About the index
Almost nobody is working for the buyer
The agent is paid by the seller. The developer's brochure is marketing. The contract, the tax rules and the register are all in Hebrew, and the one number everyone wants — what this actually costs — is the hardest to find.
This index closes one part of that gap: the number. What property actually sold for, street by street, measured from the register rather than from listings — dated, sourced, and said plainly in English.
Who this is for
A buyer who lives here can calibrate by osmosis. They know what the street is worth because they have watched four flats on it change hands. A buyer abroad has none of that, and is quoted a number by the one person in the transaction with an interest in it being high.
That asymmetry is the whole reason this site exists. It does not make the market cheaper or the process shorter. It removes one specific disadvantage: not knowing whether the number in front of you is the going rate.
Buying from another time zone
Remote purchase
Most readers are three thousand miles from the property and will see it once, if at all. That is not a disadvantage to be worked around — it is the normal case, and this site is built for it.
A local buyer can drop in on a Tuesday, walk the street, ask a neighbour. Everything here exists to give someone in London, New York or Toronto the same footing without the flight.
Know the number before you fly
What comparable stock on that street has actually fetched, per square metre, and whether the street has been rising, flat or falling. The shortlist gets made before the ticket is booked.
Read the contract, not the brochure
Purchase tax and the olim bands, Sale Law securities on off-plan, what a bank guarantee does and does not cover, and how to read the Tabu — in English, one topic at a time.
Buy without being in the room
Power of attorney, remote signing, moving funds in, and registering the title from abroad. It is done routinely; it is just never explained anywhere in English.
Published, not broadcast
Nothing has to be caught live. Every figure sits on the site with the date it was measured and the basis it was measured on, readable at three in the morning in Toronto.
How the index is built — six notes on method
Recorded sales, not listings
The series is built from transactions recorded against the register. A listing is an aspiration; a recorded sale is an event with two parties and a price.
Asking is not achieved — and the gap moves
The spread between asking and achieved widens in a soft market and narrows in a hot one. So an index built on listings does not merely run late: at turning points it moves the wrong way before it moves the right way.
Per square metre, with floor and lift
Room count is not comparable across stock ages — a 1960s three-room and a 2020 three-room are different objects. Price is normalised per built square metre, and floor and lift are carried, because in an Israeli block they move the number more than almost anything else.
Thin cells are not published as streets
Three sales in a quarter is not a measurement of a street, it is three sales. Below a minimum count the reading is reported at the wider area and labelled as such, rather than printed at a precision the data cannot carry.
The register lags, so recent quarters restate
Transactions are recorded after they complete, which means the most recent quarters are incomplete on first publication and firm up afterwards. Provisional quarters are marked as provisional rather than quietly revised later.
Gaps are interpolated and labelled
Where a quarter has to be filled to keep a series continuous, it is filled, and it is marked “int.” on the chart. An interpolated point is a line-drawing convenience, never evidence.
Why consecutive readings cannot be multiplied
Official house-price indices are frequently published as rolling figures: each reading covers a window of several months, and the next reading shifts that window forward by one. Consecutive readings therefore share most of their underlying data.
Chain them together — multiply one period's change by the next, and the next — and the shared months are counted repeatedly. The error compounds in the same direction as the trend, so it looks plausible the whole way and produces a cumulative figure far above the truth.
Every multi-period change on this site is computed between non-overlapping anchors instead. It is a duller method and it is the only one that gives the right answer.
What it measures, and what it does not
What the index measures
- Achieved prices in Tel AvivWhat recorded transactions were actually done at, not what sellers hoped for.
- Per square metre, by street and neighbourhoodAt the level you buy at, not a city average that no individual flat resembles.
- Direction and pace over timeWhether a street is rising, flat or falling, and how fast, computed between non-overlapping anchors.
- How one area sits against anotherSame basis, same period, so a comparison between two neighbourhoods means something.
What it cannot do
- Value your apartmentAn index describes comparable stock. Condition, renovation, aspect, noise, the state of the building and the shared debts are not in it, and they decide whether a fair price is a good buy.
- Measure outside Tel AvivPages covering the rest of the country describe process, entitlement and area character. No figure on them is an index measurement.
- See off-market salesWhat never reaches the register in the ordinary way is not counted, and at the top of the market that is not nothing.
- PredictIt is a measurement of what happened. Anyone selling you next year's number is selling you something else.
Four published readings
Each of these is computed between non-overlapping anchors and each reproduces from the published series — none is a rolling reading chained out. They are printed here so the method above can be checked against something, rather than asserted. The five-year gain and the year-on-year fall are not in tension: the fall is recent and the gain is what remains of the period before it.
What this site is made of
The index
Achieved Tel Aviv prices per square metre, by street and neighbourhood, with the basis and the date printed alongside every figure and provisional quarters marked.
The core seriesMarket data
The whole-of-Israel view: national and city series, the district split, transaction volumes and what the rate environment is doing to all of it, with the charts built to be interrogated rather than admired.
Whole of IsraelThe Sunday tracker
A weekly read of the Anglo neighbourhood tape and a league of cities across the country — what moved, what did not, and the one rule that keeps asking prices from being mistaken for sold ones.
Every SundayArea profiles
Where English speakers actually live, area by area: the stock, the streets, who your neighbours would be, schools and shuls, the commute, and what is being built. Written, dated, and honest about the places that are not for everyone.
150 areasMini guides
One screen each: the position, the five figures that matter, and the one thing most people get wrong. Ten volumes, from the purchase itself through money, tax, status and the parts nobody writes about.
87 guidesBefore you buy
The legal groundwork in four stages: before you offer, signing, money and tax, off-plan and after — plus full answers on the three that cost the most, purchase tax, zichron devarim and Sale Law securities.
4 stages, 16 pointsHow this is paid for
The fee structure is what decides what an index is allowed to say
An index paid by developers cannot report that a street has fallen. An index paid by agents cannot tell you a price is high. An index paid a fee on completion cannot tell you to walk away, and an index paid for placement is a brochure with a chart in it.
None of that requires anyone to be dishonest. It is simply that a measurement whose author is paid more when the number is higher will, over time, produce higher numbers.
So the structure matters more than the promise. This site is not paid by any party to a transaction it reports on, which is the only version of the promise that can be checked.
- No advertising and no sponsored entries.
- No paid placement — nobody appears here by buying a position.
- No referral or introduction fee from any agent, developer, bank, lawyer, surveyor or mortgage broker named anywhere on this site.
- No success fee, and no commission on any completion.
- Not a licensed brokerage. No listings are held and no property is sold through it.
- Nothing published here is an offer, a recommendation to transact, or a valuation.
Send the street, the price and the stage you are at
We will tell you what the recorded prices on that street look like and what the register holds. If the honest answer is that the number is high, or that the area you had in mind is not the one you want, that is what you will be told.
General information, not legal, tax or financial advice. Israeli thresholds, rates and procedures change — several changed within the last two years — and every transaction turns on its own documents. Take advice from an Israeli professional acting for you before acting on anything here.
This index publishes data and takes no money from anyone it writes about. No advertising, no paid placement, no sponsored entries, and no referral or introduction fee from any agent, developer, bank, lawyer, surveyor or mortgage broker named anywhere on this site. This is not a licensed brokerage, it holds no listings, and no property is sold through it. Nothing here is an offer or a valuation.
The index measures achieved prices in Tel Aviv. Pages covering other parts of the country describe process, entitlement and area character rather than prices, and no figure quoted in them should be read as an index measurement. Asking prices are not achieved prices.