A nesach tabu is an official extract of the rights and entries recorded in Israel’s Land Registry. An ishur zchuyot, or certificate of rights, describes the rights recorded by the authority or housing company that issues it. Start by identifying the property, the right being sold and the body that maintains its records. These documents help a buyer investigate a purchase and a seller prepare the file; neither replaces the rest of the legal and planning checks. This reference complements Tabu versus Minhal and how ownership is registered in Israel.
What is a nesach tabu?
A nesach tabu is an official Land Registry extract for an identified property. The extract reports the registered position on the day it is issued, including the registered holders and entries such as mortgages, attachments, court orders and restrictions. It does not establish that an apartment’s physical condition, alterations or advertised use comply with planning rules. The Ministry of Justice extract service explains the available types: a full current extract, a historical extract and a concentrated condominium extract.
Types of extract
| Extract | What it covers | When to ask for it |
|---|---|---|
| Full current extract | The current information recorded for the property | The ordinary starting point for a purchase or sale |
| Historical extract | Also includes deleted entries | When the lawyer needs to investigate the registration history |
| Concentrated extract | General information about the apartments in a condominium, without every registration detail | For a building overview; ask for the unit’s full record for transaction checks |
Registration and land ownership are separate questions. An extract can show ownership or registered leasehold rights. A housing company can maintain records while individual apartment registration remains unfinished, and an Israel Land Authority (RMI) file may also be relevant. Avoid treating Tabu, RMI and a housing company as mutually exclusive labels. The wider comparison is on Tabu vs Rami vs Chevra Meshakenet.
How do you order the right document?
A Civil Administration document can belong to a different register. The Judea and Samaria guide distinguishes a land extract, maliya tax-book record and Kiryat Arba permissions-register certificate.
Identify the property using its block and parcel and, for a registered condominium apartment, its sub-parcel. Check which Land Registry, RMI or managing-body document the transaction needs, confirm the current charge, and retain any electronically signed original in digital form.
Ordering and record checks
- Identify the property. Obtain the block (gush), parcel (helka) and, for a registered condominium apartment, sub-parcel (tat-helka). The sub-parcel number is not necessarily the apartment number on the door. Compare the identifiers with the contract and relevant records.
- Choose the issuing body. Use the official Tabu service for a Land Registry extract. For an RMI-managed property, use the RMI service and check which document it produces. If a housing company or another managing body maintains the rights file, request its certificate and transfer requirements too.
- Check the current charge and delivery route. Tabu’s official service directs users to the government payment site’s current price. Do not substitute an old fee estimate. RMI distinguishes the paid certificate below from a free information notice.
- Retain the original digital file. Both services explain that the electronically signed document is the official original in its digital form; a printed copy does not retain that status. Keep the original attachment, not only a screenshot.
Use the document request as part of the seller document checklist. Ask the acting lawyer and lender when they need refreshed records. A current extract is a dated snapshot, not a promise that no later entry will be made.
Land Registry service charges
The Ministry of Justice’s published fee notice distinguishes the service being ordered. The schedule below takes effect from 2026-01-01; the amounts were checked on 2026-10-27. An authenticated electronic extract has its own fee category, including when it is a concentrated condominium extract.
| Requested service | Published charge | Scope to check |
|---|---|---|
| Authenticated electronic extract | ILS 18 | Item 7(a2): each certified property or rights extract supplied as an authenticated electronically signed message. It expressly includes a concentrated condominium extract in that electronic form. |
| Other certified copy or extract category | ILS 88 | Item 7(a): a certified copy or extract for a property or right, or a related document. Keep this category separate from the electronic-extract category above. Checked 2026-10-27. |
| Concentrated condominium extract category | ILS 154 | Item 7(a1): a concentrated extract of condominium apartments. The separate electronic category in item 7(a2) applies to an authenticated electronic concentrated extract. Checked 2026-10-27. |
These are the stated registry service charges, not a quote for a lawyer, a private ordering service or the whole property transaction. Confirm the current government charge and selected document type before paying. The RMI services below have separate charges and produce different documents.
