ContactJRE GUIDE
The Complete Guide to Selling in Jerusalem
0.5-1.5%
Attorney Fees (Seller)
0-25%
Capital Gains Tax
60-90
Avg. Days on Market
3-4 mo.
Avg. Closing Timeline
Market Analysis & Pricing Strategy Price intelligently to sell faste
COMPARABLE MARKET ANALYSIS (CMA):
Your JRE advisor conducts a detailed CMA reviewing:
• Recent sales of similar properties in your neighborhood
• Properties currently listed (asking prices vs. actual sale prices)
• Absorbed / DOM (Days on Market) metrics
• Seasonal trends (spring/early summer typically sees more activity)
• International buyer demand by neighborhood
PRICE POSITIONING:
• Aggressive (90–95% of CMA): Sell in 30–60 days; attracts multiple offers
• Market (95–100% of CMA): Sell in 60–90 days; maximum buyer interest
• Premium (100–110% of CMA): For unique properties; may take 120+ days
For ultra-luxury (>$5M), we often do “Price Upon Request” positioning with confidential buyer outreach.
- KEY POINTS
- Avoid overpricing — market psychology is powerful
- Spring (March–May) and fall (Sept–Nov) are peak selling seasons
- Jerusalem's discretionary buyers often expect off-market opportunities with 15–25% discounts to list price
- Consider your urgency: liquidation vs. maximizing value
Pre-Sale Preparation & Staging First impressions matter
ESSENTIAL REPAIRS:
✓ Electrical systems (test all outlets; replace if dated)
✓ Plumbing (fix leaks; ensure water pressure is strong)
✓ HVAC / cooling (Jerusalem summers are hot; ensure A/C is functioning)
✓ Walls (patch, paint neutral tones)
✓ Flooring (repair, refinish, or replace if damaged)
STAGING RECOMMENDATIONS:
• Declutter: Remove 50% of personal items
• Lighting: Maximize natural light; add accent lighting in dark corners
• Scent: Light, fresh (coffee, citrus) — avoid strong perfumes
• Photography: Professional photos with drone shots (essential for international buyers)
• Virtual Tour: Matterport or 360° video for remote buyers
• Garden/Patio: Trim hedges, repair stonework, furniture (if furnished)
- KEY POINTS
- Invest 2–4% of sale price in repairs — ROI is typically 3–5x
- Don't over-personalize; buyers want to imagine their own life there
- Professional photography is non-negotiable for $1M+ properties
- International buyers rely heavily on virtual tours — make them high quality
JRE Marketing Strategy Discreet and strategic promotion
BUYER-ONLY REPRESENTATION:
We represent you exclusively — no dual agency, no showing cooperatives. Your interests come first.
DISTRIBUTION CHANNELS:
• Private buyer network: Pre-qualified international buyers in our database
• Off-market discreet outreach: Direct outreach to specific high-net-worth profiles
• Featured on JRE website: High-quality listing with video, floor plans, neighborhood insights
• International luxury portals: Luxury Homes, ThousandWonders, Mansion Global (for ultra-luxury)
• Local Israeli market: MLS-equivalent listing for Israeli buyer access (optional, per your preference)
FOR DISCRETIONARY SALES:
• Signed NDA with all interested parties
• Confidential showing by appointment only
• No public signage or open houses
• Small, curated group of qualified buyers
TIMELINE:
• Pre-market positioning (weeks 1–2): Prep marketing materials
• Soft launch (weeks 3–4): Outreach to pre-qualified network
• Official launch (week 5+): Broader distribution as needed
- KEY POINTS
- Discretion is a feature in Jerusalem's ultra-luxury segment — market it as such
- Allow 2–3 weeks for qualified buyer identification before official launch
- Professional video tours and floor plans are essential
- Consider timing: avoid competing sales in the same neighborhood
Legal & Tax Obligations Understand your responsibilities
SELLER OBLIGATIONS:
✓ Tabu Certificate (Land Registry extract) — confirm ownership and encumbrances
✓ Building Certificate (Tofes 4) — confirms occupancy permit and compliance
✓ Seller’s Disclosure: Any known defects, structural issues, pending litigation
✓ Arnona (Property Tax) — confirm account is current; no arrears
✓ VA/Betterment Levies — ensure all municipal obligations are paid
✓ Escrow/Holdback: Typically 5–10% held for 6–12 months post-sale (closing adjustments)
CAPITAL GAINS TAX:
For residents: Typically waived on primary residence if held 2+ years; taxable on investment property.
