What are the extra costs beyond the listing price?

Closing costs and fees beyond the Israeli listing price

• Budget an extra 10–12% on top of the purchase price to cover all closing costs.
• Purchase Tax (Mas Rechisha): 8% from the first shekel for non-residents or second-property buyers; lower tiered rates for first-time Israeli residents.
• Lawyer fees: 0.5%–1.5% of the purchase price plus 18% VAT (Ma’am; raised from 17% on 1 January 2025).
• Agent commission: ~2% plus 18% VAT.
• Land Registry (Tabu) registration fees are payable separately.
• Mortgage borrowers pay additional bank processing fees and a property appraiser (shamai) fee.
• Bottom line: The true purchase price is 10–12% above the contract figure once taxes, legal, agent, registration, and banking costs are added — failing to budget for this is the most common first-time buyer mistake.

To get a complete, itemised cost estimate before you make an offer, share your property details with our team.

The price you see on the listing is just the beginning of the story. In Israel, like anywhere else, the final number on your bank statement will be significantly higher. Thinking you can just convert the shekel price to your home currency and be done with it is the first, and biggest, mistake buyers make.

First up is the big one: Purchase Tax, or Mas Rechisha. This is a tiered tax paid to the government, and the percentage you pay depends on the property’s value and, crucially, your residency status. For a non-resident or someone buying a second home, the tax starts at 8% from the very first shekel. For a new immigrant (Oleh Chadash) or a first-time Israeli buyer, the rates are much, much lower. This is the single largest closing cost and can add tens of thousands of dollars to your bill.

Next are the legal fees. You cannot, and should not, buy property in Israel without your own lawyer. Their job is to protect you, perform due diligence (the process of investigating the property to make sure there are no hidden legal issues or debts), and handle the contract. Expect to pay your lawyer somewhere between 0.5% and 1.5% of the purchase price, plus VAT (Ma’am in Hebrew), which is a standard 18% tax on goods and services (raised from 17% effective 1 January 2025).

If you used a real estate agent, they will get a commission. The standard fee is around 2% of the purchase price, plus that same 18% VAT. This fee is for their service in finding the property, negotiating the price, and coordinating between parties.

Finally, there are smaller fees like registration fees to put your name on the title deed at the Land Registry Office (known as the “Tabu”), and if you’re taking a mortgage, the bank will have its own set of appraisal and processing fees. Add it all up, and you should budget an extra 10-12% on top of the purchase price just to be safe.

All extra costs beyond the Israeli listing price, itemised

• Budget for an additional 10-12% of the purchase price in extra costs.

• The biggest cost is Purchase Tax (Mas Rechisha), which is 8% for non-residents from the start.

• Legal fees are essential and typically range from 0.5% to 1.5% (+VAT, currently 18%).

• Real estate agent commission is usually around 2% (+VAT, currently 18%).

Don’t get caught by surprise costs. I can walk you through a real budget. DM me at Semerenko Group.