Full-spectrum commercial real estate advisory for Israeli and international investors
Israeli e-commerce has grown at 18% annually since 2020, driven by Amazon's entry into the Israeli market, Temu's rapid expansion, and Israeli retailers building in-house fulfillment infrastructure. The result: logistics space vacancy has fallen to 2.3%, the lowest level on record.
The structural drivers are powerful and durable. Distribution centers near Ashdod Port (Israel's largest cargo port) and Haifa Port are particularly sought after. The "last-mile" logistics corridor linking the Dan metropolitan region — Israel's economic core — is seeing the most intense demand and rent growth.
Properties within 20km of Ashdod Port command a significant premium and consistently achieve the highest occupancy rates. The Ashdod-Yavne logistics corridor has emerged as Israel's premier distribution zone, with major retailers, 3PLs, and manufacturers competing for limited Grade-A space.
Haifa Port services northern Israel and benefits from direct rail connectivity to the Haifa Bay industrial zone and the Galil logistics hub.
A global trend toward supply chain resilience has accelerated Israel's domestic manufacturing sector. Semiconductor fabrication, defense electronics, medical devices, and agri-tech are driving unprecedented demand for quality industrial facilities, particularly in Israel's established science park zones.
The tech-industrial hybrid property — combining clean production space, R&D laboratories, and office components — has emerged as a distinct asset class in Israeli industrial parks. These properties command premium rents and attract high-quality, long-term tenants.
Israel's industrial real estate is concentrated in designated zones managed under Israeli law (Taba industrial classification). Key zones include: Petah Tikva Industrial Areas (proximity to Tel Aviv, broad zoning flexibility), Nes Ziona and Rehovot Science Park (life sciences and pharma), Beer Sheva Ramat Hovav (chemical and heavy industrial), and northern corridor zones in Haifa Bay (petrochemical, port-related manufacturing).
Israeli retail has demonstrated remarkable resilience. Prime street-level commercial spaces in Tel Aviv, Jerusalem, and Haifa maintain occupancy above 90% with consistent rent growth. The post-pandemic shift toward experiential retail and food & beverage anchored centers has strengthened demand for well-located retail assets.
Mixed-use developments — combining retail, hospitality, and residential components — represent the most dynamic segment of Israeli retail real estate. Major urban regeneration projects in Tel Aviv's southern neighborhoods and Jerusalem's urban fringe are creating new retail investment opportunities.
Israeli retail centers are heavily influenced by anchor tenant strategy. Supermarket chains (Shufersal, Rami Levy, Victory), electronics retailers (KSP, iDigital), and home improvement stores (ACE, Kfar Hashanak) drive foot traffic that supports surrounding commercial tenants. Understanding anchor dynamics is critical for retail investment analysis.
International investors face a distinct set of challenges in the Israeli commercial real estate market: unfamiliar legal structures, Hebrew-language documentation, a relationship-driven broker culture, and limited access to transparent data. Agada's advisory service was designed specifically to address these barriers.
Israeli commercial real estate offers attractive yield spreads relative to comparable European markets. Prime logistics assets: 5.5–7% cap rates vs. Germany (3.5–4.5%) and the UK (4–5%). Industrial assets: 6–8% vs. European equivalents at 4–5.5%. We provide institutional-quality cap rate analysis with NOI verification, benchmarked against comparable transactions.
Israeli banks (Bank Hapoalim, Bank Leumi, Mizrahi Tefahot) provide commercial mortgages to foreign purchasers at up to 50% LTV on commercial assets. Interest rates are NIS-denominated (currently 5.5–7.5% depending on structure and borrower profile). We coordinate with partner mortgage brokers to secure optimal financing.
For investors preferring to avoid currency exposure, USD- and EUR-denominated financing can be structured through international lenders with Israeli portfolios. We have relationships with lenders familiar with Israeli CRE security structures.
The Israeli New Shekel (NIS) has appreciated significantly against major currencies over the past decade. Rental income and property values are NIS-denominated. Forward contracts and options are available for investors seeking to hedge currency exposure. We provide NIS/USD and NIS/EUR dynamic analysis as part of our investment reporting.
Commercial purchase: 2–4 months from signed letter of intent to closing. Key milestones: (1) LOI / Heads of Terms — 1–2 weeks, (2) Due Diligence — 4–6 weeks, (3) Purchase Contract Signing — 1–2 weeks, (4) Mortgage Approval (if financed) — 4–6 weeks, (5) Land Registry Transfer — 2–4 weeks.
Leases move faster: 2–6 weeks from introduction to signed lease, depending on tenant requirements and landlord responsiveness.
A free 15-minute call with Idan to understand your investment criteria, target asset class, budget, and timeline. We define the brief together — no assumptions, no wasted time.
Our system scans 8 data sources daily and scores relevant properties across your criteria. You receive a curated shortlist with full AI scoring rationale — in English — within 48 hours.
Idan personally accompanies you (or represents you remotely with full documentation and video walkthroughs) on property visits. We manage the due diligence process, coordinating lawyers, engineers, and tax advisors.
We negotiate on your behalf with full market intelligence — recent comparables, landlord motivation analysis, and deal structure expertise. We manage the transaction to closing and remain available post-close.
15 minutes with Idan will clarify whether Israeli commercial real estate fits your investment strategy. No obligation, no pressure.
Schedule a Consultation →