a tender only through specific exemptions, such as an exchange of land or the special grounds set out below. This guide follows the ILA’s own service pages and result notices, checked on 29 October 2026.

Most homebuyers meet ILA tenders indirectly. Developers bid for compounds, and the homes reach buyers later as new-build apartments or, on the target-price track, as discounted homes sold to lottery winners. Individuals take part directly mainly through small plot tenders and registration-and-lottery tenders for self-build plots. What the winner receives is long-term leasehold rights (זכויות חכירה, zchuyot chakira), which our guide to freehold and leasehold in Israel explains.

What kinds of ILA tender are there?

The target-price route is part of the government’s discounted-housing programme. Our guide to Dira BeHanacha and the earlier Mechir LaMishtaken covers buyer eligibility and the lotteries themselves.

Where to find active tenders and results

Every active tender is listed in the ILA tenders system, apps.land.gov.il/MichrazimSite, under “Active land tenders” (מכרזי מקרקעין פעילים). You can search by tender details or press search to list all of them. The ILA also shows active tenders on the government map site (GovMap): click a tender square for its details, use the magnifier to zoom into crowded areas, and open the enlarged map for more information layers.

The tender booklet (חוברת המכרז, chovrat hamichraz) is the document that counts. It sets who may bid, the minimum price, the size of the bid guarantee, the development costs and any extra documents. In the 2026 notices we read, offers closed at 12:00 noon on the closing date, and the ILA told bidders to keep checking its site for changes until the tender closes. For example, tender BS/72/2026 for 120 high-density homes in two compounds in Dimona’s Ariel Sharon neighbourhood closed on 29 April 2026 at 12:00, and tender BS/70/2026 for 30 homes in North-East Dimona stage B closed on 18 May 2026 at 12:00.

Results are published on the ILA website and in the tenders system under each tender number.

How to submit an online bid, step by step

Anyone may file an online bid in line with that tender’s terms, and the online service itself costs nothing. The booklet still decides eligibility, so read it first.

A printed copy of the bid or its reference number does not confirm that the bid is valid or eligible. The ILA examines each bid under the law. While you fill in the form you can save the bid data to your own computer at any time, load it again to carry on until the deadline, and print a draft before you submit.

The bid guarantee

A bid submitted without the required guarantee is disqualified. The amount is not on the service page: the minimum price and the guarantee amount are published in each tender booklet. An unsuccessful bidder’s guarantee is returned directly to the issuer around the time the results are published. A winner’s guarantee can become part of the payment: in the Be’er Ya’akov Eucalyptus tender approved in August 2026, the guarantee is the first payment and the ILA realises it after the award.

Changing or cancelling a bid, and the deadline

• To change a bid, submit a new one before the deadline, logging in with the same national identification user as the original. Every new bid by the same user on the same tender replaces the previous one, and only the last bid sent goes to the tender committee.
• To cancel, press the red “Cancel bid” button on the tender page before the deadline, with the same login. After the deadline a bid cannot be cancelled and it binds the bidder.
• Late is out. A bid that has not been received in the online system by the deadline, for any reason, is not accepted. Do not leave it to the last morning: the technical help line stops answering early on the final day (see below).

After the tender closes, and where to get help

Once the tender closes and the results are published, a win or no-win notice goes to your ILA personal area, “My RMI” (רמ”י שלי). Licensed dealers, cooperative societies and public companies without a personal area are notified by email. A winner continues the process in the personal area or by email, and an ILA representative makes contact if documents are missing.

For help with bids, call the ILA call centre on *5575 or 03-9533333, Sunday to Thursday from 8:00 to 17:00. For technical problems only, the technical line is 073-3429900, Sunday to Thursday from 9:00 to 14:00; on the last day for bids it answers only until 10:00. For registration with the national digital identification system, the government’s central call centre is 1299 (also 08-6863100, moked@mail.gov.il).

How to read an Israel Land Authority tender result

ILA result notices follow one pattern: the number of bids, the homes marketed, and “the amount to be paid for the land”, rounded and excluding VAT and development costs. Four things in them matter to a buyer or investor:

• Development costs (הוצאות פיתוח, hotzaot pitu’ach) come on top and can dwarf the land price. In Karmiel’s Ramat Navon (tender TZP/148/2026, August 2026) the single bidder pays about NIS 480,000 for land for 78 homes, while the notice puts development costs at about NIS 21 million. In Har Yona C, Nof HaGalil (tender TZP/80/2026, May 2026) the land costs about NIS 4.2 million plus about NIS 109.8 million for VAT and development costs.
• The number of bids is a demand signal. Herzliya’s Kiryat HaMaslul drew 27 bids in January 2026 and Afula’s Rova Gilboa 28, while several periphery compounds drew one or two.
• Winning bids can be far above the minimum price. The Ashdod Kiryat Park Lachish winner bid about seven times the minimum in July 2026. In a December 2011 notice, a 313 sqm plot for one semi-detached home in Ness Ziona drew 41 bids and sold for NIS 1,527,433 against a minimum of NIS 505,050 (excluding VAT); in Yavne’el, self-build plots sold for NIS 38,500 against a minimum of NIS 15,500 and NIS 218,800 against a minimum of NIS 11,005, with development costs of about NIS 200,000 per plot including VAT on top.
• Compounds can fail. In Beit Shemesh’s Neve Shamir (May 2026) a second lot for 108 homes was not sold because both bids were below the minimum price, and in Har Yona C a compound for 562 homes received no bids. The same happened in 2011, when a Har Yona tender for 805 homes drew no bids at all.

