FAQs for Dira BaHanacha

"Dira BaHanacha" is the name for the overall program, and as an umbrella term, it can refer to any or all of the discount models:

• Mechir Matara — a discount of up to 20% off the apartment price (no more than ILS 300,000).
• Mechir Mufchat — similar terms with a flat grant of ILS 40,000.
• Mechir LaMishtaken — the largest discount, with an additional peripheral grant of ILS 40,000–60,000.

All programs operate through the same website and lottery system, and each project will list which discount model it has. You can always ask our chatbot which projects are part of which programs.

Yes. You may register for lotteries across all discount models without limitation. Though certain projects may have additional priority groups (local residents, reservists, disabled applicants, etc.), that is unrelated to the discount model.

You choose the specific projects (lotteries) you want to enter, and each project is already designated by the government as either Mechir Matara, Mechir Mufchat, or an older Mechir LaMishtaken project. When using our chatbot, you can ask to see projects available with specific discount models.

No. If you have a valid eligibility certificate (Ishur Zakaut) from Mechir LaMishtaken, you generally do not need to register again for Mechir Matara. The lotteries operate under the same Dira BaHanacha eligibility system. You only need to make sure your eligibility certificate is still valid and up to date.

Today, you apply for eligibility through the Dira BaHanacha system, and you receive a general Ishur Zakaut (Eligibility Certificate) for participation in the discounted housing programs. The application is for eligibility to the program as a whole, not for a specific pricing model such as Mechir Matara or Mechir LaMishtaken.

Yes, after canceling your existing win through the registration site, you'll be able to apply to new lotteries. Remember, you may only re-register once you receive a cancellation confirmation by email.

No. You may cancel wins any number of times with no impact on future eligibility.

Winning a lottery doesn't mean you get your dream apartment—you earn the right to choose from the remaining units when your turn comes. By the time lower-ranked winners select, the available apartments may be on less desirable floors, have less attractive orientations, or simply not fit your family's needs.

Others cancel because their circumstances have changed since they applied. Mortgage eligibility, interest rates, income, family size, work location, or future plans may be different by the time they're invited to sign a purchase agreement. In some cases, the project's location or completion timeline is no longer suitable. For these reasons, it's not uncommon for winners to give up their spot even after receiving a lottery win.

A win only gives you the opportunity to choose a discounted purchase option. You still need to evaluate the specific apartment, financing, timeline, and personal circumstances before committing.

A first lottery (הגרלה ראשונה) is the initial lottery held for a new housing project for people who do not own a home. Winners receive the first opportunity to purchase apartments in the project and typically have access to the full selection of available units.

If enough winners cancel and give up their spot, and enough apartments remain unsold or later become available, the government may open a supplementary lottery (הגרלת המשך).

In a series of first lotteries for a new project, you may register for projects in up to 3 localities only. Within each locality, you may register for as many lotteries as you like.

You may register in 1, 2, or 3 localities. There is no obligation to fill the quota.

No, the choice is entirely free, and there is no obligation. But remember, you will have priority in the locality where you are defined as a "local resident."

With the Dira4U app, you'll receive alerts when projects in your locality open up, since you'll receive priority lottery drawing in up to 20% of available units.

In general, those who do not own a home. Apartment upgraders may also participate, but only in follow-up lotteries (הגרלת המשך), not in first lotteries for a new project.

Certain projects may have additional priority groups such as local residents, reservists, disabled applicants, etc.

Through one of three registration companies: Alonim (*2850), Milgam (*6078), or Maof (*9344) — online or at a branch. Processing takes up to 10 business days; if you qualify, the certificate arrives by email. Check out our guide on applying for eligibility through the registration companies.

Note: You can NOT apply for eligibility when the housing lottery is open; you must apply for eligibility BEFOREHAND.

All three companies provide the same service. Choose based on convenience and your area of residence. Getting your certificate from any of these services will grant you equal access to apply for housing lotteries through the same Dira BaHanacha website portal.

You can check in your personal area on the lottery registration site, under "Personal Details."

Or, review your personal profile in your Dira4U dashboard. When you first create your Dira4U account, you will be prompted to input your eligibility information so that you can receive notifications about your eligibility status.

Renew through the site as long as your details remain unchanged. Renewing your eligibility within the validity period costs only ILS 50. But if eligibility has already expired, then issuing a new certificate will cost you ILS 200.

