Mas Rechisha Calculator — Israel Property Tax 2025
Calculate the property acquisition tax (Mas Rechisha) with official 2025-2026 brackets.
Property price
Your buyer profile
Estimated acquisition tax
2 830 NIS
i.e. 0.14% of the property price
Bracket breakdown
Bracket-by-bracket calculation — updates in real time.
| Bracket | Rate | Taxable amount | Tax |
|---|---|---|---|
| 0 — 1 919 155 NIS | 0.0% | 1 919 155 | 0 |
| 1 919 155 — 2 276 360 NIS | 3.5% | 80 845 | 2 830 |
| 2 276 360 — 5 872 725 NIS | 5.0% | — | — |
| 5 872 725 — 19 575 090 NIS | 8.0% | — | — |
| 19 575 090 — and above NIS | 10.0% | — | — |
| TOTAL TAX | 2 830 NIS | ||
Compare all 3 profiles
Israeli resident — 1st purchase
2 830 NIS
0.14% of price
Foreign / 2nd property
160 000 NIS
8.00% of price
Ole Hadash
807 NIS
0.04% of price
Total acquisition cost
Property price
Mas Rechisha
Based on your profile
Agency fee (2% + VAT 18%)
Negotiable
Lawyer fee (0.5% + VAT 18%)
Mandatory
Appraiser (shamai)
For the mortgage
Tabou registration
Fixed
TOTAL COST
= price + 3.3% in fees
Guide: Understanding Mas Rechisha
What is Mas Rechisha?
Mas Rechisha is the property acquisition tax in Israel. It is owed by every property buyer, whether Israeli resident, foreigner or new immigrant. The amount depends on the property price and the buyer's profile.
The system is progressive: the more expensive the property, the higher the marginal rate. Residents buying their first property benefit from an exemption on the first bracket, while foreigners and second-property owners pay a much higher rate from the first shekel.
Brackets explained simply
The calculation works like income tax: each bracket has its own rate. For a 3,000,000 NIS property (first purchase), the first 1,919,155 NIS are exempt (0%), the next up to 2,276,360 NIS are taxed at 3.5%, and the rest up to 3,000,000 NIS at 5%. The total is the sum of each bracket.
Benefits for Olim Hadashim
Olim hadashim (new immigrants) enjoy reduced brackets during the first 7 years after aliyah (or 1 year before). The first 1,838,615 NIS are exempt, then only 0.5% applies up to 2,198,175 NIS, and 5% above. This represents significant savings compared to standard rates.
When is payment due?
Mas Rechisha must be paid within 60 days of signing the purchase contract. Payment is made to the Israel Tax Authority (Rashut HaMisim). Late payment incurs penalties and interest. Your lawyer typically handles this process.
Can you reduce Mas Rechisha?
Beyond ole hadash status, other reductions exist: purchasing a new property from a developer (in some cases), purchase by a disabled person, or purchase by an IDF veteran. Consult a specialized lawyer to check your eligibility.
Frequently asked questions about Mas Rechisha
What is Mas Rechisha?
Mas Rechisha is the property acquisition tax in Israel. It is calculated progressively on the purchase price, with different brackets depending on the buyer's profile.
How much tax on a 2M NIS property?
For a resident buying their first property at 2,000,000 NIS: the tax is 2,830 NIS (3.5% on the 1,919,155 - 2,000,000 bracket). For a foreigner: 160,000 NIS (8% on everything). Huge difference.
Do Olim Hadashim pay less?
Yes, olim hadashim benefit from very advantageous brackets: 0% up to 1,838,615 NIS, then 0.5% and 5%. On a 3M NIS property, an ole pays about 41,888 NIS vs 240,000 NIS for a foreigner.
When is Mas Rechisha due?
Payment must be made within 60 days of signing the sale contract. Your real estate lawyer typically handles the declaration and payment.
Can you pay in installments?
Yes, you can request installment payments from the Tax Authority, but interest applies. Most buyers pay in full within 60 days.
Are agency fees mandatory?
No, agency fees are not mandatory. They are negotiable and typically 2% + VAT (18%) of the sale price. Some transactions are done without an agent.
How much does a real estate lawyer cost in Israel?
Real estate lawyer fees are typically 0.5% to 1% of the price + VAT (18%). The minimum is often 5,000 NIS + VAT. A lawyer is mandatory in Israel for all property transactions.
Is an appraiser (shamai) needed?
A shamai is required if you are taking a mortgage (mashkanta). The bank requires an independent property valuation. The cost is about 3,000 NIS.
Do foreigners pay more tax?
Yes, since the December 2024 reform, foreigners and second-property owners pay 8% from the first shekel (instead of 0% for residents on first purchase). On a 3M NIS property, the difference is over 200,000 NIS.
How to calculate the TOTAL purchase cost?
Total cost = property price + Mas Rechisha + agency fee (2%+VAT) + lawyer (0.5%+VAT) + shamai (~3,000 NIS) + Tabou registration (~500 NIS). Use our simulator above for a precise calculation.
This calculation is indicative and based on official 2025-2026 brackets. Consult a lawyer for an exact calculation adapted to your situation.