{"id":8843,"date":"2026-06-08T07:22:29","date_gmt":"2026-06-08T04:22:29","guid":{"rendered":"https:\/\/rs-nadlan.com\/?p=8843"},"modified":"2026-10-12T13:46:55","modified_gmt":"2026-10-12T10:46:55","slug":"who-is-considered-a-homeowner","status":"publish","type":"post","link":"https:\/\/rs-nadlan.com\/en\/who-is-considered-a-homeowner\/","title":{"rendered":"Who Is Considered a Homeowner in Israel: The Definition for Tax, Mortgage and Eligibility"},"content":{"rendered":"<p>The question of who is considered a homeowner in Israel sounds simple, but the answer depends on who is asking. The Israel Tax Authority, the bank providing the mortgage and the Ministry of Construction and Housing each use a different definition, and the same person may be considered a homeowner for one purpose and a person without a home (chasar dira) for another. A quarter share in the parents&#8217; apartment, half an apartment received by inheritance, an apartment the spouse bought before the marriage or an apartment abroad: each of these has a different effect in each context. In this article we go through the definitions themselves, the common edge cases and the way to check your status before signing.<\/p>\n<h2>Why the question of who is considered a homeowner in Israel is worth so much money<\/h2>\n<p>Three major financial decisions follow from the definition:<\/p>\n<ul>\n<li><strong>Purchase tax (mas rechisha).<\/strong> On an apartment at \u20aa4.5 million, the difference between the single apartment brackets and the additional apartment brackets is about \u20aa240,000. The brackets and the full calculation appear in the article <a href=\"https:\/\/rs-nadlan.com\/en\/purchase-tax-israel-2026-brackets\/\">purchase tax 2026<\/a>, and here we deal only with the question of which group you belong to.<\/li>\n<li><strong>The mortgage financing ratio.<\/strong> Under Bank of Israel directives, a buyer of a single apartment can receive up to 75% financing, someone upgrading their home up to 70%, and a buyer of an additional apartment up to 50%. On the same apartment at \u20aa4.5 million, the difference between 75% and 50% financing is \u20aa1,125,000 of equity.<\/li>\n<li><strong>Eligibility for housing programs.<\/strong> The Dira Behanacha program and the eligibility mortgage are intended for people without a home, and the definition there differs from the previous two. The tracks are detailed in the article <a href=\"https:\/\/rs-nadlan.com\/en\/who-is-eligible-apartment-purchase-assistance\/\">who is eligible for home purchase assistance<\/a>.<\/li>\n<\/ul>\n<h2>Who is considered a homeowner in Israel for purchase tax purposes<\/h2>\n<p>The Real Estate Taxation Law examines what is owned by &#8220;the purchaser&#8221;, and defines the purchaser as a family unit: the purchaser, their spouse, except a spouse permanently living separately, and their children under 18, except a married child. The practical meaning: an apartment registered only in the spouse&#8217;s name counts for you as well, even if it was bought before the marriage and even if you did not sign for it.<\/p>\n<p>The apartment you are buying will be considered a single apartment (dira yechida) even if the family unit owns:<\/p>\n<ul>\n<li><strong>A share not exceeding one third<\/strong> of another apartment. For example, 25% of an apartment co owned with siblings.<\/li>\n<li><strong>A share not exceeding one half of an apartment received by inheritance<\/strong>, under the conditions set in the law.<\/li>\n<li><strong>An apartment you undertake to sell<\/strong> as someone upgrading their home, within the period in the law. For purchases from June 2025 onward the period is 24 months from the purchase of the new apartment, with a special provision for buying from a developer. We wrote about planning the transition in the guide <a href=\"https:\/\/rs-nadlan.com\/en\/home-upgrader-guide-2025-sell-or-buy-first\/\">for home upgraders<\/a>.<\/li>\n<\/ul>\n<p>Two small shares in two different apartments do not add up to a whole apartment as long as each of them meets the condition. On the other hand, a right in an apartment still under construction, an apartment unfit for habitation and an apartment under protected tenancy are cases in which the answer depends on the details, and these are checked with the lawyer before signing.<\/p>\n<h2>Who is considered a homeowner for mortgage purposes<\/h2>\n<p>The bank does not apply the definitions of the tax law. It classifies the loan by its purpose and by what the borrowers own, in order to determine the maximum financing ratio:<\/p>\n<ul>\n<li><strong>Single apartment:<\/strong> the borrowers own no apartment, and up to 75% financing.<\/li>\n<li><strong>Replacement apartment:<\/strong> the borrowers own an apartment and undertake to sell it. In such a case the bank usually requires the declaration submitted to the Tax Authority regarding a replacement apartment, and the financing ratio is up to 70%.<\/li>\n<li><strong>Additional apartment:<\/strong> everything else, and up to 50% financing.<\/li>\n<\/ul>\n<p>Two important differences from the tax law. First, the bank looks at the borrowers signing the loan, and usually both spouses are borrowers. Second, the bank is not bound by the exceptions of the tax law, such as a one third share or an inherited share. In practice many banks treat a small share in an apartment flexibly, but this is internal policy and not a rule. So when you own any share in an apartment, ask the bank in advance which track you will be classified under.