Dated results, January to September 2026

Target-price results: what lottery winners were quoted

On the target-price track the notice also gives the estimated starting prices for eligible lottery winners and the discount against a comparable free-market home. These are the ILA’s estimates at the time of the award, not final prices. The discount is stated differently in each notice, so the table shows each one as published rather than a general rate.

Special terms in recent ILA decisions

ILA management decisions show terms that can change a tender’s economics. They are approvals of how land will be marketed; the results were not published when we checked.

• Future rights and value differences. When land is marketed without future rights, a later plan change (more building rights, a larger plot or any other change) costs the developer value differences. For the merged Beitar Illit tender (decision 6135, 20 May 2026), which joins tenders 92/2023 (727 homes), 471/2024 (300 assisted-living units) and 89/2023 (20 low-rise homes) into one tender of 1,047 homes, the rate is 91% of the difference between the plans.
• With future rights. Decision 6138 (20 May 2026) approved marketing about 84 dunam returned by the Hebrew University in French Hill (Givat HaTzarfatit), Jerusalem, as one compound for 1,089 homes plus employment, sport and leisure, including future rights. The decision records the municipality’s statement that it will not oppose, and will support, a plan by the winner adding about 250 homes.
• Spread payments and lower minimum prices. Decision 6256 (12 August 2026) covers the Eucalyptus neighbourhood in central Be’er Ya’akov, where a 10 June 2026 agreement moves the psychiatric hospital to the Shamir (Assaf Harofeh) medical centre within 5 years. Plan 455-0186924, in force since 2022, provides about 1,380 homes (100 for rent) on about 133 dunam, and winners must promote a new town plan under a planning brief attached to the tender, with no future rights. The guarantee is realised after the award, a top-up to 20% of the land price is due within 90 days, and the balance is due when the ILA announces the evacuation is complete, indexed from the award date. The minimum price is 50% of the land value estimate; if the tender fails on these terms, the compound is to be re-marketed at 35%.
• Moshav plots by framework. Decision 6321 (7 October 2026) set a framework for about 100 plots in Moshav Shavei Darom (Merhavim regional council): 37 plots under plan 6/203/03/7 go to candidates who passed the admission committee before 1 December 2025, and a further batch follows Council decision 8.6.13 with publication and a lottery, with up to 70% priority for local residents. The association must confirm the plots are vacant before marketing, and an allottee must clear the temporary home they lived in once building ends, as a condition for moving to a lease contract.

Lottery tenders for self-build plots

In March 2026 the ILA and the Golan regional council marketed 33 self-build plots in Kela Alon, a frontline (קו עימות, kav imut) community settlement, through registration and lottery at a land price of zero, excluding development costs (tender TZP/433/2025). Each plot was for one home of up to two floors on about a dunam. There was no competition on the land price. The tender was open to people with disabilities, combat reservists, active reservists, Kela Alon locals, Golan council residents without housing and the general public, with priority to disabled people and combat reservists without housing and preference to a family without housing. Development works are carried out by the Golan settlements’ economic company for the council, and a bid depended on attending the council’s introduction meeting. Applications closed on 20 April 2026 at 12:00, and participation needed prior registration on the government identification site (“Mimshal Zamin”). The ILA’s Northern region manager said the ILA continues a policy of giving priority to combat reservists and disabled people without housing.

Winning a plot in a community settlement can also depend on its admission committee (ועדת קבלה, va’adat kabbala). In Kela Alon the lottery was held first and winners were then referred to the Golan regional council’s admission committee; a win required that committee to approve the candidate under the Cooperative Societies Ordinance, or a successful objection to the objections committee.

When is land allocated without a tender?

Two ILA services cover allocation in exemption from a tender (פטור ממכרז, ptor mimichraz). Both are filed on paper, and in both the land values are set by a current appraisal by the Chief Government Appraiser or an appraiser on his behalf. If the ILA later bills you on an appraisal you think is wrong, our guide to challenging an Israel Land Authority valuation explains the objection route.

Exchange of land (chalifin)

The ILA can grant rights in land in return for rights surrendered to it (חליפין, chalifin). Any rights holder in land may apply. An exchange happens either when rights holders want to transfer their rights to the ILA for rights in other land and the ILA, for its own reasons, wants the exchange, or at the ILA’s own initiative. The ILA may refuse, approve with conditions or set conditions for considering the request; paying on the date it sets is a condition for completing the deal; and an approved deal follows the Israel Land Council decisions and ILA procedures in force when it is carried out. The service page lists Council decision 922 (17 February 2002, exchanges to concentrate land for settlement in the Galilee) and procedure 35.24B.

