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Land Registry (Tabo) — Guide for the Ethiopian-Israeli Community in Be'er Sheva
Registering property in the Tabo (Land Registry) is the only way to legally protect your ownership. Guide to the process, costs, and common issues for Ethiopian-Israelis.
About Be'er Sheva
Be'er Sheva, the largest city in the south, hosts a growing Israeli-Ethiopian community, with a notable second-generation presence around Ben-Gurion University and regional educational institutions. The city offers a wide range of properties and housing opportunities alongside ongoing infrastructure and development projects.
What is the Tabo?
The Land Registry (Tabo) is the government body that manages Israel's property register. Every real estate transaction — buying, selling, inheriting, gifting — must be registered to be legally valid.
Why Registration Matters
Without registration, you have no legal protection on your apartment, even if you paid for it. Known cases in the Ethiopian-Israeli community: families living unregistered for 15 years, only for the developer to sell to someone else; unregistered inheritances contested in court.
Registration Process
- Purchase/gift/inheritance agreement — must include parcel numbers
- Pay capital gains / purchase tax — get clearance from the Tax Authority
- Submit to Land Registry with all documents
- Fee: approx. 700–2,000 ILS
- Processing: 2–8 weeks
Common Issues in the Community
Wrong name: Names transliterated from Amharic may differ between ID and registry. Bring a notarised name-change affidavit.
Inheritance without a will: Register via a family-court inheritance order.
📞 Land Registry: 02-5028000 | Free advice: Tebeka 072-2424622
Ethiopian community in Be'er Sheva
- Community population
- ~10,000
- Share of city
- ~5%
- Main neighbourhoods
- שכ' ד', שכ' ה', שכ' א'
- Community services
- ENP, אוניברסיטת בן גוריון, עמותות מקומיות
More rights in Be'er Sheva
This right in other cities
FAQ — Be'er Sheva
- How many Ethiopian-Israelis live in Be'er Sheva?
- The Ethiopian-Israeli community in Be'er Sheva numbers approximately ~10,000 residents — around ~5% of the city's population. Main neighbourhoods: שכ' ד', שכ' ה', שכ' א'.
- How do I claim Land Registry (Tabo) — Guide for the Ethiopian-Israeli Community in Be'er Sheva?
- Apply via the Government Housing Authority website or the local Ministry of Construction office in Be'er Sheva. For support: ENP, אוניברסיטת בן גוריון, עמותות מקומיות.
- What community support is available in Be'er Sheva for this right?
- In Be'er Sheva, the following organisations can assist with paperwork, translation and entitlement: ENP, אוניברסיטת בן גוריון, עמותות מקומיות.
Related rights
Tenant Rights in Demolish-Rebuild (Pinui-Binui) Projects
Apartment owners in pinui-binui projects are entitled to a larger new apartment, rental compensation during construction, and capital-gains tax exemption.
Mortgage for Ethiopian Israelis — Community Mortgage, 600,000 ILS
The programme is real but **registration is closed** — there is no open lottery, and the ministry has removed its programme pages. The terms as set: up to ILS 600,000 over 25 years, 0% interest for the first 10 years and 2% for the next 15.
Military Discharge Benefits for Ethiopian-Israeli Veterans
Ethiopian-Israeli discharged soldiers are entitled to a discharge grant of up to 120,000 ILS, an education scholarship, mortgage points, and preference in civil service.
Right to an Interpreter in Court and Government Offices
Anyone who does not speak Hebrew is entitled to an interpreter in any legal proceeding — a constitutional right. Government offices (BTL, Interior Ministry, Aliyah Ministry) must also provide translation. The right is free and at state expense.