Answers for qualified capital.

Foundation Israel is an institutional-grade private real estate investment platform focused exclusively on Israel. We acquire, develop, and operate assets across three complementary strategies: agricultural land reclassification, off-market urban acquisition, and data center development. We apply a disciplined BRRRR (Buy, Renovate/Reclassify, Re-let/Stabilize, Refinance, Recycle/Reinvest) capital-recycling model to compound returns while creating long-term value in one of the world’s most supply-constrained markets.

The platform is personally led by Richard Ohebshalom, Founder and Chairman of the global Foundation ecosystem and CEO. With 25+ years of principal-level real estate execution in New York and Israel, he brings deep operator experience from complex developments, off-market sourcing, and cross-border structuring. His family’s legacy includes Empire Management (founded 1975), which oversaw thousands of multifamily units and over 1 million sq ft of commercial space. The entire Foundation group operates under the guiding principle: Timeless Value. Perpetual Legacy.

We are one vertical of the global Foundation ecosystem (alongside Foundation New York, Foundation Ukraine, and Foundation Incubator). All verticals share the same disciplined thesis, governance standards, and network advantage. While the Israel site focuses on our three core investment strategies, the parent platform (foundationworld.org) also highlights legacy-oriented services for families.

It is a private investment platform and operator, not a traditional fund, broker, or open-ended advisory service. We deploy capital directly into formation-stage opportunities through our proprietary network and execute end-to-end (sourcing through stabilization and refinancing). We do not list properties publicly or charge brokerage commissions.

No. We are a for-profit, institutional-grade real estate platform focused on risk-adjusted returns and multi-generational capital preservation.

1. Agricultural Land Reclassification - Acquire land in major growth corridors (Tel Aviv, Jerusalem, Haifa, Be’er Sheva, Herzliya, Netanya, Rehovot, and strategic locations) at agricultural basis, navigate rezoning to residential/commercial use, develop, stabilize, refinance, and redeploy capital.

2. Off-Market Urban Acquisition - Secure residential and commercial assets in prime urban centers at distressed or below-stabilized basis via direct relationships, renovate to institutional standards, re-lease, refinance against higher stabilized value, and recycle equity.

3. Data Center Development and Operations - Acquire and develop sites optimized for power, connectivity, security, and regulatory positioning to serve global AI, cybersecurity, defense, and enterprise demand.

BRRRR stands for Buy, Renovate/Reclassify, Re-let/Stabilize, Refinance, Recycle/Reinvest. It allows us to recover equity and profits through refinancing after stabilization, redeploying capital into new opportunities rather than locking it up in long-term holds. This creates higher velocity and compounding for our counterparties.

Our primary focus is the three institutional strategies above. However, through the broader Foundation ecosystem, qualified families can access thoughtful home acquisitions and integration support (Foundation Homes Israel). Investment-scale opportunities remain the core of the platform.

It is the dedicated arm for early-stage agricultural land with high rezoning velocity, one of our three core strategies. We leverage former senior municipal planning officials to accelerate approvals in corridors where government momentum is strongest.

Israel is extremely supply-constrained (small land mass bounded by sea and geopolitics plus rapid population and tech-sector growth). Acute housing shortages, government-driven rezoning momentum, urban ownership stress, and exploding global demand for Israeli data centers (AI buildout plus data sovereignty) create asymmetric opportunities. Historical land re-rating from agricultural to urban use has produced multiples on original basis.

Conflict is treated as a persistent operating condition, not a reason to avoid the market. Our thesis is built on operators whose judgment has been tested under pressure. We focus on assets with irreversible value drivers (regulatory approvals, location, infrastructure) and institutional governance that survives cycles.

Major urban growth corridors and strategic sites: Tel Aviv, Jerusalem, Haifa, Be’er Sheva, Herzliya, Netanya, Rehovot, and select coastal/northern areas with rezoning or data-center viability.

Global tech companies are committing billions; Israel’s cybersecurity/defense adjacency, data-residency laws, and status as a top innovation ecosystem make it non-offshorable for certain workloads. Tenant demand is global and creditworthy.

By introduction and mutual fit only. Qualified counterparties receive a confidential conversation with Richard Ohebshalom, followed by NDA, data-room access, detailed pipeline review, and custom structuring. We handle end-to-end execution: sourcing, due diligence, regulatory navigation, development/renovation, stabilization, refinancing, and ongoing reporting.

International institutional standards with transparent milestone reporting, fiduciary-grade communications, and governance-first structures designed for patient capital and perpetual legacy.

Yes. Full virtual due diligence, cross-border legal structuring, and remote execution are standard. Physical presence is never required.

It varies by opportunity and counterparty readiness. Regulatory velocity (via our planning network) compresses rezoning timelines significantly compared to market norms. Specific pipelines and projected close dates are shared post-NDA.

We work with sophisticated capital allocators and high-net-worth families/institutions. Exact thresholds and structures are discussed in confidential conversations.

Yes, through Foundation Homes Israel and Foundation Advisory Israel (part of the broader ecosystem). We provide end-to-end support: home acquisition, cultural guidance, schooling, 24/7 concierge, and seamless settlement so families feel immediately rooted.

1. High-net-worth families with deep conviction in Israel seeking both returns and multi-generational presence. 2. Global institutions evaluating Israel on pure investment merits. 3. Technology and infrastructure investors drawn to the data-center thesis (no personal Israel connection required).

We are an international institutional platform with cross-border capital access, New York-level governance, proprietary regulatory networks (former senior municipal officials), and off-market visibility that domestic players or oversized global funds cannot replicate at this formation stage. We are not a publicly traded REIT and do not pursue volume-driven or marketed deals.

Extremely. We operate under strict confidentiality obligations. Ownership and involvement remain invisible to the public domain. Everything material moves behind NDA. We do not respond to unsolicited vendors, brokers, or media inquiries.

Institutional-grade privacy and non-disclosure protocols that ensure your participation and asset ownership stay fully discreet.

New York projects include The Fifth Avenue Hotel (250 Fifth Avenue), 8 Carlisle Street (Financial District), and Manhasset Miracle Mile (full details available under NDA). In Israel, the platform is in formation stage. We are securing formation-stage capital to capture the current window before the broader market prices it in. Historical New York execution and current Israeli pipeline details are shared confidentially.

Yes, in the confidential data room post-NDA. We focus on basis, value-creation mechanics (re-rating, refinancing), and network-driven execution rather than marketed IRR teasers.

The platform operates by introduction and trusted referral only. The most effective first step is to request a confidential conversation via the contact form on foundation-israel.com/contact. Serious inquiries are handled with absolute discretion. We do not accept cold outreach from brokers or unsolicited parties.

A clear understanding of your capital-deployment goals, time horizon, and whether your interest is family-legacy, pure institutional, or data-center/infrastructure focused. We move quickly with aligned counterparties.

This FAQ is intentionally exhaustive to give you full transparency before engagement. Remaining proprietary details, active pipeline parcels, specific data-room materials, legal structures, tax considerations for international investors, and customized terms are available only after mutual fit is confirmed and NDA executed. We look forward to speaking with the limited number of qualified families and institutions who share our conviction in Israel’s structural tailwinds.