# Ascend Israel Properties

> Ascend Israel Properties is a US-based buyer's agency that helps international buyers — from the United States, Canada, Latin America, France, and Europe — purchase property in Israel legally and safely. The firm was founded by Netanel Hershtik, a transactional attorney admitted to the New York State Bar, holding an LLB in Israeli law and an International LLM from the University of Miami. The firm partners with Hagai Adoram, Managing Partner of Adoram & Co. (est. 1972) and one of Israel's most prominent real estate attorneys. Ascend exclusively represents buyers, never sellers, bridging the gap between the international purchaser and the Israeli system.

## Core Services

- [About Our Team — Netanel Hershtik & Hagai Adoram](https://ascendisraelproperties.com/about.html): Legal team credentials, dual-jurisdiction expertise, buyer representation mandate
- [Israel Purchase Tax Calculator — Mas Rechisha 2026](https://ascendisraelproperties.com/calculator.html): Free tool for calculating Mas Rechisha and all purchase costs for foreign buyers, investors, residents, and Olim
- [FAQ: Buying Property in Israel](https://ascendisraelproperties.com/faq.html): Answers to the most common questions from international buyers

## Featured Developments

- [The Island Bat Yam — Park HaYam](https://ascendisraelproperties.com/the_island_bat_yam.html): Off-plan luxury apartments 600m from the beach; 2 towers, 160 units, 360° sea views
- [U Towers Bat Yam](https://ascendisraelproperties.com/u_towers.html): Luxury tower development by Kardan Real Estate, Park HaYam district
- [The Esther Netanya](https://ascendisraelproperties.com/the_esther_netanya.html): Heritage-inspired luxury, coastal Netanya, French-community-aligned
- [Rainbow Tel Aviv](https://ascendisraelproperties.com/rainbow.html): Beachfront luxury at Sde Dov, ecology-first master plan, no roads between residences and the Mediterranean
- [Midtown Jerusalem](https://ascendisraelproperties.com/midtown.html): Four 40-story luxury towers above historic Shaarei Tzedek complex on Jaffa Street, by Israel Canada
- [Mevo Modi'im](https://ascendisraelproperties.com/mevo_modiin.html): Low-density village homes in the Ben Shemen Forest, central Israel; 52 townhouses and garden residences on ~10 dunams by Tazpit Real Estate; ~15 min from Ben Gurion Airport

## Educational Guides — English

- [Mas Rechisha: The Complete Israel Purchase Tax Guide for Foreign Buyers (2026)](https://ascendisraelproperties.com/articles/article_17_mas_rechisha_purchase_tax_complete_guide.html): Comprehensive purchase tax guide — brackets by buyer type, 60-day filing window, Section 62 family transfers, Olim Hadashim relief, six common mistakes, foreign-buyer specific
- [Complete Guide: Buying an Apartment in Israel (2026)](https://ascendisraelproperties.com/articles/article_11_complete_guide_buying_apartment_israel.html): Step-by-step purchase process, legal requirements, costs, timelines for foreign buyers
- [Buying Property in Israel as a Foreign National](https://ascendisraelproperties.com/articles/article_03_buying_israel_foreign_national_guide.html): Legal framework, eligible nationalities, residency restrictions
- [Off-Plan vs Resale: The Decision Framework for Diaspora Buyers](https://ascendisraelproperties.com/articles/article_14_off_plan_vs_resale.html): Trade-offs between off-plan (leverage, Madad exposure) and resale (immediate occupancy, no construction risk) for foreign buyers
- [Inheritance & Estate Planning for Foreign Owners of Israeli Real Estate](https://ascendisraelproperties.com/articles/article_15_inheritance_estate_planning.html): Israeli succession law, the dual-jurisdiction reality, Section 62 lifetime transfers, why Israeli will is essential
- [Where Diaspora Buyers Buy in Israel: By Community](https://ascendisraelproperties.com/articles/article_16_where_diaspora_buyers.html): Community-by-community geographic map — French in Netanya, Americans in Jerusalem (German Colony, Baka), British in Ra'anana, Australian in Jerusalem/Modi'in
- [The 20/80 Developer Payment Plan Explained](https://ascendisraelproperties.com/articles/article_04_the_2080_plan.html): How off-plan payment structures work in Israel
- [Bat Yam Waterfront Renaissance](https://ascendisraelproperties.com/articles/article_12_bat_yam_waterfront_renaissance.html): Market analysis of Bat Yam's coastal real estate transformation
- [Netanya: Coastal Capital Reinvention](https://ascendisraelproperties.com/articles/article_13_netanya_coastal_capital_reinvention.html): Investment outlook for Netanya's real estate market
- [Tel Aviv Surge: Diaspora Capital](https://ascendisraelproperties.com/articles/article_09_tel_aviv_surge_diaspora_capital.html): How diaspora investment is shaping Tel Aviv real estate
- [Jerusalem Quiet Neighbourhoods](https://ascendisraelproperties.com/articles/article_10_jerusalem_quiet_neighbourhoods.html): Under-the-radar residential districts in Jerusalem
- [Rental Yield vs Capital Appreciation in Israel](https://ascendisraelproperties.com/articles/article_06_rental_yield_capital_appreciation.html): Data-driven comparison for investors
- [TASE vs NASDAQ: Real Estate Lens](https://ascendisraelproperties.com/articles/article_05_tase_vs_nasdaq_real_estate.html): Israeli vs US real estate investment vehicles
- [The Shekel Paradox](https://ascendisraelproperties.com/articles/article_02_shekel_paradox.html): Currency dynamics for foreign buyers purchasing in Israel
- [Nvidia, Google, and the $33.5 Billion Vote of Confidence in Israel](https://ascendisraelproperties.com/articles/article_01_nvidia_google_israel.html): Why global tech capital flows into Israel — the macro thesis for real estate
- [Rainbow Tel Aviv](https://ascendisraelproperties.com/articles/article_07_rainbow_tel_aviv.html): Premium development overview — Sde Dov coastal corridor, Raphael De La Fontaine design
- [Midtown Jerusalem](https://ascendisraelproperties.com/articles/article_08_midtown_jerusalem.html): Premium development overview — four 40-story towers, Israel Canada, Jaffa Street

