Hebrew Terms Every Buyer in Israel Should Know

Your go-to guide for decoding Israeli real estate — no Hebrew degree required.

Buying property in Israel is a huge milestone — emotionally, financially, and logistically. And if Hebrew isn’t your first language, the process can feel like decoding a foreign puzzle.

You’ll be dealing with real estate agents, lawyers, banks, developers… and they’ll casually drop Hebrew terms that may or may not have a clear English equivalent. So how are you supposed to know what’s normal, what’s important, and what might cost you down the line?

Here’s a more relaxed, practical breakdown of the Hebrew terms you’re most likely to come across — and what they actually mean for you as a buyer.

1. TABA (??"?) – Zoning Plan

What it is: Short for Tochnit Binyan Ir — this is the city or regional zoning plan that determines what can be built on a specific plot of land.

Why it matters:
The TABA lays out everything from building heights to the number of units, permitted uses (residential, commercial, mixed-use), and even how far back a building must sit from the street.

If you’re buying an apartment with a view, the TABA can tell you whether a taller building might go up next door and block it. Buying a penthouse or rooftop unit? You’ll want to know if more floors can be added above or next to you.

If you’re purchasing land or a home with potential to expand, the TABA will outline your actual building rights — what’s possible and what’s not.

???? Tip: Ask your lawyer or architect to pull the TABA for any property you’re seriously considering. It’s a key planning tool — and often overlooked.

 

2. Tzemudim (??????) – Attached Property Rights

What it is: Rights or physical features that are legally attached to a property, like a parking spot, storage unit, roof rights, or a garden.

Why it matters:
It’s not enough for a listing to say “includes parking” — the parking spot needs to be officially registered as part of your unit in the Tabu or Minhal (if it’s on leased land). Same goes for garden areas, roof spaces, and storage rooms.

Without proper registration, you could be relying on a handshake agreement that might not hold up in the long run. Worse, the spot could be reassigned or claimed by someone else.

???? Tip: Ask your lawyer: “What tzemudim are officially registered to this property?” Don't go just by what the agent or developer says.

3. Tofes 4 (???? 4) – Occupancy Permit

What it is: The final municipal approval that confirms a building is complete, safe, and legally fit to live in. It also allows connection to utilities like water and electricity.

Why it matters:
No Tofes 4 = no moving in.

If you’re buying a new construction or presale apartment, you won’t get the keys (or final mortgage funds) until the Tofes 4 is issued. It’s one of the most common causes of delays in handovers — especially if the builder is behind schedule or the municipality is slow to inspect.

???? Tip: Ask your agent or developer: “What’s the expected timeline for the Tofes 4, and is that in the contract?” The earlier you clarify, the fewer surprises later on.

4. Mashkanta (??????) – Mortgage

What it is: The Israeli word for mortgage — and while it might sound familiar, the system is quite different from what you might know in the U.S., Canada, or U.K.

Why it matters:
Israeli banks usually require 25–40% of the purchase price as cash equity, depending on whether you’re a first-time buyer, investor, or non-resident.

Mortgages here are divided into tracks — fixed, variable, inflation-linked, etc. You can split your loan across multiple tracks to balance risk and flexibility, but choosing the right mix takes strategy.

You’ll also need to go through financial checks, get a pre-approval (ishur ikroni), and submit plenty of paperwork — especially if you're abroad.

???? Tip: A mortgage broker who understands both the Israeli system and international buyers can be a lifesaver. Don't go it alone.

5. Va’ad Bayit (??? ???) – Building Committee

What it is: The group of residents (sometimes just one very involved neighbor) responsible for managing shared building expenses and maintenance.

Why it matters:
The va’ad bayit collects monthly fees from each apartment to cover things like cleaning, elevator repairs, security systems, gardening, and more.

A well-run va’ad usually means the building is clean, functional, and has good vibes. A poorly run one (or none at all) can lead to disputes, neglect, and even financial messes.

???? Tip: Ask how much the monthly fee is, what it covers, and whether there have been any issues or special assessments recently. It tells you a lot about the building culture.

6. Kablan (????) – Developer / Contractor

What it is: The builder or company responsible for constructing your home — especially relevant in presale or new construction deals.

Why it matters:
Not all developers are created equal. Some have a great reputation for building on time and to spec. Others are known for delays, cut corners, or ignoring customer service once contracts are signed.

You might also hear the term meyazed — that’s the developer or initiator of the project. Sometimes it’s the same as the kablan bina (general contractor), sometimes it’s not. Knowing who’s really in charge helps you understand accountability.

???? Tip: Always ask to see the developer’s track record — past projects, delivery timelines, and customer reviews. 

7. The Index (????) – Price Index Linking

What it is: A government-issued cost-of-construction index that’s used to adjust real estate prices over time — especially in presale or new construction deals.

Why it matters:
When you buy a property “on paper” (i.e., before it’s built), the price in your contract is linked to the construction index — meaning it can go up (or in theory, down) based on inflation and the rising costs of materials, labor, and more.

The longer the time between when you sign and when you pay, the more this can add up. A NIS 3 million apartment might end up costing NIS 3.1 or 3.2 million by the time you’ve made all the payments, depending on how fast prices are rising.

Some developers link payments only from the contract date, while others link each installment from the date it’s due — this makes a big difference.

???? Tip: Ask:

• “Is the price linked to the madad (index)?”
  
  

• “From which date is each payment linked?”
  
  

• “Is there any cap or protection from extreme inflation?”
  
  

Your lawyer should explain exactly how indexing will affect your payment schedule.

 

Final Thoughts

Buying property in Israel comes with its own language — but once you get the hang of these terms, you’ll feel a lot more confident navigating the process.

The key? Surround yourself with the right team — an experienced agent, a knowledgeable lawyer, and a mortgage broker who knows how to work with English speakers and foreign buyers.

You don’t need to be fluent in Hebrew — but it helps to know what questions to ask.

Got a term you’ve heard that isn’t on this list? Send it my way — I’m happy to explain!

Disclaimer: This article is not data-based but rather based on Ben Levene's personal market experience and opinions. No decisions should be made without thorough due diligence and professional financial advice.
 

Ben Levene, CEO of CapitIL Real Estate, brings over 15 years of expertise in the Jerusalem real estate market. For inquiries, reach out to him at [email protected]