Israeli Real Estate
Answer Israeli property questions—purchase tax, Tabu, rentals, mortgages, and ILA tenders—with regulated transaction checklists when building or operating Israel-focused proptech or advisory flows.
Overview
israeli-real-estate is an agent skill for the Validate phase that supplies Israeli property transaction guidance, tax and Tabu context, and regulatory-aware checklists for domestic buy, sell, and rent flows.
Install
npx skills add https://github.com/skills-il/government-services --skill israeli-real-estateWhat is this skill?
- Version 1.2.0 government-services skill with Hebrew and English discovery tags
- Covers buying, selling, and renting inside Israel only—not foreign markets
- Buying checklist starts with bank pre-approval (ishur ikroni) and attorney before signing
- Topics include Tabu extract (nesach tabu), mas rechisha, rental agreements, and mashkanta
- Explicit trigger: Israel Land Authority tenders and nadlan/dira price questions
- Skill version 1.2.0 in bundled metadata
- Buying process checklist enumerates at least 4 ordered steps in the ingested guide
Adoption & trust: 1 installs on skills.sh; 7 GitHub stars; 3/3 security scanners passed (skills.sh audits); trending (+100% hot-view momentum).
What problem does it solve?
Your agent gives generic real estate advice that misses Israeli purchase tax, Tabu, rental norms, and mandatory professional steps.
Who is it for?
Builders of Israeli market apps, chatbots, or internal tools who need structured nadlan vocabulary and step lists in Hebrew or English.
Skip if: Non-Israeli listings, US/EU MLS workflows, or substituting a licensed real estate attorney or tax advisor on binding deals.
When should I use this skill?
User asks about Israeli property, nadlan, dira, apartment prices, mas rechisha, Tabu, rentals, mortgage, or Israel Land Authority tenders.
What do I get? / Deliverables
Users get Israel-specific process ordering and terminology grounded in the skill’s transaction guide, so you can wire safer proptech answers pending human legal review.
- Structured buying/selling/renting checklists aligned to Israeli practice
- Bilingual terminology hooks (Hebrew/English) for agent responses
Recommended Skills
Journey fit
Pricing and tax framing (mas rechisha, mortgage pre-approval) are core Validate decisions before committing to a deal or product feature set. Pricing subphase captures duty estimates, financing gates, and deal economics called out in the buying checklist.
How it compares
Domain compliance reference for Israeli nadlan—not a mortgage calculator MCP or global Zillow-style API integration.
Common Questions / FAQ
Who is israeli-real-estate for?
It is for developers and operators building Israel-focused property experiences who need agents to understand Tabu, mas rechisha, rentals, and ILA tender language.
When should I use israeli-real-estate?
Use it in Validate (pricing) when estimating deal economics and tax framing; in Idea (research) when exploring the Israeli market; and in Grow (support) when answering resident questions about dira, leases, or mortgages.
Is israeli-real-estate safe to install?
It is informational government-services content; review the Security Audits panel on this page and always keep human legal and financial review on live transactions.
SKILL.md
READMESKILL.md - Israeli Real Estate
{ "author": "skills-il", "version": "1.2.0", "category": "government-services", "tags": { "he": [ "נדל״ן", "נכס", "שכירות", "טאבו", "מס-רכישה", "ישראל" ], "en": [ "real-estate", "property", "nadlan", "tabu", "mas-rechisha", "israel" ] }, "display_name": { "he": "נדל\"ן בישראל", "en": "Israeli Real Estate" }, "display_description": { "he": "נתוני נדל\"ן ישראלי, הערכת שווי נכסים, הדרכה לעסקאות ותאימות רגולטורית. משתמשים כשהמשתמש שואל על נכס בישראל, \"נדל\"ן\", \"דירה\", מחירי דירות, מס רכישה, נסח טאבו, חוזי שכירות, משכנתא או מכרזי רשות מקרקעי ישראל. מכסה קנייה, מכירה והשכרה בישראל. אל תשתמשו לנדל\"ן מחוץ לישראל.", "en": "Israeli real estate data, property valuation, transaction guidance, and regulatory compliance. Use when user asks about Israeli property, \"nadlan\", \"dira\", apartment prices, purchase tax (mas rechisha), Tabu extract, rental agreements, mortgage (mashkanta), or Israel Land Authority tenders. Covers buying, selling, and renting in Israel. Do NOT use for non-Israeli real estate markets." }, "supported_agents": [ "claude-code", "cursor", "github-copilot", "windsurf", "opencode", "codex", "antigravity", "gemini-cli" ] } # Israeli Real Estate Transaction Guide ## Buying Process Checklist 1. Pre-approval (ishur ikroni) from bank 2. Property search and viewings 3. Hire real estate attorney BEFORE signing 4. Attorney obtains Tabu extract 5. Price negotiation and payment schedule 6. Sign purchase agreement (chozeh mcher) 7. File mas rechisha declaration within 30 days of signing; pay purchase tax within 60 days 8. Finalize mortgage (mashkanta) with bank 9. Attorney registers transfer in Tabu 10. Key handover per contract ## Purchase Tax Brackets (2026, frozen at 2025 levels) ### First Apartment (brackets frozen until Jan 15, 2028) | Range (NIS) | Rate | |-------------|------| | 0 - 1,978,745 | 0% | | 1,978,746 - 2,347,040 | 3.5% | | 2,347,041 - 6,055,070 | 5% | | 6,055,071 - 20,183,565 | 8% | | 20,183,566+ | 10% | ### Non-First Apartment | Range (NIS) | Rate | |-------------|------| | 0 - 6,055,070 | 8% | | 6,055,071+ | 10% | ## Tabu Extract Sections 1. Property description (gush, chelka) 2. Registered owners and shares 3. Mortgages (mashkantaot) 4. Liens, warnings, court orders ## Key Costs - Purchase tax: See brackets above - Attorney: 0.5-1.5% of price - Agent: 1-2% + VAT - Mortgage fees: Application, appraisal, registration - Arnona transfer: Municipal property tax #!/usr/bin/env python3 """ Israeli Purchase Tax (Mas Rechisha) Calculator Calculate purchase tax for Israeli real estate transactions based on 2026 tax brackets for first and non-first apartment buyers. Usage: python calculate_mas_rechisha.py --price 2500000 --first python calculate_mas_rechisha.py --price 5000000 python calculate_mas_rechisha.py --price 2500000 --first --json """ import argparse import json import sys # 2026 Tax brackets (frozen at 2025 levels; first-apartment brackets frozen # until Jan 15, 2028). Always verify at the Israel Tax Authority: # https://www.gov.il/he/departments/topics/purchase_tax FIRST_APARTMENT_BRACKETS = [ (1_978_745, 0.00), (2_347_040, 0.035), (6_055_070, 0.05), (20_183_565, 0.08), (float("inf"), 0.10), ] # Non-first apartment has only 2 brackets in 2026 # (the older 12% ultra-high-value bracket was dropped). NON_FIRST_APARTMENT_BRACKETS = [ (6_055_070, 0.08), (float("inf"), 0.10), ] def calculate_tax(price: float, is_first: bool) -> dict: """Calculate purchase tax with bracket breakdown.""" brackets = FIRST_APARTMENT_BRACKETS if is_first else NON_FIRST_APARTMENT_BRACKETS total_tax = 0.0 breakdown = [] remaining = price prev_limit = 0 for limit, rate in brackets: if remaining <= 0: break bracket_amount = min(remaining, limit - prev_limit)