Free Tool
Purchase Cost Calculator
Know what buying property in Israel really costs beyond the sticker price, lawyer, appraiser, bank fees, agent and broker commissions, and an estimate of your purchase tax (mas rechisha).
Property Details
Buyer Type
Purchase Tax (est.)
₪23,684
Israeli Citizen, verify with lawyer
Total Additional Costs
₪132,984
Tax + all fees
Total Including Property
₪2.6M
Property ₪2.5M + costs
Itemized Cost Breakdown
Purchase Tax (Mas Rechisha)
Estimate for Israeli Citizen, confirm with your lawyer
₪23,684
Lawyer
1% of price + 18% VAT
₪29,500
Property Appraiser (Shamai)
Approximate, varies by property and bank
₪2,500
Bank Fees
Lien registration + loan origination
₪600
Real Estate Agent (Realtor)
2% of price + 18% VAT, only if you use an agent
₪59,000
Mortgage Broker
1% of the loan amount + 18% VAT
₪17,700
Total Additional Costs
₪132,984
Purchase tax is an estimate only
Mas rechisha brackets, exemptions, and olim benefits change frequently and depend on your exact personal status. The figure above is a rough guide, not a ruling. Always confirm the precise amount with your real estate lawyer before signing a purchase contract.
These costs are paid from your own funds, they are not included in the mortgage. If you find your property without an agent, you avoid the 2% + VAT commission entirely. Appraiser and bank fees are typical estimates and vary by lender.
Understanding Purchase Costs in Israel
When buying property in Israel, the purchase price is only part of the story. Purchase tax (mas rechisha) is usually the largest additional cost and varies significantly by buyer status, Israeli citizens buying a first home enjoy generous exemptions, while foreign buyers pay from the first shekel.
On top of the tax you will pay your lawyer, a property appraiser (shamai) for the bank, small bank fees to register the lien and originate the loan, an optional real estate agent commission, and a mortgage broker fee. Most professional fees carry 18% VAT.
Note: All figures are estimates for planning purposes. Purchase tax in particular should always be confirmed with your lawyer.
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