Mashkanta Simulator 2026: Calculate Your Monthly Payments in 30 Seconds
How Our Mashkanta Simulator Works
The IsraelStart mashkanta simulator is an online tool that instantly calculates your estimated monthly payments for a mortgage in Israel. Designed specifically for buyers from abroad, it incorporates the rules applicable to non-residents: maximum LTV of 50%, updated Israeli market rates, and suitable loan durations.
The tool is based on the standard amortization formulas used by Israeli banks, with rate tables updated monthly. The result is a reliable estimate that helps you plan your budget before contacting the banks.
To use it, go to the simulator page and enter four parameters: the property price in shekels, your personal contribution, the desired loan term, and your preferred rate type (fixed, variable, or mixed). The calculation is instant.
Key Parameters of Your Simulation
Property Price: Enter the listed price of the new development in Israeli shekels. To convert from euros, use the current exchange rate (in March 2026, about €1 = ₪4.0). This price includes 18% VAT for new properties.
Personal Contribution: As a non-resident, your minimum down payment is 50% of the price. The simulator will not accept values below this threshold. If your contribution exceeds 50%, the loan amount and monthly payments decrease proportionally.
Loan Duration: From 5 to 30 years, in 5-year increments. The duration strongly affects the monthly payment as well as the total cost of the loan. A 15-year loan costs about 40% less in interest than a 25-year loan, but the monthly payments are higher.
Interest Rate Type: Fixed (Kvoua: maximum predictability), variable (Prime: follows decisions of the Bank of Israel), or mixed (a combination of both). The simulator displays monthly payments for each option.
Understanding the Results: Monthly Payment, Total Cost, Insurance
The simulator displays four main results. The estimated monthly payment in shekels, broken down into principal repaid and interest paid. The total cost of the loan, meaning the total amount of interest paid over the entire loan period. The simplified amortization table showing the evolution of the remaining principal year by year. And finally, the estimated amount of borrower insurance (Bituach Mashkanta), which is mandatory in Israel.
Borrower insurance represents an additional cost of 0.3% to 0.8% of the borrowed capital per year, depending on your age and health condition. It covers death and disability, and its cost is included in the total monthly payment shown by the simulator.
Fixed vs Mixed vs Variable Rate: What Impact on Your Monthly Payments?
Let's take a concrete example to illustrate how the type of rate affects your budget. Property at ₪2,000,000, down payment 50% (₪1,000,000), loan ₪1,000,000 over 20 years:
| Rate Type | Rate | Monthly Payment | Total Interest Cost |
|---|---|---|---|
| Fixed (Kvoua) | 5.3% | ₪6,780 | ₪627,200 |
| Variable (Prime) | 5.5% | ₪6,880 | ₪651,200 |
| Mixed (50/50) | 5.4% | ₪6,830 | ₪639,200 |
The fixed rate offers total predictability but comes at a slightly higher cost if rates go down. The variable rate is cheaper if the Bank of Israel lowers the Prime, but exposes you to increases. The mixed rate is the compromise chosen by most borrowers.
Our recommendation for non-residents: favor the fixed rate on at least 66% of the borrowed amount. Predictability is valuable when managing an investment remotely, and the cost difference with the variable is moderate.
Concrete Example: 3 Buyer Profiles
Profile 1 — Rental Investor in Netanya. Property at 1,500,000₪, down payment 750,000₪, mashkanta 750,000₪ over 15 years, fixed rate 5.1%. Monthly payment: 5,960₪. Estimated rent: 5,500₪/month. Monthly cash flow effort: 460₪ — almost self-financed.
Profile 2 — Pied-à-terre in Jerusalem before Alyah. Property at 2,500,000₪, down payment 1,500,000₪, mashkanta 1,000,000₪ over 20 years, mixed rate 5.4%. Monthly payment: 6,830₪. Goal: early repayment at Alyah to benefit from Oleh status and renegotiate terms.
Profile 3 — Premium Investment in Tel Aviv. Property at 4,000,000₪, down payment 2,000,000₪, mashkanta 2,000,000₪ over 25 years, fixed rate 5.5%. Monthly payment: 12,260₪. Strategy: long-term capital appreciation, premium rent of 8,000-10,000₪/month.
Next step: your mashkanta file
The simulator gives you an initial estimate. To get a firm offer, you have three options. You can contact Israeli banks directly, which requires speaking Hebrew and preparing a compliant file on your own. You can use an independent broker (Yoetz Mashkantaot) in Israel. Or you can choose IsraelStart's support, which coordinates competition between 3 to 5 banks on your behalf, negotiates the terms, and follows your file until the funds are released.
To complete your total budget, also use our Mas Rechisha simulator and our additional fees calculator.
IsraelStart includes this aspect in its turnkey service.
Need personalized support?
An IsraelStart expert will call you within 24h with a personalized analysis of your project.
