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Noah Sander Realty

Make Owning Part of Israel A Reality.

Your gateway to the Israeli real estate market starts here. With a focus on facilitating transactions for foreign clients, I specialize in providing turnkey services making the process as stress free and efficient as possible

A Bit About Me

After making Aliyah from Canada over a decade ago, I finished my active duty military service and found my passion in the real estate world.

Diving into the real estate market, I realized very quickly that there was serious void in real estate services for international clientele. Naturally, I found my niche and specialize in facilitating transactions with foreign clients for buyer and seller representation in the Israeli market.

Fluent in both English and Hebrew, I have a comprehensive understanding of clients' expectations coming from abroad as well as the local cultural nuances that can arise.


I was awarded Top Agent of 2023 at my brokerage Daon Group Real Estate. Despite the challenges I faced this last year, I am looking forward to continued success in 2024.

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I recently returned from fighting on the front lines in Gaza together with my special forces reserve unit. We opened the southern offensive into Khan Yunis. I look forward again to the opportunity to be there for my clients and find you your perfect home in the Holy Land.

 My Services

From the moment we decide to work together, I will be involved every step of the way, guiding you through the entire process from property search all the way to signature, and well after. 

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Initial Consultation

I firmly believe in meeting my clients face to face, whether in person or via Zoom. This meeting is meant to give us a clear picture as to what your needs are and address any questions you may have before we get started. We will review how buying real estate in Israel works, costs involved, and anything else that can help us  understand what you want.

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Find Your Property

Once we have started our search, there are important things to look for when purchasing, such as price variations by area and recognizing the types of listings that are commonly for sale. Whether you are buying in a new project or an existing property, I will provide you with market insights that will further assist us in finding the perfect home.

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Transaction Management

Finding your perfect property is only step one, and sometimes the easiest. As part of my turnkey approach, I oversee and manage all other important steps in making a deal happen. From negotiations, lawyers, bank accounts, currency transfers, and anything else that's essential to executing the transaction will made simple and clear to you.

The time to buy in Israel is now. I'll show you how we make it happen.

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Recently Sold

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  • Can I buy real estate in Israel without having Israeli citizenship?
    Of course you can, and many do! Keep in mind there are different tax brackets for foreigners, but nonetheless it is definitely possible. In addition, Israeli banks offer mortgage options for foreigners as well.
  • Is buying a property from a developer "on plan" risky?
    Short answer - No, your money is insured by the bank right up until project completion. In addition, developers are obligated to follow stringent laws protecting the consumer with regards to building code, delivery time, and project quality/finishes. In the last two years especially, more than half of my clients have bought from developers. Long answer - Years ago it was more risky to purchase on plan, as many developers and contractors could operate without a bank guarantee. What this meant is every shekel you paid towards the project would go directly to the developer. This opened up the risk that if the project potentially ran into financial troubles, the developer could file for bankruptcy and you "the buyer" may never see that money again, pending a long legal process. Today, in accordance to the updated "Sales Law" from 2008, every payment made towards a project on plan is actually paid to the bank that is backing the project and funding the loan. In turn, you "the buyer" receive a bank voucher that is paid to the developer instead, with your money secured by the bank. If in the event the developer cannot complete the project for whatever reason, by law your money is to be returned to you. Depending on what stage of construction the building is, it is common that banks will first try find a reputable developer to come in and complete construction, as it is in everyone's interest to deliver the project. As with every industry, there are great developers who have built a strong reputation for themselves over the years, and there are less reputable ones. Over the years, I have come to know the good ones, and I make it one of my main focuses to vet every developer I decide to work with to ensure my clients are getting quality product from someone they can trust.
  • Can I complete a real estate transaction without physically being in Israel?
    Yes, and I have done numerous deals this way. Your lawyer who will be representing you in the purchase will need to receive Power of Attorney with your consent. From there, the entire process can be completed without needing to be present in Israel.
  • What fees are involved in buying real estate in Israel?
    There are several fees that are in addition to the purchase price that need be taken into account: 1) Purchase Tax- If you are buying as a foreigner, its a flat rate of 8%. If you have Israeli citizenship or a returning resident the tax rate is lower and teared. If you are a new immigrant "Oleh", there is also a lowered special tax rate. 2) Realtor Fees- In Israel, commission standard rate is 2% + VAT, paid by the buyer and/or seller depending on the representation. 3) Lawyer Fees- Whether buying or selling, lawyers are the ones who legally execute the contracts and their rate ranges between 0.5% - 1.5% + VAT. 4) Developer Legal Fee- When buying from a developer, there is usually a legal fee that is paid by the buyer. This amount varies depending on the developer and size of deal, but typically it ranges between 5000 NIS - 1.5% + VAT.
  • Do I need to hire a realtor to buy real estate in Israel?
    No, it is not mandatory in Israel to buy real estate through a realtor. However, keep in mind you are taking a big risk. Any realtor worth their salt has built up a reputation of delivering high end service with integrity, and has the results to prove it. Furthermore, a quality realtor knows the market like the back of their hand and that includes property/owner history, previous offers, and other nuances that a buyer without representation would not be aware of. I can confidently say that the money and grief a great realtor will save you on a potential purchase will be far outweigh the savings on commission that one may see as a potential incentive to buying without a realtor.
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“ While buying a home can be a stressful process, we had a great experience thanks to our realtor. Noah was professional and courteous, and helped us find a house that met all of our needs. His hands on approach made the process and negotiations comfortable and efficient, and got us our perfect home. "

Libby G, Vancouver Canada

What Our Clients Are Saying

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