Before You Buy, CapitILize
Updated: Oct 1
By Arnie Draiman
Which Jerusalem neighborhood should you buy in? How much should you spend? Is that apartment really a good deal? Do you need an Israeli real estate lawyer? What about taxes, zoning and future construction? And if the apartment has a beautiful view, will that view still be there five or 10 years from now?
That is where experience and local knowledge can make a significant difference. For Ben Levene, CEO and head of sales at CapitIL, helping English-speaking buyers navigate that process has been his focus for more than 15 years. CapitIL specializes in working with international buyers looking for property in Jerusalem, with a particular emphasis on the Anglo community market in Jerusalem. “We really, really know our business,” said Levene. “People need to understand how everything works. We are experts at what we do.”
Price, of course, remains one of the biggest considerations. Jerusalem has a wide range of neighborhoods and property types, from traditional stone buildings to modern high-rises and new developments. Asking prices in desirable central Jerusalem neighborhoods can be substantial, while infrastructure and redevelopment are creating opportunities in other areas. Levene points to CapitIL's work in identifying value in neighborhoods where buyers may find more attractive price points. “We have a project called The Duet, in Katamon, Tzomet Pat,” he said. “It can be 30% or more less expensive than neighborhoods right nearby.”
A large team, Levene believes, makes it easier to identify these kinds of opportunities. CapitIL currently has 10 brokers, supported by a professional back office. Levene's partner, Shmuly Eisenmann, brings a technology and international business background to the company, helping develop what Levene describes as a modern operation rather than a traditional small real estate office. “This is not your mom-and-pop real estate office,” Levene said.
For someone buying property in Jerusalem—particularly from abroad—the questions can seem endless. Buying a home in Israel is about much more than finding an apartment you like. It means understanding neighborhoods, prices, infrastructure, zoning, legal requirements and, perhaps most importantly, what the Jerusalem of tomorrow may look like. And for many people living abroad, buying an apartment in Jerusalem is more than a real estate transaction. It may be a first step toward aliyah, a future family home, a place for extended visits, or simply an investment in one of the world’s most unique and historically significant cities. But while the emotional connection may be straightforward, navigating the Israeli property market can be considerably more complicated.
That expertise has been developed not only through transactions, but through years of educating potential buyers. Levene and his team have participated in more than 500 events throughout the United States, including programs in synagogues, private homes and restaurants. The events are informational rather than high-pressure sales presentations, reflecting what Levene describes as another important part of the company's mission: helping people understand the Israeli real estate market before they make a decision.
“We come to educate the public in the USA about buying homes in Israel,” he explained. “Buying a property in Israel can take a week or a year. We are here to help you make the right, rational decision, regardless of time.”
That educational approach is particularly important because purchasing property in Israel is not identical to purchasing a home in the United States or United Kingdom. The legal process, taxation, financing, property registration and due diligence can all work differently. Experts advise overseas buyers to understand the costs involved and to use an Israeli real estate attorney before signing a purchase agreement. CapitIL's own guidance emphasizes the importance of having the right professional team in place, including a qualified Israeli real estate lawyer and appropriate property inspections. The company is happy to recommend professionals but does not receive kickbacks or fees for doing so.
“Before any money moves, we will help you with a real estate lawyer that you pick,” said Levene. “We highly recommend that you bring in the experts to check the property.” The need for expertise becomes even more apparent when considering how rapidly Jerusalem itself is changing. New roads, light rail extensions, transportation infrastructure, and residential development are reshaping neighborhoods and creating new opportunities—but also new questions for buyers.
“We are aware of what is changing and how that affects the market,” Levene said. “The roads, the light rail, the intercity train from Tel Aviv coming to south Jerusalem all of these things affect your choice of neighborhood.”
In today's Jerusalem market, the question is therefore not simply whether an apartment is attractive. Buyers also need to understand what may happen around that apartment in the years ahead. Zoning, planned construction, transportation projects, and urban renewal can all affect a property's future value and quality of life.
For example, a buyer attracted by a spectacular view should consider whether that view is likely to remain. “If you are buying a view, be careful,” Levene cautioned. “Better to buy what you know and what you see, than guessing what might happen in the future.”
The same principle applies when choosing between traditional Jerusalem buildings and newer high-rise developments. Levene believes buyers need to look beyond appearances and understand the future planning environment surrounding a property. “You must understand the zoning for the future plans of your parcel lot and the lots around you,” he said.
Yet for Levene, the most important distinction is not technology or even the size of the team. It is understanding the difference between buying a home and buying an investment. “People confuse the two,” he said. “If you are buying to live there, buy it because you love it. For investment, buy a good investment and not ‘what it might be like in 10 years for us to live in it.’”
That philosophy reflects Levene's own connection to Jerusalem. He made aliyah from London in 2009, after seeing an opportunity to make a new start following the economic downturn in Britain. Today, he lives with his wife and two children in the Jerusalem neighborhood where he works, and says that being immersed in the city gives him a perspective that goes beyond simply showing apartments. “I live and work and breathe where I work and live,” he said.
For international buyers, that local perspective can be invaluable. Jerusalem is changing, but its appeal remains remarkably constant. The challenge is knowing how to navigate a market where location, planning, infrastructure, taxation, legal issues and long-term goals all intersect. And for Levene, the ultimate goal is not simply completing another sale. “I love what I do and my team that I hire also has to love what they do,” he said.
That combination of professional expertise, local knowledge and a commitment to educating buyers is at the heart of CapitIL's approach: helping people from around the world make informed decisions about a place that, for many, is much more than simply another real estate market.
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