Against the backdrop of the recent disturbances at Park East Synagogue in Manhattan, where an event organized by Nefesh B’Nefesh to encourage aliyah to Israel took place, many members of the Jewish community in New York feel a tangible sense of danger. Mamdani, who received political backing from Trump, called the very holding of the event in a synagogue “a violation of international law.” His remarks highlighted the depth of the tension: prayer houses, he claimed, are not meant to be used to promote activities perceived as illegal. For the Jewish audience, this was not just a legal statement, but a symptom of a period in which basic feelings of security are being shaken.
Danielle Lieberman, a proud Canadian Jew who defines herself as a committed Zionist, wrote about the dramatic change taking place in Canada: “I am torn… part of me wants to leave the country where I was born and have lived for 50 years, and another part wants to fight for my rights in the place my family came to for a better life.” Her words resonate with tens of thousands of Jews in North America, Australia, South Africa, London, Paris, and even in the heart of New York, in the shadow of the friendly encounters between Trump and Mamdani. The feeling that this is a period of exile is no longer just a community anecdote; it is becoming a global phenomenon.
The real estate implications are enormous: will we return to the caravan-style model of the 1990s, or will we offer sustainable, accessible, and quality housing solutions?
A New Wave of Demand Meets a State Without Policy
Against the backdrop of rising anti-Semitism worldwide, more and more Jews from the diaspora are buying apartments in Israel not as an investment but as a future residential base – a step that provides them with a sense of security and a “starting point” in case they need to leave their homes abroad on short notice.
In Jerusalem, which attracts immigrants and visitors due to its historical and community connections, the trend is especially noticeable. For example, in the “Carasso Nia” project by Carasso in the Talpiot neighborhood, about a third of the inventory was sold in less than a year. Many of the buyers are Jews from North America, who purchased the apartments with a clear thought of future residence in Israel. They were joined by buyers from the English-speaking community in Israel, who recognized the advantage of a central location, proximity to the Baka and Arnona neighborhoods, and the natural connection to active communities nearby – a factor as significant in their decision as the real estate aspect itself. Against the backdrop of growing insecurity in Jewish communities worldwide, this trend is only expected to intensify.
The problem, however, is that as of today, Israel has no real plan for absorbing a large wave of immigration. Most applicants are from affluent families expecting a proper standard of living. The story of a senior doctor from New York who found a partial solution illustrates this: he works one week a month in Dubai, earning a salary equivalent to a month in New York, and spends the rest of the time living in Israel “out of Zionism.” But personal solutions cannot replace policy.
Patterns of demand are also changing: no longer only coastal cities and Jerusalem. Today, immigrants are looking for existing communities, family-oriented neighborhoods, and cities where the price per square meter is more reasonable. Jews from France – who in the past concentrated almost exclusively in Netanya and Ashdod – are now buying apartments across the country. According to recent data, new immigrants mainly come from Ukraine, the U.S., Russia, the U.K., and France, and the mix of buyers is more diverse than ever.
Here one of the most acute problems emerges: the national long-term rental housing program, which could have been a natural solution for new immigrants, has almost disappeared due to lack of inventory and the halting of most tenders. Conversely, ideas about settling immigrants in the periphery or in Kiryat Shmona are not realistic: peripheral cities face employment shortages, infrastructure issues, and sometimes even personal security concerns. Meanwhile, urban renewal plans progress slowly, and overcrowding in major cities continues.
Adding to this is another phenomenon: Israelis who have left in recent years. According to CBS data, 82,700 Israelis have left the country in the past two years. However, given the worsening situation worldwide, many are considering returning. The meeting of Jews from the diaspora who fear for their safety with Israelis who fear the collapse of the “dream abroad” creates a potential double wave – and there is no policy to support it.
Regarding purchase tax, the state even makes it harder: a Jew who is not an Israeli resident currently pays 8–10% purchase tax, as if they were a foreign investor. At a time when Israel should encourage Jews to establish assets here, this barrier works in the opposite direction. Forgoing revenue for the state is not simple, but the long-term consequences could be much more dramatic.
“Absorbing Aliyah Is a Central Goal” – Really?
And yet, there is something to hold on to. On the government website, it is stated clearly, long before the swearing-in in October: “Absorbing aliyah has been one of the central goals of the State of Israel since its establishment and is at the top of the government’s priority list.”
However, on the ground, the picture is much more complex. Without a real emergency plan, accessible housing, tax incentives, and appropriate infrastructure, Israel could face a wave of demand it has no real ability to absorb. And so the inevitable question arises: is absorbing aliyah truly at the top of the priority list, or is it just a beautiful slogan that has lost touch with reality?