A new client category emerged in 2026: French families buying property in Israel two to five years before making Aliyah. This strategy, which one could call "Golden Aliyah", rests on a refined wealth calculation — and raises precise tax questions.
The principle
Rather than waiting for definitive arrival in Israel to buy, these families take the step earlier: they acquire a residence (often their future primary residence), rent it in the meantime, and organize their transition over several years.
Three advantages
1. Lock in the price. Israeli real estate rises steadily. Buying today at €4M a property worth €5M in three years secures a timeline.
2. Prepare the place of life. When the Aliyah becomes effective, the family does not arrive in a vacuum: the neighborhood is known, schools identified, the property possibly already furnished.
3. Test the rental market. Renting the property during the transition generates income that finances part of the loan while validating the rental value of the neighborhood.
The central tax issue
Buying before Aliyah means being taxed as a non-resident: 8% to 10% purchase tax (instead of 0.5% for an Olé Hadash on their primary residence). On a €4M property, the gap is around €350,000.
How to optimize
Three approaches exist:
Each has its limits. Our role, with Avi Mizrahi, is to calculate the optimal scenario for each family — between yield, taxation, and personal calendar.