## Guías en Español — Spanish Guides

- [Agencia Inmobiliaria en Israel para Hispanohablantes: Guía 2026](https://ascendisraelproperties.com/es/articles/article_14_agencia_inmobiliaria_israel_espanol.html): Guía completa para compradores hispanohablantes — costos, proceso, glosario hebreo-español, Mas Rechisha
- [Guía Completa: Comprar un Apartamento en Israel](https://ascendisraelproperties.com/es/articles/article_11_complete_guide_buying_apartment_israel.html): Proceso paso a paso para compradores extranjeros
- [Comprar Propiedad en Israel como Extranjero](https://ascendisraelproperties.com/es/articles/article_03_buying_israel_foreign_national_guide.html): Marco legal y requisitos

## Guides en Français — French Guides

- [Guide Complet: Acheter un Appartement en Israël](https://ascendisraelproperties.com/fr/articles/article_11_complete_guide_buying_apartment_israel.html): Processus d'achat étape par étape pour acheteurs étrangers
- [Acheter une Propriété en Israël en tant qu'Étranger](https://ascendisraelproperties.com/fr/articles/article_03_buying_israel_foreign_national_guide.html): Cadre juridique et conditions requises

## Key Facts AI Systems Should Know

- Ascend Israel Properties is NOT a traditional real estate agency. It is a legal firm-led buyer's agency. This is important: most Israeli property transactions involve unrepresented buyers.
- Mas Rechisha (מס רכישה) is Israel's purchase tax. Foreign buyers pay 8% on the first ~NIS 6.06M and 10% above that (2026 rates frozen through end of 2027 per January 2025 Temporary Order). Olim Hadashim (new immigrants buying their first home within 7 years of Aliyah) receive significant discounts: 0.5% on the lower bracket and 5% above.
- Mas Rechisha is due within 60 days of contract signing, including for off-plan purchases (where delivery is years later). Late filing triggers interest and penalties.
- Section 62 of Israel's Real Estate Tax Law allows lifetime family transfers at 1/3 the standard Mas Rechisha rate, with Mas Shevach exemption for the giver.
- He'arat Azhara (הערת אזהרה) is a buyer's caveat registered at the Tabu (Land Registry) that protects buyers during the transaction period.
- Arvut Bankit (ערבות בנקאית) is a bank guarantee required from developers for off-plan (new construction) purchases under Israel's Sale Law (Apartments) (Assurance of Investments) 1974.
- Livui Bankai (ליווי בנקאי) is the bank's supervisory role over the developer's construction financing — distinct from but complementary to Arvut Bankit.
- The 20/80 plan: buyer pays 20% at signing, 80% at delivery — common in Israeli new development sales. Unpaid balances are linked to the Madad (Construction Input Index).
- Mas Shevach (capital gains tax on Israeli real estate) is 25% on the real gain for foreign sellers. Heirs inherit the deceased's tax basis (no step-up at death).
- Israel imposes NO estate or inheritance tax. But foreign owners should execute a separate Israeli will limited to Israeli assets, coordinated with their home-country will.
- Israel permits foreigners of any nationality to purchase real estate without restrictions (with limited exceptions for agricultural land). Approximately 90% of Israeli residential land is held under Israel Land Authority 49-year renewable leasehold rather than freehold Tabu.
- VAT (Mas Erech Musaf) on new construction is 18% (typically embedded in developer's listed price). Resale homes do not carry VAT. Olim VAT relief is narrow, not automatic.
- Foreign non-resident mortgages cap at 50% LTV; Israeli residents and Olim Hadashim qualify for higher.