Thinking of Building or Renovating a Home in Israel? Read This First.

Here's what you should know if you have plans on building or Renovating a Home in Israel.

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 just 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.

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 people only seem to share once you're already neck-deep in permits, endless WhatsApp groups, and looking at countless tile samples.

1. The Process: It’s Long. It’s Bureaucratic. It’s Israel.

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? Get ready for a real journey. You'll be dealing with:

• An architect

• An engineer

• A licensed contractor

• The municipality (hello Iriya)

• Maybe even the fire department or accessibility approvals

• And last but certainly not least: Patience. Lots of it.

Permits can easily take anywhere from 3–6 months, sometimes even longer. Nothing here moves at lightning speed, especially not the city hall.

Friendly tip: Do not plan your move-in date based on good vibes alone.

2. What Israeli Homes Are Really Like

Let's talk about the bones of what you're actually getting – say, a shiny new build or a resale apartment.

• Mamad (Safe Room): That reinforced safe room? It's required by law in all new construction. Think a huge metal door and its own ventilation system. It can be a bedroom or office, but you'll definitely want a smart design plan for it.

• Airflow & Balconies: Israelis absolutely 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 (mazganim). Newer luxury buildings and villas are leaning towards mini-central or VRF systems. Just make sure to plan this out early – you don't want to design a perfect ceiling only to cut into it later for ductwork.

• Floors: Porcelain granite tiles are still super common – especially if you're going for that local, minimalist-Israeli look. But engineered parquet is definitely gaining popularity in high-end homes and international-style renovations. It adds warmth and texture, and yes, it holds up beautifully in our climate when installed correctly.

3. Finishes? It Totally Depends What You're Buying.

If you're buying an apartment off-plan, you'll usually get a "standard package" from the developer: basic tiles, a kitchen from a specific supplier, bathroom fixtures, interior doors – all from their pre-approved list.

But let's be honest: most of these are pretty generic. If you want something that truly reflects your style, you'll go through "shinuyey dayarim" – client changes. This means working with an interior designer (hey there! 👋), 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's either too late or much, much more expensive. So if you want the place to feel like you, not the brochure, you have to act fast.

If you're buying a finished or second-hand apartment? Completely different ballgame. You'll almost certainly need to renovate to get that same level of personalization and function.

4. What If You're Building a Villa or Private Home?

Ah, the blank canvas! This is thrilling, but also a full-time job. You're usually starting with an architect, a permit, and a raw plot of land – meaning every single finish, every tile, every light switch is your decision. Which sounds exciting... until you realize just how many decisions that adds up to.

While architects are brilliant at shaping the building's shell, structure, and flow, and are typically the ones handling permits and regulatory approvals, their expertise often lies in the external design. They might bring the building's aesthetic inwards, which can sometimes result in a home that feels more like a grand, perhaps even a bit like a museum, rather than a cozy, functional living space. This is why many people find it incredibly 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, not just decor – is thoughtfully designed for your lifestyle, comfort, and personal taste.

You'll need:

• 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.

5. You Can’t Just Copy-Paste Your House from Abroad

If you're trying to recreate your New York penthouse or Paris apartment exactly, consider this a friendly heads-up:

• Spaces here are generally smaller. Storage needs to be built-in and smart, not just brought in.

• Product availability is limited. That 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. That changes your material choices faster than you'd think.

  
  

6. Designing From Abroad? Totally Doable — With a Plan

I work with many clients who aren't physically in Israel, and it's absolutely possible. But 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 on it – because email often goes unanswered here

• Flexibility – because things will shift along the way.

  
  

7. Budget & Timeline — The (Real) Numbers

No sugarcoating here. This is a rough breakdown to give you a realistic picture:

• ₪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

• 12–18 months+ 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.

8. And Yes — The War Changed Everything

Since October 7th, nothing's been quite the same, and that includes the world of design and construction. It’s affected… well, pretty much everything.

• Ports slowed down.

• Materials became harder to source.

• Workers got called up for reserve duty.

• Projects paused mid-way.

• And everyone’s patience? Very, very thin.

  
  

But despite it all, people are still building. Still renovating. Still creating a home 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 you keep it all together.

So What’s the 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 here’s the good news: 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!

Office@maryamorbenari.com

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