Mortgages for olim in Israel
Semion Barash, licensed real estate broker in Netanya (licence 31033324). I help olim find and buy an apartment in Netanya. For the mortgage itself, I'll connect you with a vetted mortgage adviser.
This is general information from official sources as of the update date, not legal, tax or financial advice. Rules change: before any deal, check them with a lawyer, your bank or the Israel Tax Authority. Updated: 2026-10-10.
The key points
- A bank can finance up to 75% of the price of a sole apartment, 70% of a replacement apartment and 50% of an investment property.12
- The monthly payment can be at most 50% of income, and the term up to 30 years.1
- Olim without an apartment can get state mortgage assistance within 15 years of receiving oleh status.4
- The Ministry loan carries interest of at most 3%, for up to 30 years.9
How much a bank will lend
- Under Bank of Israel Directive 329: up to 75% of the price for a sole apartment, up to 70% for a replacement apartment (when you upgrade) and up to 50% for an investment property.12
- A buyer who does not count as an "Israeli citizen" under the directive is always treated as buying an investment property, so up to 50%. By the directive's text, an oleh registered in the Population Registry counts as an "Israeli citizen". If you buy before aliyah, ask your bank early how it will classify you.32
- I found no official special rules on how a bank counts income from abroad. The bank assesses your ability to repay itself, within the rule that the payment is at most 50% of income.1
State assistance: the subsidised mortgage for olim
Given to olim recognised as "without an apartment", within 15 years of receiving oleh status. The amount depends on points: years in Israel, family, children.
| Points | Base loan amount |
|---|---|
| 1,700 – 1,799 | ₪107,090 |
| 1,800 – 1,899 | ₪117,985 |
| 1,900 – 1,999 | ₪128,930 |
| 2,000 – 2,099 | ₪139,825 |
| 2,100 – 2,199 | ₪150,720 |
| 2,200 and up | ₪161,665 |
Housing Ministry table (updated 30 March 2026, in Hebrew). Kol Zchut states that it also sets the amount for olim. Single olim have different rules; ask a mortgage bank or call *5442.65
- Points for oleh families: for years in Israel (0 years: 30, 1 year: 250, 2: 300, 3: 350, 4: 400, 5: 450, then +50 a year), for children (1 child: 350, 2: 500, 3: 650…) and a fixed 730 points. Minimum: 1,700 points in the first year, 1,800 from the second.7
- Families with more than 5 years in Israel get an additional loan: 5–6 years ₪19,630, 7 years ₪28,370, 8 years and more ₪43,630.7
- The eligibility certificate (te'udat zaka'ut) is issued through a mortgage bank. You need your oleh certificate, ID cards, an IDF service certificate and a marriage certificate (for couples). It is usually valid for a year.5
- You can choose: assistance as olim, or on the terms for veteran families.5
Ministry loan terms
- Interest 0.5 points below the average for CPI-linked mortgages (published by the Bank of Israel), but no higher than 3%. Term up to 30 years.9
- The total mortgage (with the bank's) is usually at most 75% of the price.9
- A new apartment from a developer: assistance is given if no more than 36 months have passed since the contract was signed. A second-hand apartment: no more than 1 year.9
How I help
Frequently asked questions
What share of the price will a bank finance for an oleh?
Under the Bank of Israel directive, up to 75% for a sole apartment, 70% for a replacement apartment and 50% for an investment property. The bank makes the final decision based on your income.
I'm buying before aliyah. How much can I borrow?
A buyer who does not count as an "Israeli citizen" under the directive is treated as buying an investment property: up to 50%. By the directive's text, a registered oleh counts as an Israeli citizen. Ask your bank how it will classify you before you sign.
What is a te'udat zaka'ut?
The eligibility certificate for state mortgage assistance. It is issued through a mortgage bank and is usually valid for a year. Olim without an apartment can use the assistance within 15 years of receiving oleh status.
How much does the state lend?
In the Housing Ministry table, the base loan runs from ₪107,090 (1,700–1,799 points) to ₪161,665 (2,200 points and up). Families with more than 5 years in Israel get an additional loan. The mortgage bank will calculate your exact amount.
Will the bank count a salary from abroad?
I found no official special rules for olim with foreign income. The bank decides; the general limit is a monthly payment of at most 50% of income. Ask the bank before you sign a contract for an apartment.
Shall we talk about your apartment?
A short call, no commitment, and you will know where you stand.
Sources
- Bank of Israel: Directive 329, Limitations on Housing Loans, version 06/26 (PDF, in Hebrew)
- Bank of Israel: Directive 329, English translation of an earlier version (PDF; same limits)
- Bank of Israel: Directive 329 with questions and answers, question 2.4 (PDF, in Hebrew)
- Ministry of Aliyah and Integration: buying an apartment on the private market (updated 30.04.2025)
- Kol Zchut: mortgage assistance for olim (in Russian)
- Ministry of Construction and Housing: points and base mortgage table (updated 30.03.2026, in Hebrew)
- Ministry of Construction and Housing: mortgage assistance for oleh families (updated 30.03.2026, in Hebrew)
- Ministry of Construction and Housing: mortgage assistance for single olim (in Hebrew)
- Ministry of Construction and Housing: guide to the Ministry's mortgage (updated 25.09.2024, in Hebrew)