For non-residents: Capital gains tax is usually ~20% on gains, though can be reduced in certain cases.
For companies/trusts: Rates differ; consult a tax advisor.
BUYER’S AGENT COMMISSION:
Typically 2–3% of sale price (if buyer is represented). JRE does not charge selling commission — you negotiate directly with your attorney and accountant.
CLOSING COSTS (Seller):
• Attorney fees: 0.5–1.5% of sale price
• Capital gains tax (if applicable): 15–20% of profit
• Escrow holdback: 5–10% of sale price
• Miscellaneous (title work, municipal certificates): ~1–2%
- KEY POINTS
- Consult a tax advisor early — capital gains planning can save 10–15% of profit
- Ensure all municipal debts are resolved before listing
- Request estoppel letter (Building Certificate) 2–3 months before listing
- Never sign without reviewing closing estimates
Closing & Registration Timeline From offer to ownership transfer
PHASE 1: OFFER & ACCEPTANCE (Weeks 1–2)
• Buyer’s offer submitted
• Negotiate terms (price, contingencies, escrow, closing date)
• Purchase agreement drafted and signed
• 10% deposit placed in escrow
PHASE 2: DUE DILIGENCE (Weeks 3–4)
• Buyer’s attorney conducts title search, building certificate review, permit verification
• Inspection (if included in contract)
• Contingency resolution
• Any price adjustments based on findings
PHASE 3: CLOSING PREPARATION (Weeks 5–6)
• All documents prepared: deed, transfer agreement, tax forms
• Seller’s attorney coordinates with buyer’s attorney
• Final walkthrough
• Closing statement prepared with all costs itemized
PHASE 4: CLOSING/SIGNING (Week 7)
• Funds transferred to escrow
• All documents signed (remote via POA is common)
• Keys handed over (typically at attorney’s office or via escrow)
PHASE 5: TABU REGISTRATION (Weeks 8–12)
• Land Registry processes transfer documents
• New owner registered with interim notation (Haarat Azharah)
• Final registration completed (typically 4–8 weeks)
• You receive final Tabu extract confirming ownership transferred
TOTAL TIMELINE: 2–4 months from offer to registration.
- KEY POINTS
- Build in 2-week buffer for Tabu delays
- Request interim notation immediately after closing for legal protection
- Maintain contact with attorney through registration — don't assume it's automatic
- Ensure buyer's attorney communicates timeline expectations early
Managing Showings & Negotiations Professional representation throughout
SHOWING LOGISTICS:
• All showings by appointment (no open houses for discretionary sales)
• Minimum 24-hour notice requested
• JRE agent accompanies all viewings
• Feedback collected after each showing (written feedback optional)
• Virtual tours/video calls available for remote buyers
OFFER NEGOTIATION:
Once an offer is received:
• JRE presents all material terms and contingencies
• You review and decide on counter-offer, acceptance, or rejection
• Counter-offers negotiated professionally (price, closing date, contingencies)
• Once agreement in principle, formal contract drafted
CONTINGENCY MANAGEMENT:
Common contingencies:
• Financing contingency (buyer secures mortgage)
• Inspection contingency (buyer’s right to inspect/renegotiate)
• Appraisal contingency (property value supports loan)
DISPUTE RESOLUTION:
If issues arise (inspection dispute, appraisal shortfall, buyer delays), JRE mediates with buyer’s attorney to resolve.
- KEY POINTS
- Be flexible on minor contingencies — they increase buyer confidence
- Respond quickly to offers — delays signal lack of interest
- Don't over-negotiate trivial points — preserve goodwill for closing
- Keep all communication with buyer through attorneys (avoids misunderstanding)
SELLER COST BREAKDOWN
WHY SELL WITH JRE
International Buyer Network
Discreet Off-Market Capability
For sensitive sales, we conduct confidential outreach to our private network with NDAs. No public listings, no open houses, no neighborhood gossip.