<\/p>\n<h2>Who is considered a homeowner for government housing programs<\/h2>\n<p>The Ministry of Construction and Housing uses the term &#8220;person without a home&#8221;. In the Dira Behanacha program, for example, a person without a home is someone who, together with their spouse, did not own an apartment or rights in a share of an apartment exceeding one third during the three years before the eligibility approval was issued, and holds no rights in an apartment under construction. Single people are usually eligible from age 35, and couples and families according to the program terms.<\/p>\n<p>The difference from the tax law stands out in inheritance: the tax law ignores a share of up to one half in an inherited apartment, whereas for the person without a home test the one third rule also applies to an inherited share. Someone who inherited half an apartment can pay purchase tax as a single apartment buyer, and at the same time not be considered a person without a home. In addition, the three year test looks backward: someone who sold an apartment two years ago is still not a person without a home for the purposes of the program.<\/p>\n<h2>A share in an apartment received by inheritance<\/h2>\n<p>This is the most common edge case, especially in north Tel Aviv and the Sharon region, where parents&#8217; apartments pass to children who already live in apartments of their own. The table summarizes how an inherited share is counted in each context:<\/p>\n<table>\n<thead>\n<tr>\n<th>The share you inherited<\/th>\n<th>Purchase tax<\/th>\n<th>Mortgage<\/th>\n<th>Person without a home<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>Up to one third<\/td>\n<td>Not counted<\/td>\n<td>According to bank policy<\/td>\n<td>Not counted<\/td>\n<\/tr>\n<tr>\n<td>Above one third and up to one half<\/td>\n<td>Not counted, under the conditions of the law<\/td>\n<td>According to bank policy<\/td>\n<td>Counted<\/td>\n<\/tr>\n<tr>\n<td>Above one half<\/td>\n<td>Counted as an apartment<\/td>\n<td>Usually counted<\/td>\n<td>Counted<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<p>What happens when you sell the apartment received by inheritance, including the exemption from capital gains tax (mas shevach) and agreement between the heirs, we explained in the article <a href=\"https:\/\/rs-nadlan.com\/en\/selling-inherited-apartment-israel-inheritance-order-tax\/\">selling an inherited apartment<\/a>. Here it is only important to remember that the inherited share is examined according to what is registered and according to the inheritance order (tzav yerusha) or the probate order, not according to verbal agreements between siblings.<\/p>\n<h2>Spouses, children, an apartment abroad and edge cases<\/h2>\n<ul>\n<li><strong>The spouse&#8217;s apartment from before the marriage.<\/strong> For purchase tax purposes it counts, because the family unit is considered one purchaser. Spouses permanently living separately, for example during a separation process, may be considered separate, but the burden of proving this is on them.<\/li>\n<li><strong>An apartment in the name of a minor child.<\/strong> A share registered in the name of a child under 18, for example as a gift from grandparents, counts in the family unit. A married or adult child does not count.<\/li>\n<li><strong>An apartment abroad.<\/strong> According to the common interpretation, an apartment outside Israel does not count for the single apartment test in purchase tax, and in the capital gains tax exemption the condition is likewise a single apartment in Israel. For the person without a home test in government programs and also with the bank, it is worth checking in advance, because the definitions there are not identical.<\/li>\n<li><strong>Someone who bought with their parents.<\/strong> A son or daughter registered as owners of a share in an apartment their parents bought &#8220;for them&#8221; are considered owners of that share. Above one third, this may turn their next purchase into an additional apartment.<\/li>\n<\/ul>\n<h2>The determining date and changes after the purchase<\/h2>\n<p>For purchase tax purposes, the status is examined on the date of purchase, meaning the date the contract is signed. Several situations follow that are worth knowing:<\/p>\n<ul>\n<li><strong>An inheritance that arrives after the purchase.<\/strong> Someone who bought a single apartment and then inherited an apartment or a share of one does not retroactively lose the purchase tax relief they received.<\/li>\n<li><strong>A couple who marry after the purchase.<\/strong> The purchase is examined according to the situation on the date of signing. But in the couple&#8217;s next purchase, both apartments will count in the family unit.<\/li>\n<li><strong>Cohabiting partners.<\/strong> Partners living together as common law spouses (yeduim batzibur) may be considered spouses for the family unit. The question is factual and is examined according to the circumstances.<\/li>\n<li><strong>Selling on the day of purchase.<\/strong> Anyone signing the sale of their existing apartment and the purchase of the new one on the same day should pay attention to the order of the signatures and to clear documents, so that the classification is not disputed.<\/li>\n<\/ul>\n<p>With the bank, the determining date is the date the loan is approved and executed. Someone who undertook as a home upgrader to sell their apartment, and the period passed without a sale, may be required to meet the conditions the bank set in the loan agreement.