RMI certificate or RMI notice: the distinction matters
The official RMI service describes two different outputs. Its certificate identifies the property, the rights holders and the nature of their rights, together with recorded charges, actions and notes. Where a housing company or another allocating body also manages the property, RMI issues a notice that is not a legally binding certificate of rights; obtain the certificate from the managing body.
| RMI output | Published service charge | What to check |
|---|---|---|
| Online certificate of rights | ILS 81 | The service specifies credit-card payment and delivery to the applicant’s personal area and email. |
| Notice of registered rights for a property also managed by a housing company or allocating body | ILS 0 — no service fee | The notice does not replace the managing body’s certificate. Its own certificate and transfer fees must be checked separately. |
These are the charges stated in the RMI service information checked on 2026-10-27. Confirm the live charge before ordering. RMI directs applicants to the Land Registry for an extract where the property is registered there. Neither an RMI certificate nor its notice approves unregulated uses of a property.
How do you read each block of the extract?
Use the record to create a list of questions for your lawyer. Check what each entry actually says, the right it affects and the proposed transaction, rather than assuming every entry has the same consequence. Compare the identifiers, holders and shares, mortgages, restrictions, warning notes and any continuing rights with the contract and related documents.
Entries to check
| Entry | What to compare | Question to resolve before committing |
|---|---|---|
| Property identifiers | Block, parcel, sub-parcel and the property described in the contract | Are you buying the identified legal unit and rights? |
| Rights holders and shares | Names, identity details, type of right and the share being transferred | Who has authority to transfer each relevant share, and what evidence of representation is needed? |
| Mortgage | The registered charge, lender and agreed transaction arrangements | What discharge, consent or other approved arrangement is required, and how will payment and registration be coordinated? |
| Attachment or court order | The precise order and the right affected | Does it restrict this transaction, and what release, consent or court process is required? |
| Warning note | The beneficiary, underlying undertaking and scope of the note | Is it compatible with the proposed transaction, or must its effect be resolved first? |
| Easement or right of way | The recorded right and its location or terms | How does the continuing right affect the intended use and the contract? |
| Condominium entries and attachments | The extract, registration order, bylaws, plan and later amendments | What is actually registered to the apartment, including parking, storage, roof or garden rights? |
| Note on a court-appointed officeholder | The officeholder named in the note (a guardian, estate administrator, receiver, liquidator, trustee or special manager), the authority that appointed them (a court, the Enforcement and Collection Authority or the Insolvency Commissioner) and the appointment order | Who is entitled to sign for these rights now, and does this sale need the appointing authority’s approval? |
Owners and shares: who must sign?
A voluntary transfer needs valid authority for the rights being transferred. Have the lawyer reconcile the signatories, their shares and any representation documents. An estate, company, representative or court-authorized transaction may require a different file. Confirm the required signature verification and overseas authentication route for each document before it is signed. A purchase agreement, transfer deed and power of attorney serve different purposes.
Warning note registration requires a verified document trail. A recorded undertaking is different from final ownership and must match the live registry entry. The warning-note registration and cancellation guide explains the official procedures, 2026 fees, title protection, and special problems with unregistered rights.
Mortgages, attachments and warning notes: what must be resolved?
Ask the lawyer to produce a written entry-by-entry action list. The official registration procedures include a route for transfer subject to a mortgage when the required consents are documented, as well as specific cases involving transactions subject to warning notes. These provisions need to be checked against the actual file. Some rights, such as an easement, may form part of the property the buyer agrees to acquire; other entries can require a discharge, consent or order before the intended transfer can be registered.
Actions for particular entries
- Mortgage: obtain the lender’s current written requirements and agree how the payoff, release documents and buyer’s payments will be coordinated. Read paying off your mortgage when selling.
- Attachment or other restriction: have the lawyer identify the issuing authority and exact resolution required. Do not assume that paying a debt automatically removes a registered entry.
