Housing · National programme
Mehir Lamishtaken: own a home in Israel below market price
Mehir Lamishtaken (מחיר למשתכן, “price for the resident”) lets you buy a new apartment at a capped price, usually well below market. Projects are allocated through a national lottery — understanding the flow helps you move forward with confidence.
Rules and schedules change: always confirm details on the official Gov.il announcements.
Three key steps
Step 1Eligibility certificate (Ishur Zakaut)
Before entering a lottery, you need an Ishur Zakaut confirming you meet the programme conditions. You apply online via the ministry portal (forms and documents vary by project wave). Prepare IDs, household proof, and tax documents if required.
Official links
- Request eligibility certificate (Ishur Zakaut) — Gov.il (Hebrew)
- Ministry of Construction and Housing
Most official screens are in Hebrew. Use your browser translate feature or OlimAid AI Scan for documents.
Tip: build a clean PDF folder (readable scans) before you start the online process.
Step 2Registering for lotteries
When a new wave of projects opens, an enrolment window is published for each site. You select the projects you want and confirm participation within the stated dates. Outside those windows, registration is closed.
Official links
Dates differ by city and developer — follow official notices and Israel time zones.
Step 3Choosing the apartment
If you are drawn, you are invited by queue order. You pick from available units when your turn comes. Floor or orientation may be fixed in stages depending on the developer's process.
Official links
Even after a successful draw, inventory can be tight — have a backup plan on size and budget for upgrades.
Eligibility: common criteria
Exact rules depend on each wave and your household. These are frequently cited (always confirm on Gov.il):
- Married couple or registered partners as defined by the programme
- Single applicants: often from age 35 (project-dependent)
- Not having owned a qualifying home for the required period (often 6 years; exceptions may apply)
- Within official income and household size caps for that wave
- Reserve duty (miluim) and households including a person with a disability may, depending on the wave, get better lottery odds (weighting, dedicated units, preferential criteria) — check each project's official notice
- Commitment to residency and resale lock rules
Indicative list: the ministry may adjust ages, income tests, and exceptions — check the official notice for the lottery you target.
Benefits and constraints
| Benefits | Constraints |
|---|---|
| Large discount vs market price (often in the 200k–500k ₪ range depending on city and project — indicative) | No free resale for 5–7 years (lock-in defined for the project) |
| Lower equity than open market — sometimes around 100k ₪ depending on bank and profile | You may not pick exact floor/orientation on day one — framework is set by the developer and your queue |
| Access to new-build stock in expensive areas | Strict residency and contractual obligations with the developer |
FAQ
Why this guide exists
OlimAid explains the steps to help you navigate the process. We are not the ministry: only official sources are authoritative for amounts, dates, and criteria.