Before you set an asking price, you want one number: the cash you actually keep after the bank, the tax authority, the municipality, and the agent are paid. This tool builds that number from your own figures. Put in the sale price, what you paid, your mortgage balance, and your situation, and it estimates your capital gains tax (mas shevach), the betterment levy if you owe one, the agent and lawyer fees with VAT, and the net proceeds you walk away with.
Put in your sale price and what you owe, and this estimates the cash you actually walk away with after the loan payoff, capital gains tax, the betterment levy, and the agent. Every figure is an estimate to plan with, not a tax ruling. Confirm the tax with your lawyer or accountant before you sign.
How to read the result
The big figure at the top is your estimated cash in hand. The lines beneath it show every deduction in order, so you can see which cost is the largest for your sale. On a normal sale of an only home, the two taxes that worry people most, capital gains and the betterment levy, often come to zero, and the mortgage payoff is the biggest line. On an investment property the capital gains tax usually becomes the largest single cost.
What the estimate includes
- Capital gains tax at 25 percent on the real gain, with a simple inflation adjustment on your purchase price.
- The single-apartment exemption when you mark the sale as your only home, including the reduced exemption above the 5,008,000 shekel ceiling.
- Agent commission at the rate you enter, plus 18 percent VAT, and a lawyer fee of about 0.5 percent plus VAT.
- Your mortgage payoff and any early repayment penalty you enter.
- A betterment levy only if you enter one, since most ordinary resale apartments owe nothing.
What it does not do
This is a planning estimate, not a tax ruling. It does not pull your exact indexation from the Tax Authority tables, does not know your full deduction history, and does not replace advice from your lawyer or accountant. Treat the output as a starting point, then confirm the tax before you sign anything.
Where to go deeper
For the full picture of a sale, start with the guide to selling property in Israel. For the tax detail behind the numbers above, read capital gains tax when you sell, the single-apartment exemption, and the betterment levy. To see the same math written out as a worked example, read what you actually keep when you sell.
Sources for the rates used: Israel Tax Authority for the mas shevach rate and the single-apartment exemption ceiling, the Planning and Building Law (Third Schedule) for the betterment levy, and the Bank of Israel for the policy rate that drives mortgage costs.
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