French Hill, Jerusalem.
The Honest Guide from the Tel Aviv Property Index
French Hill is Jerusalem's university suburb: a green, low-key neighbourhood of 1970s blocks between Mount Scopus and the road north. It has light rail, a large student rental market and a wave of urban renewal on the way. It also carries a political and security history that buyers should understand clearly.
Where it is
French Hill, known in Hebrew as HaGiv'a HaTzarfatit and officially Givat Shapira, sits on the northern slopes of Mount Scopus. The Hebrew University's Mount Scopus campus and Hadassah Mount Scopus hospital are a short walk or bus ride away. To the north lies Pisgat Ze'ev; to the east, the Arab neighbourhood of Issawiya.
The neighbourhood is well connected by road. The main route north towards Pisgat Ze'ev and the road east to Ma'ale Adumim both pass close by. The Red Line of the light rail runs through the area, with stops at French Hill.
A 1967 neighbourhood built around a campus
French Hill was one of the first neighbourhoods Israel built after capturing the area in 1967. Construction began around the turn of the 1970s, and its purpose was partly strategic: to connect western Jerusalem with the Mount Scopus enclave. The university's return to Mount Scopus shaped its character from the start.
Israel regards French Hill as a neighbourhood of its capital. Much of the international community regards it as lying beyond the 1967 Green Line and does not recognise the annexation. For buyers, Israeli land registration normally applies (Tabu, or leasehold through the Israel Land Authority), Israeli mortgages are available on the usual terms, and some foreign-jurisdiction or consumer-labelling implications may arise.
What it is actually like today
French Hill is quieter than its location suggests. The streets are lined with mature trees, the blocks are mostly three to eight storeys of stone, and there are small parks between buildings. It has a neighbourhood shopping centre, schools and synagogues.
It is also noticeably mixed. Secular and religious families share the streets with students, academics and hospital staff. Shabbat is calm but not closed, which suits families who want a middle ground.
The stock is ageing. Many flats are small by modern standards, lack a lift, and pre-date the mamad requirement. Condition varies sharply from building to building.
Students, rail and renewal
The university drives the rental market. Small flats near the campus let steadily to students, often in shared arrangements, and demand rises and falls with the academic year. That gives investors reliable occupancy, but also wear and tear and a transient feel in some streets.
Transport is a genuine strength. The Red Line connects French Hill to the city centre and beyond. The new Green Line, which opened its first section in August 2026, is due to reach Mount Scopus; city officials have pointed to the end of 2026, but Jerusalem rail dates have slipped before.
Urban renewal is the other big story. A pinui-binui plan for Bar Kochba Street 18–24 was approved by the district planning committee in early 2025. It would replace 53 flats with 233, in a 29-storey tower and an eight-storey building.
The developer behind that scheme has said it is advancing further French Hill projects totalling around 1,000 units. A separate plan for a tower of about 30 storeys on the site of the low-rise commercial centre was approved despite wide local opposition. French Hill's skyline is likely to change substantially over the next decade.
Security and politics
French Hill has a harder history than its leafy streets suggest. The junction at the edge of the neighbourhood was the site of deadly attacks during the Second Intifada. Tension with neighbouring Issawiya has flared periodically since.
Day-to-day life today is generally calm, and many residents have lived here for decades. Buyers should still walk the area at different times, speak to residents, and form their own view.
The population is also changing. Reports over recent years have described a growing number of Arab families from East Jerusalem buying and renting in the neighbourhood. Some residents welcome this as ordinary city life; others see it as a political issue. Either way, it is part of the picture.
Who lives here
French Hill has long had a mixed population of secular and national-religious Israelis, with a strong academic and medical presence. Students fill many of the smaller flats. Older residents who arrived in the 1970s and 1980s remain a large group.
There is an English-speaking community, historically linked to the university, Hadassah and overseas students. It is smaller and less organised than the Anglo hubs of Baka or Ramot. Anglo families here tend to value the mix rather than an English-speaking bubble.