Special grounds

Any special-grounds request must first meet three threshold conditions: the land cannot be marketed by tender, there is no dedicated exemption regulation for the requested action, and the land will be used as the request states. The request must explain why the exemption should be approved and how the applicant meets the conditions of the specific ground.

National priority area discounts apply to the payment for a special-grounds allocation, according to the relevant national priority map and subject to the Council decision limits in force at the time of payment. Paying on the ILA’s date, including any past debts, is a condition for completing the deal, and the request is examined under the ILA decisions and procedures in force when it is submitted (for an exchange, the page refers instead to the rules in force when the deal is carried out). Expansions of industrial and tourism enterprises have their own forms (industry, crafts and rental industrial buildings; hotels and tourist attractions), and the service page lists procedures 35.03B (special grounds), 35.02B (industry) and 35.11B (tourism).

How an exemption request is filed and handled

Industrial land in national priority areas

For industrial land in national priority areas (Development Area A under the Encouragement of Capital Investments Law, 1959), the Ministry of Economy’s Industrial Zones Administration can recommend allocation without a tender under Director-General directive 6.2, updated on 24 January 2024. The ministry only recommends: the ILA alone grants the rights, under its own rules and payments. The ministry is not the zone’s developer and does not collect development costs, and applications are online only. For example, it invited applications for 10 hi-tech plots of about 4,673 to 6,599 sqm in Timorim stage B (Kiryat Malachi), with a deadline of 15 January 2026, which has passed.

From approved plan to tender

Every result notice above names the statutory plan its plots belong to. A plan approval is not a tender, but it shows where plots can come next. On 22 September 2026 the Northern District Planning Committee published for validity the ILA’s plan to expand Ashrat, a community settlement in the Mateh Asher regional council founded in 1983 with about 616 residents in about 156 homes. The plan adds about 118 homes (about 100 in the northern neighbourhood, about 17 in the south-west and 1 in the old part) on about 279 dunam, with land for public buildings, commerce and sport. The ILA announcement gives no date for marketing the plots.

Away from the high-demand centre the state adds incentives. On 5 February 2026 the Housing Ministry said its tenders that week had marketed 1,841 homes in four compounds in the north and south (Nahariya Ben Ami, 224 homes on the regular track; Safed Ramat Razim, 120 assisted-living homes; Dimona Yoni Netanyahu, 1,093 target-price homes; Arad Rova 5, 404 homes on the regular track), using development subsidies, adjusted marketing tracks and the removal of planning barriers. It also announced about NIS 100 million of development subsidies in Beer Sheva and Nof HaGalil under Government Decision 322/2024, which the minister said would bring more than 3,000 homes to market. That is an announced programme, not a result. If you are weighing plots in the north, our guide to buying land in northern Israel covers the checks before you bid.

Sources

1. Israel Land Authority, online bid submission for a land tender (gov.il service page, captured 28 Oct 2026)
2. Israel Land Authority tenders system
3. Israel Land Authority, tenders on the map (published 24 Jun 2026)
4. Israel Land Authority, public clarification on Rahat tender BD/202/2023 (16 Apr 2026, updated 4 May 2026)
5. Israel Land Authority and Housing Ministry, two new land tenders in Dimona (9 Mar 2026)
6. ILA results, Afula and Har Yona C (4 Jan 2026); Herzliya, Ramat Gan and Tel Aviv (4 Jan 2026); Herzliya 991 homes (5 Jan 2026); Yeruham (4 Jan 2026); Rechasim and Kiryat Ata (5 Jan 2026); Nahariya (5 Jan 2026)
7. ILA results, Be’er Yaakov (24 Mar 2026); Rehovot (25 Mar 2026); Kiryat Gat and Yoav (26 Apr 2026); Har Yona C (5 May 2026); Neve Shamir, Beit Shemesh (28 May 2026)
8. ILA results, Ashdod (7 Jul 2026); Karmiel (5 Aug 2026); Sakhnin (9 Aug 2026); Ness Ziona (27 Aug 2026); Herzliya Neve Israel (9 Sep 2026); Kfar Vradim (6 Mar 2025)
9. ILA land tender results, December 2011 (historical)
10. ILA management decisions 6135 and 6138 (20 May 2026), 6256 (12 Aug 2026) and 6321 (7 Oct 2026)
11. ILA, 33 self-build plots in Kela Alon (12 Mar 2026, updated 4 May 2026)
12. ILA, allocation in exemption from a tender in exchange for rights (chalifin) and allocation in exemption from a tender on special grounds (gov.il service pages)
13. Ministry of Economy, allocation in exemption from a tender in Timorim stage B (26 Oct 2025, updated 14 Dec 2025)
14. ILA, Ashrat expansion plan approved (24 Sep 2026)
15. Housing Ministry, about 1,800 homes marketed in the north and south (5 Feb 2026)

Thinking about a new-build or target-price home, or a plot that came out of an ILA tender? Send us your buyer brief with your budget, timing and areas, and we will tell you which projects and plots fit and what to check before you commit.