Many people around the world have family connections to Israel. These ties often include real estate apartments, houses, land plots, agricultural property, or long-term leaseholds registered in the names of parents, grandparents, or relatives who once lived in Israel.

When these property owners pass away, heirs living abroad often want to claim their share of the estate. However, dealing with Israeli real estate from another country can feel overwhelming, especially when heirs are unfamiliar with local laws, Hebrew documentation, and the inheritance process.

The good news is that foreign heirs have full legal rights to claim property in Israel, which should help you feel more confident in your position.

• You do not need to be an Israeli citizen.
• You do not need to have lived in Israel.
• You do not even need to travel to Israel if you appoint a lawyer at our firm with the power of attorney.

To ensure a successful claim, heirs must follow specific legal steps that are essential for all real estate in Israel, keeping them focused on the process’s importance.

We will explain how to register ownership, manage or sell the property remotely, handle taxes, resolve disputes, and how working with our Israeli law firm can help you complete the entire process easily and confidently. With over 20 years of experience in Israeli real estate transactions and hundreds of satisfied clients, you can trust our guidance.

Your Legal Right to Inherit Real Estate in Israel

Israeli inheritance law applies to all real estate located in Israel, regardless of the heir’s citizenship or residency. This means that anyone living abroad, whether in the United States, Canada, Europe, South America, or elsewhere, has the same legal rights as an heir living in Israel.

When a property owner passes away, their real estate does not automatically transfer to the next generation. The transfer must be legally recognized through the Israeli system using one of the following documents:

• Succession Order — If the deceased did not leave a will.
• Probate Order — If the deceased left a will that names the heirs.

Without one of these orders, government authorities, banks, and the Land Registry (Tabu) will not recognize the heirs. Therefore, even if you are the rightful heir, you cannot sell, rent, or manage the property until the proper inheritance order is issued.

Determine Whether the Deceased Owned Real Estate in Israel

Many heirs abroad know a relative lived in Israel but lack official proof of ownership; official searches help confirm property rights and avoid delays.

The primary sources for identifying property in Israel are:

• Israel Land Registry (Tabu) – Provides official proof of ownership, parcel details, and legal rights.
• Israel Land Authority (ILA) – Manages properties built on state-owned land through long-term leases.
• Municipal property tax records (Arnona) – Show whether the deceased was listed as the taxpayer for a property.
• Private legal archives – Law firms and banks may retain purchase agreements or mortgage documents.
• Family archives – Old letters, rental agreements, or utility bills may contain clues.

Even when the exact address is unknown, a lawyer at our firm can often locate property by searching under various spellings of the deceased’s name, especially if the name changed due to immigration, transliteration, or Hebrewization.

Identify Whether a Will Exists

The next major step is determining whether the deceased left a will. A will dictates how assets should be distributed and who inherits which property. Many immigrants wrote wills in their home countries before moving to Israel or drafted wills in English without realizing they must be validated in Israel.

If a will exists:

• The original must be submitted to the Israeli authorities.
• It must be translated into Hebrew by a certified translator.
• It must be certified by an apostille or notarization.
• A probate order must be obtained from Israeli authorities.

If no will exists, inheritance is determined by Israeli intestate law, and a succession order must be obtained. In either case, the inheritance order is mandatory and cannot be skipped.

Collect the Required Documents

Foreign heirs must prepare official documents that meet Israeli standards; correct preparation prevents delays and builds confidence in the process.

Documents include:

• Death certificate – Must be apostilled and translated into Hebrew if issued abroad.
• Birth certificate of the heir – Shows parent–child relationship.
• Marriage certificate – Needed if a spouse is claiming property.
• Passport – Usually does not require translation.
• Original will – If applicable, must be certified and translated.
• Affidavits – Personal statements signed and notarized to support the claim.

Every document issued outside Israel must be:

• Apostilled (or consular certified)
• Translated into Hebrew
• Notarized if necessary

Heirs sometimes believe that regular copies or uncertified translations will suffice, but Israeli authorities require strict compliance.

Obtain a Succession Order or Probate Order

To legally claim the real estate, heirs must apply for the appropriate inheritance order. This is one of the most important legal steps and must be done before any property rights can be transferred.

The application is filed with the Registrar of Inheritance Affairs or the Family Court. The filing includes:

• Application forms in Hebrew
• Certified and translated documents
• Affidavits confirming the information
• Payment of government fees

Heirs living abroad appoint our Israeli lawyer through a notarized and apostilled power of attorney. This allows the lawyer to:

• Submit applications
• Communicate with the Registrar or the court
• Respond to questions or requests
• Receive legal notices

Once issued, the inheritance order becomes the legal basis for transferring the property to the heirs.

Verify Property Ownership and Legal Status

After obtaining the inheritance order, the heirs must verify the property’s full legal status. This includes checking:

• Current ownership as recorded in the Tabu
• Whether the land is privately owned or state-leased
• Existing liens or debts registered against the property
• Outstanding municipal taxes or utility bills
• Unresolved legal disputes or claims

Heirs abroad may not be aware of unresolved issues, such as unpaid taxes or restrictions placed on the property. These issues must be resolved before ownership can be transferred or the property can be sold.