Prices and what you get
French Hill is cheaper than the city average, and cheaper per square metre than Ramot.
| Neighbourhood | Median price | ₪/m² | Registered deals |
|---|---|---|---|
| French Hill | ₪2,615,000 | ₪31,169 | 212 |
| Jerusalem (city) | ₪2,723,500 | ₪35,215 | 14,310 |
| Pisgat Ze'ev | ₪2,150,000 | ₪27,104 | 1,131 |
| Neve Yaakov | ₪2,162,500 | ₪31,626 | 588 |
| Ramot | ₪2,900,000 | ₪35,551 | 888 |
Registered sales, Jan 2023 – Jul 2026 (French Hill); comparators to Aug 2026
The sample is modest, at about 200 registered deals over three and a half years. Treat the median as a guide rather than a precise valuation.
Recent registered deals:
- HaHagana Street: 3 rooms, 73 m², ₪2,424,200 (July 2026)
- HaHagana Street: 4 rooms, 90 m², ₪3,110,000 (June 2026)
- Lohamei HaGetaot Street: 4 rooms, 77 m², ₪2,585,000 (June 2026)
- HaChayal Street: 6 rooms, 134 m², ₪4,000,000 (July 2026)
At the median, expect a three- or four-room flat of 70–85 m² in an older block, often without a lift. On the median, a first-home buyer pays about ₪26,300 in purchase tax; an oleh under Regulation 12A pays about ₪3,200; a foreign resident or additional-home buyer pays ₪209,200.
The honest risk is that part of the price already reflects renewal hopes. If the scheme for your building stalls, you own an ageing flat bought at a premium.
Buying here: what to check before you sign
The land registration.Much of French Hill is on Israel Land Authority land. Check whether the flat is registered in the Tabu or in ILA records, and confirm the lease terms and any consent fees.
Renewal status of the building.Ask whether the building is in a declared renewal complex and whether owners have signed with a developer. Under the Evacuation and Construction (Compensation) Law 5766-2006, a qualified majority can bind the building. Read the signed agreement, the compensation package and the timetable.
TAMA 38 is no longer a fallback.TAMA 38 has expired in most of the country; live projects continue only with a valid permit. The replacement routes are the Shaked Alternative (Planning and Building Law amendments 136 and 139) or pinui-binui.
Shelter.Many older flats have no mamad. Find the nearest building or public shelter, and check its condition.
Letting to students.If you plan to let, the Fair Rental provisions of the Rental and Loan Law 5731-1971 set minimum standards and limit certain landlord charges. Check that the flat is fit for letting and that any subdivision is legal.
Proximity to the rail and the works.Being near a Red or Green Line stop is an asset. Being beside a renewal site means years of construction noise.
Tax and finance.Olim within the Regulation 12A window pay far less purchase tax. Directive 329 caps mortgages at 75% for a single dwelling and 50% for an additional home. The 50% often quoted to non-residents is bank policy, not law.
Who it suits
Works well for
- Academics, doctors and students who want to be near Mount Scopus or Hadassah
Harder to recommend for
- Families who need a large, organised English-speaking community
- Buyers who want a modern flat with a lift and mamad without a long wait
- Anyone uneasy about the area's security history or changing demographics
- Buyers uncomfortable with the neighbourhood's contested international status
The verdict
French Hill offers green streets, rail access and proximity to one of Israel's great universities, at prices below the city average. Its mixed population is a real strength for families who want moderation.
The weaknesses are ageing stock, a transient rental fringe and a political context that some buyers will find difficult. Renewal will bring modern flats, but on a timetable measured in years.
For the right buyer, French Hill is quietly one of Jerusalem's more practical addresses. Go in with clear eyes and a long horizon.
Get your free report
Thinking about French Hill, Jerusalem or anywhere else in Israel? Tell us what you need and we will send you a free, personalised buy or rent report built on registered transaction data: what really sold, at what price, and what is on the market now.