- Warning note: identify the protected undertaking and beneficiary. A note’s age alone does not determine its effect. Ask what protection is appropriate for the new buyer and how any conflicting earlier undertaking will be resolved.
The related checklist is on liens and warning notes for sellers. Keep the agreed action, responsible person and evidence of completion next to each entry, and have the final position checked before release of money or registration.
What is a certificate of rights, and how does unfinished registration affect a sale?
A certificate describes the rights recorded by its issuer; it does not automatically establish freehold ownership. Check whether it records ownership, leasehold or another contractual right, what limitations it includes and which body is responsible for the next transfer. For a housing-company file, request the company’s current certificate, the relevant agreements and its transaction-specific requirements. When registration is unfinished, ask the record holder how a transfer is recorded and what the particular file requires.
Registration stages and transfer steps
Parcellation and condominium registration are different stages. The Ministry of Construction and Housing describes parcellation as identifying land through blocks and parcels, condominium registration as dividing a parcel into apartment sub-parcels, and registration of the apartment rights as the stage that records the relevant holders. The Ministry’s registration-status service can help investigate progress, but its anonymous information is not a certified Land Registry extract.
- Request the file early. Ask which body holds the records, what documents it can issue and how a transfer will be recorded while registration is unfinished. Obtain an actual response rather than assuming a universal turnaround.
- Confirm consents and charges for the particular rights. Have the lawyer check the lease, company requirements and any RMI involvement. Build confirmed steps into your seller timeline.
- Check an off-plan resale separately. Assignment of purchase rights can involve the contract, developer, financing bank and existing purchaser security. Have each required consent and replacement protection checked before agreeing to the assignment. See selling new development before completion.
Ask for written evidence of the stage reached and the remaining actions. The sequence and handoff checklist are on registering real estate in Israel.
When do you need the condominium file as well as an extract?
Use the official condominium-file service when the registration order, bylaws, plan or later changes are needed to investigate the apartment’s rights. A registration file normally contains the order, bylaws and plan. An amendment or cancellation file contains different documents, and not every amendment file has a plan. If no separate bylaws were registered, the service explains that the statutory standard bylaws apply.
Ordering details
| Ordering detail | Official service information | Practical check |
|---|---|---|
| Authenticated copy of scanned condominium-file documents | ILS 39 | Fee-notice item 7(d), for the authenticated electronic copy of scanned file documents, supplied on disc or remotely online. This is a separate service from a Tabu extract. Checked 2026-10-27; see the published fee notice. |
| Files in one basket | Up to 3 files | The files must relate to the same block and parcel. |
| Readiness notification | The service states that an email will be sent within 24 hours. | This concerns notification that the files are ready, not completion of a property transfer. |
| Finding the file online | Search by block and parcel, or choose the registry office and the year of the file and type the creating file number shown in the extract. For files from 1975 onwards, type the number the extract shows as the creating deed (שטר יוצר, shtar yotzer). | Take the block, parcel and creating-deed number from a current extract before you start. |
| Payment and delivery | Payment by credit card in the online service, with an email address for the documents. The ready files are downloaded through a link sent by email. | Use an email address you can open, and save the signed files rather than screenshots. |
| Files up to and including 1969 | The service states that these files contain an agreement instead of bylaws, if there is one. | Ask the lawyer how that agreement affects the apartment’s rights in the common property. |
| Archive request | A separate registration or land-settlement file request | Use the relevant file-request route when the underlying registration documents are needed; it is not an application to register the purchase. |
Service details checked on 2026-10-27. Keep the downloaded signed files and ask the lawyer whether an amendment file is also required. A condominium plan and a building permit have different purposes; compare the planning records separately.
Which entries are red flags?
- Identifiers that do not match. Reconcile the block, parcel and sub-parcel with the contract and relevant plans. Ask a qualified professional to investigate an area or boundary discrepancy; see checking the property before selling.
- Unclear authority to sign. Resolve an estate, absent co-owner, company or representation question before relying on a signature.
