A receivership sale (kinous nechasim) is a sale run by a receiver on behalf of a creditor, under the supervision of the Execution Office. The rules are short and strict. This guide lists the ones a buyer meets, each with the paragraph it comes from.
Who sells, and who decides
The Execution Registrar may appoint a receiver (kones nechasim) for a specific asset of a debtor. Execution Law 1967, s. 53(a).
The receiver takes the asset, manages it and sells it as the registrar instructs, and stands in the debtor’s place in doing so. Execution Law, s. 54(a).
The receiver keeps books, reports to the registrar, and hands all proceeds to the Execution Office. Execution Law, s. 54(c) and 54(d).
Making an offer
For real estate attached and sold through the Execution Office, offers are due within 15 days of the sale notice, unless the registrar sets a longer period. Execution Regulations 1979, reg. 67(a).
Each offer carries a deposit of at least 10% of the price offered. A mortgagee or the creditor is exempt. Reg. 67(a).
Before the public auction between bidders, each bidder tops the deposit up to 10% of the highest offer received. Reg. 68(a).
A receiver’s own sale follows the terms set in the order that appointed them. Read the deposit and deadline in the sale notice itself.
After the auction
The registrar decides finally who is declared the buyer. Reg. 68(b).
The declared buyer pays the balance within 7 days of being asked. If not, the deposit is forfeited and the property is offered to the next bidder. Reg. 68(c).
If the registrar does not approve the sale, or does not decide within 30 days of the auction, the bidder may take the deposit back. Reg. 68(d).
Once the balance is paid, the registrar’s signed approval is the basis for registering the transfer at the Land Registry. Reg. 69.
When the property is a home
A mortgage enforcement file on a home cannot be opened until six months after the first missed payment. Execution Law, s. 81B1(a).
Until 90 days after a receiver is appointed to a home, the debtor may still pay the arrears. Execution Law, s. 81B1(b)(4).
A debtor who says within 20 days that they will sell the home themselves gets a 90-day stay, and that sale still needs the registrar’s approval. Execution Law, s. 81B1(b)(3).
A home is not sold and the debtor not evicted until the registrar is satisfied that reasonable alternative housing exists. Execution Law, s. 38(b).
What the buyer pays
Purchase tax is due from the buyer. Land Taxation Law, s. 9(a). Rates for foreign buyers are in our purchase tax guide.
Betterment tax (mas shevach) is due from the seller. Land Taxation Law, s. 15(a).
The receiver’s fee comes out of the sale proceeds: on a home sold in mortgage enforcement, 6% on the first NIS 527,028, 7% on the next NIS 752,895 and 8% above, plus VAT. Receiver fee regulations 2002 as amended 13 Jan 2026, reg. 5(a).
Who carries unpaid municipal tax (arnona) or a betterment levy (heitel hashbacha) is set by each sale notice. We read it in the notice, file by file.
Sources
- Execution Law 1967 (Hebrew, Nevo)
- Execution Regulations 1979, regs. 66–69 (Hebrew, Nevo)
- Land Taxation Law, ss. 9 and 15 (Hebrew, Nevo)
- Receiver fee regulations, as amended 13 Jan 2026 (PDF)
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