What is the Zakaut mortgage benefit?
One of the most valuable housing benefits for new immigrants is access to a subsidized government משכנתא (Mashkanta) (mortgage). This is called a "mashkanta zakaut" - an entitlement mortgage - provided through the Ministry of Construction and Housing via commercial banks.
The core benefit: a portion of your mortgage at a discounted interest rate set by a government formula, not a flat 3%. The Zakaut rate is the Bank of Israel average rate on index-linked mortgages minus 0.5%, or 3%, whichever is lower. In other words, 3% is a maximum cap rather than a guaranteed rate: when the average index-linked rate the banks charge is below 3.5%, your Zakaut rate falls below 3% accordingly. It is still typically below the commercial market rate (which as of 2025–2026 ranges from 3.5–6% depending on the track).
One important detail that olim from countries with non-indexed mortgages often miss: the Zakaut loan is fully linked to the Madad (מדד (Madad), the Consumer Price Index). The interest percentage stays fixed, but the outstanding principal is adjusted for inflation, so the shekel balance you owe rises with the index over the life of the loan. The headline rate looks low precisely because the inflation risk sits with you, not the lender.
Who is eligible for the Zakaut mortgage?
The Zakaut mortgage is available to olim for up to 15 years from your aliyah date. This is more generous than the mas rechisha 7-year window, giving you a longer time horizon to plan your purchase.
Eligibility requirements:
- You must be an oleh chadash (new immigrant) or returning resident (toshav chozer) with official status from the Jewish Agency or Ministry of Aliyah and Integration
- The property being purchased must be your primary residence (dirat megurim)
- You must not have previously received a Zakaut mortgage
- You must meet the bank's standard mortgage eligibility requirements (income, credit history, LTV ratio)
How Much Can You Get?
The Zakaut mortgage amount is not a fixed sum - it is calculated from an entitlement score (nikud) that the Ministry assigns based on your family size, your status as an oleh, and the location of the property. The Ministry updates the point tables periodically, so the only reliable figure is the one printed on your own Teudat Zakaut. As a rough orientation:
- Single person: a smaller base entitlement at the subsidized rate
- Couple: a larger base entitlement than a single person
- Couple with children: additional points and amount per dependent child
- Periphery bonus: Higher amounts are available if you purchase in designated peripheral areas (the Negev, Galilee, and other priority regions). The government actively incentivizes settlement outside the center by increasing the subsidized loan amount for periphery purchases
The Zakaut portion is typically a component of a larger mortgage - you take the subsidized government amount plus a commercial mortgage from the same bank to cover the remaining financing needed.
How do you apply for the Zakaut mortgage?
The Zakaut mortgage is applied for through any major Israeli bank (Hapoalim, Leumi, Discount, Mizrahi Tefahot, or FIBI). The bank arranges both the subsidized component and the commercial component of your mortgage simultaneously. Steps:
- Visit your bank's mortgage center (merkaz mashkantaot) or a mortgage broker (yoetz mashkantaot)
- Inform them you are an oleh chadash and wish to use your Zakaut entitlement
- Provide your Teudat Oleh and any documentation of your aliyah date
- The bank submits the Zakaut application to the Housing Ministry on your behalf
- Approval of the subsidized component comes from the Ministry; the bank then structures the full mortgage combining the Zakaut and commercial portions
A Note on Mortgage Advisors
Many olim use an independent mortgage broker (yoetz mashkantaot bilti-tolaim - an unaffiliated mortgage advisor) rather than going directly to one bank. An independent advisor can:
- Compare offers across multiple banks
- Ensure the Zakaut component is structured correctly
- Help you build the right mix of mortgage tracks (covered in the next article)
- Negotiate on rate spreads above prime
Independent advisors charge a fee (typically 4,000–8,000 NIS) but frequently save significantly more than their fee through better mortgage structuring.
Pour les olim francophones
La Machkanta Zakaout(prêt immobilier d'ayant droit) est un prêt subventionné par l'État, accordé via les banques commerciales sous la supervision du ministère de la Construction et du Logement (Misrad HaShikoun). Une partie du prêt bénéficie d'un taux réduit fixé par une formule : le taux moyen de la Banque d'Israël sur les prêts indexés, moins 0,5 %, ou 3 %, selon le plus bas des deux. Le taux de 3 % est donc un plafond, pas un taux garanti, et il reste généralement en dessous des taux du marché libre (3,5 % à 6 % selon la piste choisie en 2025–2026). Attention : le capital restant dû est indexé sur le Madad(indice des prix), il est donc réévalué avec l'inflation sur toute la durée du prêt. Le bénéfice est ouvert pendant 15 ans à compter de la date inscrite sur votre Teoudat Olé et concerne uniquement la résidence principale.
Le montant subventionné dépend de la composition familiale et de la zone géographique. Les familles nombreuses et les communes périphériques (Galilée, Néguev, villes de développement) reçoivent des enveloppes plus élevées. La Teoudat Zakaout(carnet d'ayants droit) est délivrée par le Misrad HaShikoun ; sans ce document, la banque ne peut pas activer la composante subventionnée.
Un courtier indépendant (yoetz mashkantaot) peut comparer plusieurs banques plutôt qu'une seule. Les banques structurent différemment la part Zakaout, le kalatz (taux fixe non indexé), le prime et la composante indexée sur le Madad(indice des prix). Sur un dossier moyen, un bon courtier économise plus que ses honoraires (généralement 4 000–8 000 ₪). Nefesh B'Nefesh propose un accompagnement francophone gratuit avant et après l'aliyah, et peut renvoyer vers des conseillers habitués aux dossiers olim de France. Les barèmes sont mis à jour périodiquement et sont consultables sur le portail du Misrad HaShikoun.
The Zakaut mortgage is a government-subsidized loan available to olim for up to 15 years from their aliyah date, for a primary residence only. Its rate is not a flat 3%; it is set by a formula: the Bank of Israel average rate on index-linked mortgages minus 0.5%, or 3%, whichever is lower, so 3% is a maximum cap. The loan is fully linked to the Madad (CPI), meaning the outstanding principal is adjusted for inflation. The amount depends on a Ministry entitlement score based on family size, oleh status, and the property's location, and is applied for through any commercial bank alongside a commercial mortgage.
No. The rate is set by a formula: the Bank of Israel average rate on index-linked mortgages minus 0.5%, or 3%, whichever is lower. The 3% is a maximum cap, not a guaranteed rate. When the average index-linked rate the banks charge is below 3.5%, the Zakaut rate falls below 3% accordingly.
Yes. The Zakaut loan is fully linked to the Madad (the Israeli Consumer Price Index). The interest percentage stays fixed, but the outstanding principal is adjusted for inflation, so the shekel balance you owe rises with the index over the life of the loan. This is different from a US-style fixed-rate mortgage, where the principal is not inflation-adjusted.
You have up to 15 years from your aliyah date to use the Zakaut mortgage. This is a longer window than the 7-year period for the reduced mas rechisha (purchase tax). The property must be your primary residence, and you must not have previously received a Zakaut mortgage.
The amount is calculated from an entitlement score (nikud) the Ministry of Construction and Housing assigns based on family size, your status as an oleh, and the property location. Larger families and purchases in designated peripheral areas receive higher allocations. The only reliable figure is the one printed on your own Teudat Zakaut.
You apply through any major Israeli bank, such as Hapoalim, Leumi, Discount, Mizrahi Tefahot, or FIBI. Bring your Teudat Oleh and documentation of your aliyah date. The bank submits the Zakaut application to the Housing Ministry and then structures the full mortgage, combining the subsidized Zakaut component with a commercial component.