Appoint a Representative in Israel

Managing real estate in Israel from another country is extremely difficult without local representation. Foreign heirs appoint an Israeli lawyer using a power of attorney so that the lawyer can:

• Register ownership
• Pay taxes or bills
• Communicate with banks and courts
• Manage tenants
• Handle repairs or maintenance
• Prepare the property for sale

This step is essential for completing the inheritance process smoothly. A properly drafted and apostilled power of attorney allows the lawyer to act entirely on behalf of the heir without requiring the heir to travel to Israel.

Register Ownership in the Israel Land Registry

Once the inheritance order is issued, the next critical step is to register the heirs as the new legal owners of the property. This is done through the Israel Land Registry (Tabu), which records property rights. Without this registration, heirs cannot sell the property, rent it legally, sign contracts, or manage it officially.

The registration process requires the following:

• A certified copy of the succession or probate order
• Identification documents of the heirs
• Official application forms completed in Hebrew
• Proof that all registration fees have been paid
• Any additional documents required by the Tabu or the Israel Land Authority

If the property is held as a long-term lease through the Israel Land Authority (rather than private ownership), heirs must follow ILA-specific procedures. These often involve updating leaseholder information, paying outstanding balances, or providing historical documentation.

Heirs living abroad rely on our Israeli attorney to submit these forms and gather the required documentation. Once the registration is complete, the heirs are officially recognized as the property owners.

Paying Taxes and Outstanding Debts

Before heirs can fully manage or sell real estate, they must ensure that all financial obligations related to the property have been addressed. These may include:

• Arnona (municipal property tax) – Paid to the local municipality. Unpaid Arnona can accumulate interest and penalties.
• Va’ad Bayit (building maintenance fees) – For shared residential buildings. These fees must be paid before selling or renting the property.
• Water, electricity, and gas bills – Utilities must be updated and settled.
• Mortgage balances or liens – Sometimes, properties have old debts or encumbrances registered on them.

If heirs are unaware of outstanding debts, these issues may delay or block property transfers. Our lawyer can obtain updated debt statements from municipalities, utilities, or government agencies to ensure the property is cleared for future transactions.

Managing Real Estate From Abroad

Once heirs have legally inherited property, they must decide how to manage it. Many heirs choose one of the following options:

• Keep the property – For family use or investment.
• Rent the property – To generate ongoing income.
• Sell the property – To divide the estate or simplify asset management.

Managing property from abroad requires local support. Common tasks include:

• Handling repairs or renovations
• Managing tenants and collecting rent
• Responding to municipal notices
• Paying ongoing taxes and fees
• Protecting the property from damage or unauthorized use

Heirs abroad almost always appoint a representative through a notarized and apostilled power of attorney. This ensures property maintenance continues smoothly and legal obligations are met.

Selling Inherited Real Estate From Abroad

Many heirs choose to sell the inherited property, especially if they do not intend to live in Israel or manage it long-term. Selling property as a foreign heir is entirely possible, but the process must be handled properly to avoid legal issues or delays.

A real estate sale in Israel requires:

• A fully updated property registration
• Checking for liens, mortgages, or disputes
• Drafting a sale agreement in Hebrew
• Signing contracts (often abroad with an apostille)
• Coordinating with buyers, real estate agents, and attorneys
• Paying capital gains tax if applicable
• Ensuring municipal debts are cleared

Foreign heirs can complete the entire sale process without traveling to Israel. Our lawyer can negotiate with buyers, sign documents on their behalf, and arrange for proceeds to be transferred to a foreign bank account.

Handling Disputes Between Heirs

Disagreements between heirs are common, especially when inherited real estate is involved. Conflicts may arise over:

• Whether to sell or keep the property
• How to divide rental income
• Responsibility for property taxes
• Unequal financial contributions to maintenance
• Interpretation of the will

These disputes are resolved through negotiation, mediation, or, if necessary, proceedings in the Family Court. Legal representation is essential for protecting each heir’s rights and ensuring the property is managed correctly during the dispute.

How Aharoni Law Firm Helps Foreign Heirs Claim Real Estate

We specialize in helping heirs living abroad with the complex process of claiming real estate in Israel. The firm provides end-to-end support, including research, documentation, legal filings, negotiations, and property management.

Our firm offers:

• Locating real estate through the Land Registry and the Israel Land Authority
• Conducting property status checks for liens or debts
• Preparing and submitting succession or probate applications
• Handling document translation and apostille requirements
• Registering heirs as legal owners
• Managing or selling inherited real estate on behalf of foreign clients
• Coordinating international fund transfers
• Resolving disputes between heirs

With a properly executed power of attorney, heirs do not need to travel to Israel. Our firm remotely manages every step of the process and keeps clients informed throughout.

Frequently Asked Questions

Do I need to visit Israel to inherit property?

No. With a notarized and apostilled power of attorney, your lawyer can complete the entire process on your behalf.

What if I do not have the original property documents?

An attorney can obtain them directly from the Land Registry, municipality, or Israel Land Authority.

Can real estate be inherited if many years have passed?

Yes. There is no expiration on inheritance rights in Israel.

Are foreign wills valid in Israel?

Yes, but they must be validated through a probate order and translated into Hebrew.

What if there are multiple heirs?

All heirs must be listed on the inheritance order. Decisions regarding sale or management must be made jointly unless one heir is appointed as an authorized representative.

Contact Our Israeli Law Firm for A Free Consultation

If you are living abroad and need help claiming real estate in Israel, we can assist you with every step of the legal process, from verifying ownership to registering your rights and managing or selling the property. To speak with an attorney experienced in Israeli inheritance and real estate law, call us at 888-923-0022 or schedule a consultation using our online form.