Purchase Tax Rates in Israel


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Calculating Purchase Tax Rates in Israel To Master The Game

Understanding the purchase tax rates in Israel is like learning the rules of a new game. It might seem complicated initially, but with the right explanation, you'll find it easier to navigate. In Israeli real estate, the purchase tax is not a flat rate; it varies depending on several factors, primarily the price of the property and the buyer's status. Let's break down these rates to make them more digestible.

My name is Masuari Dilan, and as a lawyer specializing in real estate law in Israel, I have the privilege of guiding numerous clients through the intricacies of property transactions in this beautiful country. In this post, I aim to demystify the Real Estate Purchase Tax, shedding light on what it is, who is obligated to pay it, how much it might be, and how you can navigate these waters as smoothly as possible.

Key Topics We Will Explore

Table Of Content

Understanding the Tiered Structure

The Israeli government has designed the real estate purchase tax rates in a progressive, tiered structure. This means that different portions of the property price are taxed at different rates. Imagine filling up containers of different sizes – the first container (or price bracket) fills up quickly. It is taxed at a lower rate, but as you move to bigger containers (higher price brackets), the rate of tax increases.

For instance, for a property priced up to a certain threshold, say, 1.95 million NIS (New Israeli Shekels), the tax rate might be around 3.5%. However, for the portion of the property price that exceeds this threshold, the rate jumps to a higher percentage, and it continues to increase as the price brackets go up. These percentages change periodically based on government policy, so it's crucial to check the latest rates when you are ready to purchase.

First-Time Buyers vs. Additional Properties

The rates also differ for first-time buyers compared to those purchasing additional properties. First-time buyers often enjoy lower rates as part of the government's efforts to encourage homeownership. For example, if you're buying your first home, you might pay a lower rate or no tax at all up to a certain amount. But, if you're purchasing a second or third property, expect to pay higher rates.

For First-Time Buyers or Purchasing Only Residential Property:

The tax rates are progressive based on the property's value. If you are buying a single residential apartment, the tax rates until January 15th, 2025 are:

Tax Rate Property Value (NIS)
Up to 1,978,745
1,978,745to 2,347,040
2,347,040 to 6,055,070
6,055,070to 20,183,565
Above 20,183,565

For example, if you purchase a single residential apartment for NIS 2,800,000, you would pay no tax on the first NIS 1,919,155, 3.5% on the amount between NIS 1,919,156 and NIS 2,726,360, and 5% on the remaining amount up to NIS 2,800,000.

For Individuals Owning Another Property: The rates of purchase tax will be higher for individuals who already own an interest in a residential property.

For Non-Israeli Citizens: Non-Israeli citizens may not qualify for some exemptions available to citizens, and their purchase tax rates are similar to those applicable to Israeli citizens owning multiple homes (8% – 10%).

Special Considerations: Olim Chadashim

New immigrants (Olim Chadashim) to Israel are entitled to special purchase tax rates when buying residential property. This tax privilege is available for a period starting one year before immigration to Israel and lasting up to seven years after immigration. The specific tax rates for new immigrants are as follows The purchase tax rate for immigrants from 16.01.2024 to 15.01.2025

  • Up to 1,988,090 NIS: The purchase tax is 0.5%.
  • Over      1,988,090 NIS: The tax rate increases to 5%.
  • The discount is given even if it is not a single residential apartment of the immigrant, but if it is a single residential apartment, there may be lower tax rates.

For example, if a non-immigrant purchases his only property for NIS 2,200,000, he will pay no tax up to the first NIS 1,978,745, a 3.5% tax on the next segment up to NIS 2,200,000, resulting in a total purchase tax significantly lower than it would be for using immigrant purchase rate.

