Calculator
Home Purchase Costs Calculator
Purchase tax, attorney fees, brokerage and appraisal - all the related costs in one place.
The price of the apartment is only part of the amount you need to prepare for when buying - purchase tax, attorney fees, brokerage fees and appraiser fees are added to the budget and sometimes surprise buyers who did not plan for them in advance. The calculator shows an estimate of all these components together, including the current purchase tax brackets.
Total estimated related costs
₪54,158
Purchase tax
₪0
Attorney fees
₪9,000
Brokerage fees (incl. VAT)
₪42,480
Appraiser fees
₪2,500
Mortgage registration fee
₪178
Total cost (property + related costs): ₪1,854,158
The calculator is based on the purchase tax brackets in force from 2026 (frozen until January 2028), but does not constitute tax advice. Verify the current brackets and your eligibility for reliefs with an attorney or the Tax Authority.
How the calculator works
You choose whether it is a single apartment or an additional one (the difference in purchase tax is significant), enter the apartment price and the estimated attorney and brokerage percentages. The calculator computes the purchase tax according to the official brackets in force, and adds the other related costs to a total amount.
The formula behind the calculation
Purchase tax is calculated progressively: each slice of the property's value is taxed at the rate of its own bracket, similar to how income tax is calculated. Single-apartment brackets (in force from 2026, frozen until January 2028): up to about NIS 1.98 million is exempt from tax, 3.5% on the next slice up to about NIS 2.35 million, 5% up to about NIS 6.06 million, and 8% and 10% beyond that. For an additional apartment: 8% from the first shekel up to about NIS 6.06 million, and 10% beyond that.
What the calculator does not include
It does not include personal exemptions or reliefs (for example new immigrants, people with disabilities), which require an individual check with the Tax Authority
Brokerage fees vary by the agreement with the broker and are sometimes paid by only one side of the deal
It does not include additional financing costs such as the mortgage file-opening fee or insurance
Why it matters
Many buyers plan a budget based on the apartment price alone, and discover at the signing stage that tens of thousands of shekels more are needed to complete the deal. The purchase tax brackets as of 2026 are frozen until January 2028, so the effective tax actually rises over time as apartment prices rise without the brackets being updated accordingly.
Frequently asked questions
Are the purchase tax brackets updated?
They are usually updated once a year according to the housing price index, but under the Arrangements Law they were frozen and left unchanged until January 2028.
Who counts as owning a "single apartment" for purchase tax?
Someone who owns only one apartment in Israel, or whose two apartments are sold within the period set by law. Your personal situation should be checked with a real estate attorney.
When is the purchase tax actually paid?
Purchase tax is paid within 60 days of signing the purchase contract, regardless of when the property is actually handed over.
Are brokerage fees always paid by the buyer?
Not necessarily - it depends on the agreement with the broker and the accepted practice in the specific deal. Sometimes each side pays the broker who brought them, and sometimes only one side pays.
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