Herzliya property prices 2026.
Beaches, rail and top employers next to Tel Aviv, in a cooling market.
Herzliya runs from the sea to Route 4, just north of Tel Aviv: an ordinary, pleasant city inland and the luxury Pituach district by the coast. The city-wide median is ₪3.75m, but ₪/m² ranges from about ₪35,000 inland to over ₪57,000 in Pituach. Several neighbourhoods are softening, and a state-backed plan could double the city.
Data area: Herzliya (city-wide)
Prices
Within the area
| Part | Median | ₪/m² | Deals |
|---|---|---|---|
| City centre | ₪3.00m | ₪35,342 | 648 |
| Weizmann | ₪3.89m | ₪38,268 | 514 |
| Green Herzliya | ₪3.45m | ₪35,640 | 278 |
| New Galil Yam | ₪4.60m | ₪45,374 | 184 |
| Herzliya Pituach | ₪5.05m | ₪57,143 | 101 |
| Yad HaTisha | ₪2.02m | ₪44,048 | 82 |
Purchase tax at the median (₪3.75m)
| Buyer | Purchase tax |
|---|---|
| Single home (Israeli resident) | ₪82,840 |
| Oleh within the eligibility window | ₪8,840 |
| Foreign resident or additional home | ₪299,680 |
2026 bands. The oleh rate applies from one year before to seven years after aliyah. Confirm your own position with your lawyer before you sign.
Recent registered sales
| Date | Street | Rooms | m² | Price | ₪/m² |
|---|---|---|---|---|---|
| Aug 2026 | Shirat Ge'ulim | 4 | 99 | ₪2,620,000 | ₪26,465 |
| Aug 2026 | HaIlanot | 4 | 96 | ₪3,575,000 | ₪37,240 |
| Aug 2026 | HaAlumim | 4 | 88 | ₪3,150,000 | ₪35,795 |
| Jul 2026 | Ariel | 4 | 106 | ₪4,150,000 | ₪39,151 |
| Jul 2026 | HaRei Golan | 3 | 60 | ₪2,130,000 | ₪35,500 |
| Jul 2026 | Ahad Ha'Am | 3 | 106 | ₪3,266,000 | ₪30,811 |
| Jul 2026 | Saadia Gaon | 3.5 | 34 | ₪2,550,000 | ₪75,000 |
| Jul 2026 | — | 5 | 124 | ₪5,284,000 | ₪42,613 |
| Jul 2026 | Bar Kochva | 4 | 111 | ₪2,700,000 | ₪24,324 |
| Jul 2026 | HaShoftim | 4 | 121 | ₪3,100,000 | ₪25,620 |
From the Israel Tax Authority register as published by Dirobot.
Size against price
The dashed red line is the area median of ₪38,923 per m². Dots above it sold for more per metre than the median; dots below it, for less.
The area
What you get
- Inland, older stock in the centre, Herzliya B and Neve Amal, much of it heading for renewal.
- Green Herzliya and Galil Yam offer modern apartment buildings and parks.
- Pituach and Nof Yam have large houses and gardens near the beach; Pituach houses median about ₪15m.
- New flats in Green Herzliya have sold at a premium of about 26% over older ones.
- Near the cliff, building rights are limited by the Coastal Environment Protection Law.
Who lives here
Just over 100,000 people, affluent overall, many working in tech and professional services, and largely secular with religious communities inland. The Anglo community is long-established but dispersed across Pituach, Nof Yam and Green Herzliya.
Getting around
Herzliya station on the Ayalon line puts Tel Aviv's HaShalom and Savidor stations roughly 10–15 minutes away. Route 2 and Route 20 jam at rush hour, and the Green Line light rail is not expected in Herzliya until around 2030.
For the full picture of daily life, schools and community, read The Honest Guide to Herzliya.
Beware
- Many sellers have not adjusted, and in places like Tzamarot and the marina listings run well above closing prices.
- The November 2025 roof agreement plans roughly 46,000 new homes, with years of construction.
- Renewal in the older neighbourhoods is slow, and the city has cancelled contracts with slow developers.
- The kurkar cliff is eroding, and part of it collapsed at Sidney Ali beach in early 2026.
- Luxury stock in Pituach and the marina can take a long time to sell.
Check before you make an offer
- Pull registered sales for the building and street, not asking prices.
- Ask the municipality where roof-agreement housing and roads will go near the address.
- In Herzliya B, Neve Amal, Yad HaTisha and the centre, check any pinui-binui status, progress and developer.
- Near the cliff, ask for engineering reports and details of any protection works.
- In new projects, secure every payment above 7% under s.2 of the Sale (Apartments) (Assurance of Investments) Law.
The verdict
Works well for
- Families with a parent working in Tel Aviv or the Pituach tech district.
- Buyers who want beach, rail and good schools in one city.
- Higher-budget buyers who can now negotiate harder in Pituach or Nof Yam.
- Those who prefer a more Israeli, less Anglo-dominated community than Ra'anana.
Harder to recommend for
- Budget buyers, who will be limited to older inland stock.
- Families wanting a dense Modern Orthodox Anglo scene on the doorstep.
- Anyone sensitive to long-term construction.
Herzliya's fundamentals are among the best in the country: rail, the sea, a big employment base and a well-funded municipality. In 2026 several neighbourhoods are softening and luxury stock is sticking. The location is never the problem; the asking price usually is.
Questions buyers ask
What is the median property price in Herzliya?
The median registered sale in Herzliya is ₪3,746,000, or ₪38,923 per square metre, based on 2908 registered deals (Jan 2023 – Aug 2026). These are sold prices from the Israel Tax Authority register, not asking prices.
How much purchase tax would I pay on a median-priced home in Herzliya?
On ₪3,746,000, under the 2026 bands: about ₪82,840 for a resident buying a single home, about ₪8,840 for an oleh within the eligibility window, and about ₪299,680 for a foreign resident or someone buying an additional home. Confirm your own position with your lawyer.
What are the main risks of buying in Herzliya?
Many sellers have not adjusted, and in places like Tzamarot and the marina listings run well above closing prices. The November 2025 roof agreement plans roughly 46,000 new homes, with years of construction. Renewal in the older neighbourhoods is slow, and the city has cancelled contracts with slow developers.
What should I check before making an offer in Herzliya?
Pull registered sales for the building and street, not asking prices. Ask the municipality where roof-agreement housing and roads will go near the address. In Herzliya B, Neve Amal, Yad HaTisha and the centre, check any pinui-binui status, progress and developer.
Who does Herzliya suit?
It works well for: Families with a parent working in Tel Aviv or the Pituach tech district; Buyers who want beach, rail and good schools in one city; Higher-budget buyers who can now negotiate harder in Pituach or Nof Yam; Those who prefer a more Israeli, less Anglo-dominated community than Ra'anana.
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Asking prices are not sold prices. Every figure here comes from registered sales unless stated. This is general information, not legal or financial advice. Updated October 2026.