Mashkanta Simulator 2026

Calculate your mortgage in Israel with REAL rules: 3 tracks, Shpitzer/Keren Shava, Bank of Israel minimum down payment.

Warning: this payment represents 49% of the average Israeli salary (~18,000 NIS). Banks typically refuse above 33%.

The property

Property price

NIS

500K10M

Purchase type

1st property (25% min)2nd property (50% min)Upgrade (30% min)Oleh Hadash (25% min)

Down payment25% (500 000 NIS)

25%80%

Loan amount: 1 500 000 NIS

3-track split (masloulim)

Split your loan between 3 rate types. Total must equal 100%.

Prime (פריים)33% = 495 000 NIS

Loan share

Rate%

Fixed non-indexed (קבועה לא צמודה)34% = 510 000 NIS

Loan share

Rate%

Variable 5yr (משתנה כל 5 שנים)33% = 495 000 NIS

Loan share

Rate%

Duration & repayment method

Duration25 years

530

Repayment method

Fixed monthly payment. First years = mostly interest (70-80%).

Capital vs Interest by 5-year period

Early years = mostly interest payments

1-5526 353

6-10526 349

11-15526 350

16-20526 351

21-25526 351

Capital repaid Interest paid

Total monthly payment

8 773 NIS

Prime (פריים)3 040 NIS/month

Fixed non-indexed (קבועה לא צמודה)2 981 NIS/month

Variable 5yr (משתנה כל 5 שנים)2 751 NIS/month

Loan amount1 500 000 NIS

Total credit cost2 631 754 NIS

Total interest paid1 131 754 NIS

Duration comparison

15 years

11 864 NIS/month(Interest paid: 635 579)

20 years

9 902 NIS/month(Interest paid: 876 583)

25 years

8 773 NIS/month(Interest paid: 1 131 754)

30 years

8 056 NIS/month(Interest paid: 1 400 318)

Taking 20 years instead of 25: +1 130 NIS/month but you save 255 171 NIS in interest

Annual amortization table

Yearly capital/interest breakdown over full duration

Year	Total paid	Capital	Interest	Remaining balance
1	105 271	30 971	74 300	1 469 029
2	105 271	32 548	72 723	1 436 484
3	105 270	34 204	71 066	1 402 277
4	105 271	35 949	69 322	1 366 331
5	105 270	37 781	67 489	1 328 550
6	105 270	39 706	65 564	1 288 844
7	105 270	41 732	63 538	1 247 111
8	105 269	43 861	61 408	1 203 250
9	105 270	46 100	59 170	1 157 150
10	105 270	48 454	56 816	1 108 696
11	105 269	50 928	54 341	1 057 768
12	105 271	53 531	51 740	1 004 238
13	105 270	56 266	49 004	947 972
14	105 270	59 143	46 127	888 829
15	105 270	62 167	43 103	826 661
16	105 270	65 348	39 922	761 313
17	105 270	68 692	36 578	692 621
18	105 271	72 210	33 061	620 411
19	105 270	75 907	29 363	544 503
20	105 270	79 796	25 474	464 708
21	105 270	83 885	21 385	380 823
22	105 270	88 186	17 084	292 637
23	105 271	92 708	12 563	199 929
24	105 269	97 463	7 806	102 466
25	105 271	102 466	2 805	0

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Frequently asked questions about mashkanta

What is a Prime track?

Prime is linked to the Bank of Israel base rate (currently 4.5%). Your rate = Prime + bank margin (e.g. Prime+1% = 5.5%). It changes with every central bank decision.

Why split into 3 tracks?

It's mandatory in Israel. Each track reacts differently to rate changes. Diversification protects against rate hikes on any single track.

What happens if the base rate rises?

Only the Prime track is immediately affected. Fixed doesn't move. Variable changes every 5 years. That's why diversification matters.

What is CPI indexation (מדד)?

Some tracks are indexed to inflation (מדד המחירים לצרכן). If inflation is 3%, your remaining balance increases by 3%. This can be very costly over 25 years.

Minimum down payment for Oleh Hadash?

Oleh Hadash gets the same rate as first property: 25% minimum. Some banks offer special conditions for olim.

Shpitzer or Keren Shava: which to choose?

Shpitzer = fixed monthly, easier to manage. Keren Shava = less total interest but higher first payment. Most Israelis choose Shpitzer.

What are current interest rates in Israel?

As of April 2026, Prime is ~5.5%, fixed non-indexed 4.5-5.5%, variable 5yr 4-5%. Rates vary by bank and profile.

Can a foreigner get a mashkanta?

Yes, but minimum down payment is 50% (same as 2nd property). Rates are often higher. Not all banks lend to non-residents.

What documents are needed?

Teudat Zehut, last 3 pay stubs, 3-month bank statements, employment contract, and property purchase agreement (heskem mecher).

This simulator is indicative. Actual rates depend on your bank and profile. Data April 2026. Consult a mortgage advisor (יועץ משכנתאות) before signing.