Israel Purchase Tax & Buying Cost Calculator
Buying in Israel costs more than the price on the contract. Foreign buyers pay 8% purchase tax before a single fee, and lawyer, agent and bank costs add more on top. Enter your price and buyer type to see the full number, at the 2026 tax brackets.
How purchase tax works in Israel
Foreign residents, and anyone who already owns a home, pay 8% on the price up to ₪6,055,070 and 10% above that.
Israeli residents buying their only home pay nothing up to ₪1,978,745, then 3.5%, 5%, 8% and 10% in steps.
New olim pay 0% up to ₪1,978,745 and 0.5% up to ₪6,055,070 on one home bought up to 1 year before or 7 years after aliyah.
The brackets are frozen until January 15, 2028.
Frequently asked questions
Do foreign buyers pay more purchase tax in Israel?
Yes. Non-residents pay the investor rate, 8% from the first shekel, even if it will be their only home in Israel.
Can I get the olim rate if I buy before my aliyah?
Often yes, if you buy within a year before aliyah and the home becomes your residence. Confirm with your lawyer before you sign.
What else should I budget for?
Your lawyer (0.5% to 1% + VAT), an agent (around 2% + VAT), an engineer inspection, and appraisal and bank fees if you take a mortgage. The calculator adds them all up.
Keep reading: Israel purchase tax guide for foreign investors | Closing costs when buying in Israel | Israel mortgage calculator | Our Pre-Purchase Review