Building a Home in Israel? Here are a few things you should know to get started.
- Mary Amor
- Jun 3
- 5 min read
Updated: Aug 27
So, you're dreaming of building a home in Israel. Maybe it’s a sleek Tel Aviv apartment, a sprawling villa in Caesarea or perhaps you're trying to make that standard Herzliya build truly yours.
Buying property here is already a rollercoaster, right?
But designing or building one?
That’s a whole different animal and trust me you don’t want to go in blind.
Key Considerations for Building Your Home
Planning a gut renovation in Tel Aviv?
Building your dream villa in Caesarea? Or just hoping to make a cookie-cutter Herzliya apartment truly feel like home?
No matter your project, there are a few things you absolutely need to know.
These are the bits of wisdom that people only seem to share once you're already
neck-deep in permits, endless WhatsApp groups and looking at countless tile samples. Twice...
Even if you're "just doing a few changes," chances are you'll need permits, especially if you're in an apartment building.
And if you're building from scratch, prepare for a real journey.
You’ll be needing and dealing with:
An architect
An engineer
A licensed contractor
The municipality
Maybe even the fire department or accessibility approvals
And last but certainly not least you'll need patience and lots of it...
Permits can easily take anywhere from 3–6 months, sometimes even longer.
Nothing here in Israel moves at lightning speed, especially not the city "Irya".
Friendly tip: Do not plan your move-in date based on good vibes alone.
Understanding What You’re Getting
Let’s talk about the essential elements of the property you're acquiring – whether it's a shiny new build or a resale apartment.
Key Features to Consider
Mamad (Safe Room):
That reinforced safe room? It’s required by law in all new construction.
Think of a huge metal door and its own ventilation system.
It can be a bedroom or an office but you'll definitely want a smart design plan for it.
Airflow & Balconies:
Israelis love cross-ventilation and natural light.
Every good home here takes the breeze and sun orientation into account.
A/C:
In older or mid-market apartments, you'll usually find mini-split units ( yehidat mazganim). Newer luxury buildings and villas often lean towards mini-central or VRF systems. Make sure you plan this out early, you don’t want to cut into a perfect ceiling later for ductwork.
Floors:
Porcelain granite tiles are super common, especially if you want that local, minimalist-Israeli look. However, engineered parquet is gaining popularity in high-end homes and international-style renovations. It adds warmth and texture and holds up beautifully in our climate when installed correctly.
If you're buying an apartment off-plan, you’ll typically receive a "standard package" from the developer, which includes basic tiles, a kitchen from a specific supplier, bathroom fixtures, and interior doors – all from their pre-approved list.
But here’s the catch, most of these are pretty generic.
If you seek something that truly reflects your style, you’ll go through “shinuyey dayarim” client changes. This means working with an interior designer, choosing your upgrades, getting approvals and coordinating with the contractor. Often, the developer will even reimburse you for things you replace, like kitchen units or tiles.
Crucial detail:
This process has a tight window. If you wait too long, it becomes either too late or vastly more expensive. If you want the place to feel like you and not just a brochure I suggest you act fast.
If you’re buying a finished or second-hand apartment, it's a completely different ballgame.
Generally, you’ll need to renovate to achieve that same level of personalization and functionality.
The Blank Canvas: Building from Scratch
Though it is thrilling it also comes with significant responsibility.
You usually start with an architect, a permit, and a raw plot of land, meaning every single finish, every tile, every light switch is your decision. This sounds exciting until you realize just how many choices that adds up to.
While architects excel at shaping the building's shell, structure, and flow, their expertise often lies in external design. They might bring the building's aesthetic inside the house.
This can sometimes result in a home that feels more like a grand space, perhaps even a museum rather than a cozy, functional living space. That’s why many people find it immensely beneficial to have an architect and an interior designer working together from the very beginning. They complement each other, ensuring the exterior structure is sound and beautiful while the interior (from space planning and layouts to all your finishes) is thoughtfully designed for your lifestyle, comfort and personal taste.
Necessary Elements for Your New Home
A full design plan
A detailed finishes list
Lighting layouts
Outdoor design
And constant supervision (because things will be misunderstood on site)
It’s an amazing journey, but without proper guidance and a keen eye, things can go sideways quickly.
Adapting International Designs to Local Needs
If you're trying to recreate your New York penthouse or Paris apartment exactly, consider this friendly heads-up:
Spaces here are generally smaller.
Storage needs to be built-in and smart not just brought in.
Product availability is limited.
Bought a gorgeous faucet from Italy? It might not fit Israeli plumbing, or it could take four months to arrive.
Contractor culture is, shall we say, "different".
You have to follow up, double-check, and sometimes physically show up to get things done. It's not a hands-off experience.
The weather is a massive factor.
We’re designing for hot Mediterranean summers, humidity, dust, and long hours of direct sun. This significantly affects your material choices.
I work with many clients who aren’t physically in Israel, and it’s absolutely possible. However, only if you set it up right:
A local designer who actually visits the site (that’s me! 👋)
A project manager to supervise the work on the ground
Crystal-clear mood boards, finish lists, and supplier coordination
A dedicated WhatsApp group with everyone because emails often go unanswered here
Flexibility – because things will shift along the way.
Budgeting for Your Project
Here’s a rough breakdown to give you a realistic picture of your budget:
₪6,000–₪9,000/m² for full renovations
₪10,000–₪15,000/m² for high-end finishes or new custom builds
6–9 months for a full renovation
1-3+ years for new builds
And please, always add a contingency budget. Suppliers run out of stock, deliveries get delayed, and sometimes, yes, the wrong tile shows up. Twice...
The Current Landscape of Building and Renovating
Since October 7th, everything has changed, including the world of design and construction. It’s affected… well, nearly everything:
Ports slowed down.
Materials became harder to source.
Workers got called up for reserve duty.
Projects paused midway.
And everyone’s patience? Very, very thin.
Despite all this, people continue to build, renovate, and create homes here, perhaps with even more purpose than before. Just don’t expect things to be smooth, fast, or entirely predictable. You’ll need flexibility, empathy, and most of all, someone local by your side to help keep it all together.
Bottom Line
Designing a home in Israel involves more than just aesthetics. It demands expert project management, sensitive cultural translation and the development of deep trust.
But don't worry, if you plan it well and work with someone who genuinely understands how things run here, you absolutely can achieve a home that perfectly fits your taste, lifestyle and long-term goals.
Ultimately, your project culminates in more than just property development, it's about establishing deep roots and forging a lasting legacy here in Israel.
Let’s make it truly worth it.
Ready to talk about your vision for a beautiful functional home in Israel?
Let’s talk!
Comments