How much can you sell your property for?

Dorit provides an estimate of today’s advertised asking price, rather than a formal appraisal or a prediction of the final sale price. The calculator compares current for-sale listings around the address, weights them by distance, recency, size, room count and floor, normalizes them to shekels per square meter, and multiplies the weighted result by the area entered. Registered Tax Authority deals are shown separately as additional context and are never averaged into the estimate.

An online calculator provides a quick statistical benchmark for initial pricing, negotiations or budget planning. A licensed real-estate appraisal is prepared after a physical inspection and can examine matters an online model cannot verify, including title and registration, building irregularities, structural defects, local nuisances and unused building rights. A formal appraisal may be required for a mortgage, a tax proceeding or a legal process; this calculator is not a substitute for one.

These features can materially affect a sale price. Market benchmarks often associate a MAMAD with a 7%–15% premium, deeded private parking in dense areas with roughly 100,000–300,000 NIS (about 8%–12%), an elevator on higher floors with 10%–15%, a sun balcony with 5%–8%, and a comprehensive renovation with 10%–20%. The effect varies greatly by building and area. Dorit does not use these numbers. It prices only the three features its own corpus could measure — parking, a balcony and a MAMAD — from coefficients fit on price per m² and checked against a holdout, and applies each one relative to how common it is among the comparable listings: a feature most of the surroundings already offer barely moves the number. An elevator, a renovation and the floor did not clear that bar and are recorded for comparison only.

The impact depends on the project’s maturity and certainty. An early or conceptual project may add a modest 5%–10%; an approved or conditional building permit may be associated with a 15%–25% increase; and once construction is underway, the price may reflect much of the future replacement apartment, including added space, a MAMAD, balcony or parking. These are broad market benchmarks, not adjustments made by Dorit. Unused building rights may also have separate tax consequences under Section 49Z, so professional legal and tax advice is important.

Mas Shevach is generally charged at 25% on the taxable real appreciation: the sale price minus the inflation-adjusted purchase price and recognized expenses. In simple terms: taxable appreciation = sale price − adjusted purchase price − deductible expenses. To estimate net proceeds, also subtract any tax due, the remaining mortgage, a municipal betterment levy if applicable, legal fees and brokerage fees. The actual calculation depends on the property and owner, so it should be checked with a qualified professional.

For a qualifying single residential apartment under Section 49B(2), the exemption ceiling is 5,008,000 NIS and is frozen through January 2028. Eligibility includes additional conditions, such as the required holding period and residential use. When the sale price exceeds the ceiling, the exemption and taxable portion are calculated under the statutory rules rather than simply treating the entire sale as taxable. Because eligibility is fact-specific, verify it before relying on the exemption.

For a qualifying residential property that is not the seller’s single home and was acquired before January 1, 2014, the real gain is generally apportioned across the holding period: the portion attributed to the period through December 31, 2013 is exempt, while the portion attributed from January 1, 2014 through the sale date is taxed at 25%. The detailed calculation and eligibility can change with the facts of the transaction.

Subject to the statutory rules and supporting documents, recognized expenses may include purchase tax, legal fees for the purchase and sale, brokerage fees, substantial renovations or additions, appraiser and tax-adviser fees, a paid municipal betterment levy and qualifying real mortgage interest. Routine maintenance is generally treated differently from a capital improvement. Keep invoices and payment records and confirm each deduction with a tax professional.

A municipal betterment levy is generally 50% of the increase in land value created by an approved planning scheme, variance or non-conforming use. It becomes payable when the rights are realized, commonly on a sale or when a building permit is issued. A levy actually paid may be recognized as an expense in the Mas Shevach calculation, reducing the taxable appreciation rather than directly refunding the levy itself.

The government real-estate database shows reported transactions by block, parcel and street, while platforms such as Madlan organize that information into price-per-square-meter figures and local trends. For a useful comparison, focus on recent transactions, compare properties with similar size, floor, elevator and parking, and exclude unusual transfers such as family transactions, receiverships or partial interests. Dorit makes this comparison easier by placing current asking-price evidence beside registered nearby deals.