It depends. If your share in a residential land parcel exceeds one-third, you cannot register as someone without a home. Eligibility as an upgrader is assessed separately.

Update with your registration company. Changes that affect eligibility (e.g., transitioning from single to couple status) require the issuance of a new certificate at ILS 200.

Log in to the lottery registration site, find an open project matching your eligibility type, click to register, fill in your personal information, and confirm the terms. You must hold a valid eligibility certificate on the day of registration.

If you have subscribed to our Auto-Agent plan, you will be prompted to fill out your information in your personal dashboard, and our AI-assistant will automatically sign you up for any projects you show interest in.

Yes. In First Lotteries, you are restricted to apply in up to 3 localities only, but with no limit on how many lotteries you apply to within each locality. In follow-up lotteries, there is no restriction whatsoever. Our Auto-Agent plan allows you to apply to lotteries directly from WhatsApp, up to 5 a day!

Note: a win automatically cancels all your other registrations.

Fully computerized, with no human involvement, run on an air-gapped computer, in the presence of an oversight committee. Transparency is built into the process.

• First priority: mobility-impaired individuals.
• Second priority: active reserve soldiers.
• Third priority: local residents (up to 20% of units).

After that, all other registrants will be in a random draw.

After the registration window closes and validity checks are completed. Results are sent by email and SMS, and you'll receive the results from all lotteries you entered at once.

Your win secures your place. The contractor contacts you only after receiving a building permit and document approval — this can take time.

Only through the registration site — from "My Lotteries" in your personal area. As of right now, you cannot cancel a win through Dira4U. Cancellation takes up to 72 hours to confirm. Once canceled, there is no going back, even if the apartment returns to inventory.

No. The win is personal and cannot be transferred in any way.

Yes. The apartment may not be sold for 5 years from receiving Form 4, or 7 years from the lottery date, whichever comes first. There is no restriction on renting the apartment.

Dira BaHanacha winners are entitled to a higher loan-to-value (LTV) ratio than the standard market rate, per Bank of Israel guidelines. Contact any mortgage bank for details.

In certain peripheral areas, an additional grant of ILS 40,000–60,000 is awarded on top of the discount. The grant is paid after signing the contract and paying the full equity, in a single installment through the mortgage bank. The list of eligible localities is updated periodically.

No. The discount comes from government subsidization of land and development costs. The Ministry of Construction and Housing sets a binding technical specification for every project.

The primary purpose of Dira BaHanacha is to make homeownership more accessible to households that do not already own a home. It's about creating affordable opportunities for Israeli families. The idea is that many households can afford a mortgage but struggle to save enough or compete with rising housing prices in the open market; so instead of giving buyers cash, the government offers new apartments at prices below market value.

This program reduces the gap between incomes and housing prices, encourages development in areas where the government wants to increase housing supply, and gives eligible households a fair chance through a lottery system rather than a first-come, first-served process.

Developers participate because the government provides the land through discounted tenders and sets the rules for the project. In return, developers receive a large pool of pre-qualified buyers and can often sell a significant portion of the project quickly.

Yes. The contract is pre-approved by a monitoring company appointed by the Ministry, but individual clauses may be negotiated.

The apartment's technical specifications (המפרט הטכני) are determined by the Ministry of Construction and Housing as part of the tender requirements for the project. The developer must build the apartments according to these specifications, which define the minimum standards for items such as flooring, doors, windows, sanitary fixtures, electrical points, kitchen provisions, insulation, accessibility requirements, and other construction details.

After winning a lottery and selecting an apartment, buyers typically have the opportunity to review the technical specification and choose from available upgrades or alternatives offered by the developer. In some cases, buyers may also waive certain included items—such as specific finishes or fixtures—in exchange for a monetary credit, subject to the project's rules and the developer's policies. The exact options and credit amounts vary by project, so it's important to review the technical specification and sales documents carefully before signing the purchase agreement.

Important: The technical specification is largely standardized by the Ministry, which means the base apartment features are often similar across developers participating in the program. The main differences between projects are usually the apartment layout, building design, location, and the upgrade options offered by the developer.

No. Changes outside of the offered technical specification upgrades or alternatives are only permitted after the apartment has been handed over.