<\/p>\n<h2>An example: the same couple, three answers<\/h2>\n<p>The example is for illustration only. A couple buys an apartment for \u20aa4,200,000 in <a href=\"https:\/\/rs-nadlan.com\/en\/real-estate-agency-ramat-hasharon\/\">Ramat HaSharon<\/a>. The husband holds half of his parents&#8217; apartment, received by inheritance. The wife holds 25% of an apartment she owns together with her siblings. They have no other apartment.<\/p>\n<ul>\n<li><strong>Purchase tax:<\/strong> the inherited share does not exceed one half, and the wife&#8217;s share does not exceed one third. The apartment being purchased is expected to be considered a single apartment, and the tax is calculated according to the reduced brackets.<\/li>\n<li><strong>Mortgage:<\/strong> it depends on the bank. One bank will classify the loan as a single apartment with 75% financing, another may ask for additional documents. The difference between 75% and 50% financing here is \u20aa1,050,000 of equity, so this is a question to clarify before signing, not after.<\/li>\n<li><strong>Person without a home:<\/strong> the inherited half exceeds one third, so the couple is not considered without a home and is not eligible for the Dira Behanacha program.<\/li>\n<\/ul>\n<h2>How to check your status before a deal<\/h2>\n<ol>\n<li>Obtain a land registry extract (nesach tabu) for every property in which you, your spouse or your minor children are registered, even for a small share.<\/li>\n<li>Gather inheritance orders and probate orders, and estate division agreements if signed.<\/li>\n<li>Check whether there are apartments registered with a housing company or with the Israel Land Authority that do not appear in the Tabu.<\/li>\n<li>Ask the lawyer to examine the classification for purchase tax purposes before signing. In complex cases you can apply to the Tax Authority for an advance tax ruling.<\/li>\n<li>Get an approval in principle from the bank stating the loan track and the financing ratio.<\/li>\n<li>If you are considering a government program, check eligibility on the Ministry of Construction and Housing website before counting on it.<\/li>\n<\/ol>\n<p>When you know your status, it is easier to set a real budget. We accompany buyers in choosing a property according to that budget, and you can see our <a href=\"https:\/\/rs-nadlan.com\/en\/looking-for-a-property-interested-in-buying\/\">properties for sale<\/a>.<\/p>\n<h2>Frequently asked questions<\/h2>\n<h3>Does an inherited share make me a homeowner?<\/h3>\n<p>For purchase tax purposes, a share of up to one half in an inherited apartment does not count, under the conditions of the law. For government housing programs, a share exceeding one third counts. With the bank, the decision is according to its policy.<\/p>\n<h3>Is my spouse&#8217;s apartment from before the marriage considered mine?<\/h3>\n<p>For purchase tax purposes yes, because spouses and their minor children are considered one purchaser, unless the spouse permanently lives separately.<\/p>\n<h3>Does an apartment abroad count for purchase tax?<\/h3>\n<p>According to the common interpretation, no. For eligibility for government programs and for the mortgage, it is worth checking separately.<\/p>\n<h3>Does a 30% share in my parents&#8217; apartment affect eligibility for Dira Behanacha?<\/h3>\n<p>A share not exceeding one third does not affect the definition of a person without a home. Above one third, eligibility is affected.<\/p>\n<h3>I sold my apartment a year ago. Am I a person without a home?<\/h3>\n<p>For purchase tax and mortgage purposes, the situation on the date of purchase is examined. For Dira Behanacha, the three years before eligibility is issued are examined, so not yet.<\/p>\n<h3>Are cohabiting partners considered one family unit?<\/h3>\n<p>In many cases yes. The Tax Authority examines the nature of the relationship and the shared residence, so an apartment owned by a common law partner may count for you as well. It is worth checking this before a joint purchase.<\/p>\n<h2>Before you decide on a budget<\/h2>\n<p>One wrong definition can change the purchase tax by hundreds of thousands of shekels and the required equity by a million. It is worth checking it before you start searching, not after you have found an apartment. If you would like to understand how your status affects the budget and the properties worth considering, we will be happy to help. You can <a href=\"https:\/\/rs-nadlan.com\/en\/contact-us\/\">contact us<\/a> or call 077-500-4600 (+972 77 500 4600).<\/p>\n<p><em>The information in this article is general and is not legal or tax advice. The classification in each case should be examined by a lawyer or a tax advisor.<\/em><\/p>\n","protected":false},"excerpt":{"rendered":"<p>The Tax Authority, the bank and the Housing Ministry each define a homeowner differently. A guide to the definitions, inherited shares and edge cases, with a table and an example of a couple who receive three different answers.<\/p>\n","protected":false},"author":11,"featured_media":12471,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":"","_links_to":"","_links_to_target":""},"categories":[48],"tags":[],"class_list":["post-8843","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-taxes-and-rights"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.9 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Who Is Considered a Homeowner in Israel | RS Nadlan<\/title>\n<meta name=\"description\" content=\"Who is considered a homeowner in Israel for purchase tax, mortgage financing and housing programs: family unit, one third shares, inheritance, abroad.\" \/>\n<meta name=\"robots\" content=\"index, follow, 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