In addition to these rates, new immigrants are also eligible for other benefits when purchasing property in Israel. It's advisable for new immigrants to carefully consider which tax benefits they apply for, as some benefits, such as the Aliyah Tax Benefit, can only be used once in a lifetime. This benefit can be particularly advantageous for more expensive properties worth mentioning that these tax benefits and rates can be quite complex and may vary based on individual circumstances. Therefore, it's highly recommended to consult with a tax professional or legal advisor specializing in Israeli real estate to ensure the most beneficial and compliant approach to property purchase as a new immigrant in Israel​​​​​​.

purchase tax in Israel - calculator

To use a real estate purchase tax calculator in Israel, you typically need to input several key details related to your property purchase. The process usually involves the following steps:

  1. Select the Type of Property: Indicate whether the property is a sole residence, an additional residence, a commercial property, or land. Each type might have different tax implications.
  2. Buyer Category: Specify your status as a buyer – whether you are an Israeli resident, a foreign resident, or a new immigrant (Oleh Chadash). This classification can affect the tax rate due to different exemptions and rates for each category.
  3. Input Purchase Price: Enter the property's purchase price in New Israeli Shekels (NIS). Ensure that the amount is accurate to get a precise calculation of the tax due.
  4. Calculate the Tax: After entering all the required information, the calculator will compute the purchase tax based on the current tax rates and the details you provided.
  5. Review Additional Information: Some calculators provide additional options to include other expenses or give more detailed information about the tax rates applicable to different scenarios.

It’s important to note that these calculators are designed for informational purposes and should not be the sole basis for any real estate transaction decisions. The actual tax payable can vary based on various factors, and it’s advisable to consult a real estate lawyer or a tax professional for accurate and personalized advice.

For more detailed information or to use a purchase tax calculator, you can visit the website of rashut hamisim purchase tax calculator which offers online calculators and additional resources.

home loan interest rates within Israel

Do we pay GST on Overseas Purchases

U.S. citizens buying real estate overseas, including in Israel, need to be aware of various tax implications, although Goods and Services Tax (GST) as applied in other contexts (like goods and services within certain countries) may not directly apply. However, it's crucial to consider other tax-related matters:

  1. Reporting Requirements: When U.S. citizens purchase foreign real estate, they generally do not need to report the purchase itself to the IRS. However, if the property is purchased through a foreign corporation or a similar entity, and the value exceeds certain thresholds, there might be a requirement to report under FATCA (Foreign Account Tax Compliance Act). Similarly, owning foreign bank accounts with significant balances (typically over $10,000) may trigger FBAR (Foreign Bank Account Report) filing requirements.
  2. Tax on Rental Income: If the property is rented out, any rental income must be reported on the U.S. federal tax return (Form 1040), regardless of where the property is located. Deductions commonly applicable to rental properties, like mortgage interest or local property taxes, are also applicable to foreign rental properties but must be reported in U.S. dollars.
  3. Capital Gains on Sale: Selling foreign real estate can result in capital gains tax obligations for U.S. citizens. The tax treatment depends on whether the property was a personal residence or an investment property. For a personal residence, there is a possibility to exclude up to $250,000 of gain ($500,000 for married filing jointly) if certain conditions are met (like living in the property for at least two of the past five years).
  4. Exchange Rate Implications: Fluctuations in exchange rates can also affect the calculation of gains or losses when selling foreign property. Any currency exchange gains or loss resulting from mortgage payoff is considered personal and, therefore, not deductible (in case of a loss) or taxable (in case of a gain).

In all these scenarios, it's highly recommended that U.S. citizens consult with a tax professional knowledgeable in international tax law to ensure compliance and optimize tax implications. While specific GST charges might not apply directly, the overall tax landscape for foreign property ownership can be complex and varies based on individual circumstances.

Keeping Up-to-date

It's important to remember that tax laws and rates are subject to change. The Israeli government occasionally adjusts these rates to respond to economic conditions, housing market fluctuations, or policy objectives annually. Therefore, it’s crucial to consult with a legal expert or check official sources for the most current information before making a property purchase.

The Bottom Line

Calculating the real estate purchase tax in Israel requires careful consideration of these factors. It's not just about the price you pay for the property but also about how the tax brackets apply to that price, your status as a buyer, and any special conditions that might affect you. Understanding these nuances can help you budget more accurately and make more informed decisions in your property journey.

In conclusion, while the tiered tax rate system in Israel adds a layer of complexity to property purchases, it's designed to promote fairness and accessibility in the real estate market. By familiarizing yourself with these rates and how they apply to your specific situation, you'll be better equipped to navigate the financial aspects of buying property in Israel.


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