- Entries without an agreed action. For each mortgage, attachment, warning note or restriction, record what it means for this sale and what evidence will establish completion of the agreed action.
- A physical layout that differs from the documents. Investigate the discrepancy against the relevant approved plans and permits. A difference from a registration plan alone does not establish the full planning position. See building permits and illegal construction.
- Advertised parking, storage, roof or garden rights without supporting documents. Check the legal basis and the unit to which the right belongs. Physical use or a listing description is not enough.
- An unexplained earlier undertaking. Have the lawyer investigate an old warning note and any associated agreement rather than assuming it has expired or can simply be ignored.
What needs a lawyer?
You can obtain and organize the documents yourself. Ask your lawyer to confirm their legal effect, the transfer route, signing authority, required consents and certificates, and the conditions for releasing funds. The page on choosing a real estate lawyer in Israel explains the appointment questions.
- Match the property and the rights being sold to the contract and signatories.
- Set out the action required for each encumbrance or restriction and the buyer’s interim protection.
- Identify the relevant Tax Authority and municipal certificates, along with any route-specific documents. A rights extract is not itself a tax clearance. See the legal and registration guide for sellers.
- Complete the wider legal, planning and transaction checks described in due diligence when buying property in Israel.
Which tool or office do you use?
Use the Land Registry for a Tabu extract and the relevant RMI or housing-company route for its rights records. Use the condominium-file service for the order, bylaws and plan; use the Ministry of Construction and Housing status enquiry to investigate registration progress. Keep these outputs distinct. The wider journey is on how to sell, step by step and the guide to selling property in Israel.
Frequently asked questions
What is a nesach tabu?
It is an official extract of the information recorded in the Land Registry for the identified property on its issue date. Choose a full current, historical or concentrated extract according to the question being checked.
How do I get a Tabu extract?
Use the official service, enter the correct property identifiers and check the current government payment charge. Retain the electronically signed digital file.
What is a certificate of rights?
It describes the rights recorded by its issuer, such as RMI or the housing company maintaining the file. Read the nature of the rights and the document’s limitations. An RMI information notice for a property also managed by a housing company is not the company’s legally binding certificate.
What does a warning note mean?
Have the lawyer identify the protected undertaking, the beneficiary and the effect on the proposed transfer. Do not decide that it is harmless or automatically removable from its age alone.
Can I use an old extract for a sale?
It remains evidence of the recorded position when issued. It does not show subsequent changes. Ask your lawyer and lender when fresh records are required for the steps in your transaction.
Does the registration-status website prove I own the apartment?
No. The Ministry’s status service expressly distinguishes its anonymous progress information from a certified Land Registry extract. Obtain the actual rights document and have the identity and right checked.
Sources
- Ministry of Justice: Land Registry extracts — extract types, identifiers, date and digital-original status.
- Ministry of Justice: published Land Registry fee notice — printed page 1 states commencement; printed page 3, items 7(a), 7(a1), 7(a2) and 7(d), distinguishes the four charges shown above.
- Israel Land Authority: certificate of rights and information notice — issuer, scope, charges and digital delivery.
- Ministry of Justice: condominium files — registration, amendment and cancellation documents, ordering and notification.
- Ministry of Justice: registration and land-settlement archive files — the separate document-request service.
- Ministry of Construction and Housing: property-registration status — the stages and limits of the status information.
- Ministry of Justice: registration and land-settlement procedures — the specific routes for transfers subject to mortgages or warning notes and the applicable consent requirements.
Related pages
- Home ownership in Israel: Tabu versus Minhal
- Tabu vs Rami vs Chevra Meshakenet
- Due diligence when buying property in Israel
- Liens and warning notes for sellers
- Seller document checklist
Your next step: identify the property, request the appropriate records and give your lawyer a list of the entries that need an answer. Talk to our team about preparing your property for sale; bring the rights documents so the marketing and transaction preparation use the same property details. This is general information, not legal or tax advice; confirm with a licensed professional.
