Investment model
Israel Real Estate Investment Simulator
Model cash invested, monthly carry, cash-on-cash return, appreciation, and long-term profit.
Growth, exit costs & tax
Exit costs model agent 2% + VAT and lawyer ~0.5% + VAT on the future sale, plus 25% capital gains tax (mas shevach) on the inflation-adjusted real gain. CBS data showed national prices down about 1.2% year-over-year in spring 2026 — the Base scenario is deliberately conservative.
Projected net profit₪0
Cash invested₪0
Monthly mortgage₪0
Cash-on-cash return₪0
Principal paid down (equity built)₪0
Exit costs & tax estimate₪0
Annualized return on cash₪0
Projected future value₪0
For planning only — not a loan, tax, or legal offer. Israeli property, mortgage, tax, and bank rules vary by buyer profile and deal structure.
Use the simulator above to run a first-pass investment scenario before you spend time on a listing. Enter the purchase price, your down payment, the expected monthly rent and costs, your financing rate, and a realistic appreciation assumption. The model then projects the cash you invest, your monthly cash flow, your cash-on-cash return, and your long-term profit over the holding period you choose.
How to read the result
The headline figure is the projected total profit across your holding period, combining rental cash flow with the property’s appreciation once the mortgage is paid down. Beneath it you can see the cash you actually tie up, your monthly mortgage payment, your cash-on-cash return, and the projected future value of the asset.
What to watch
Israeli rental yields are often low relative to price, so much of the long-term return comes from appreciation and leverage rather than monthly income. Stress-test the deal: try a higher interest rate, a more conservative appreciation rate, and a longer vacancy allowance, and check whether it still works. For more depth, read how Israeli property is valued, how to think about monthly cash flow and time to exit, and why investors still buy at low yields.
This is a planning tool, not legal, mortgage, tax, or investment advice. Confirm the final numbers with the relevant professional before you make a binding decision.
