Kiryat Shaul, Tel Aviv.
The Honest Guide from the Tel Aviv Property Index
Kiryat Shaul is a small, low-rise enclave of private houses in north-east Tel Aviv, best known to most Israelis for the large cemetery that shares its name. It offers something very rare in the city, a house with a garden, but the market is tiny and the registered data is too thin to price it with confidence.
Where it is
Kiryat Shaul lies in the north-east of Tel Aviv, north of the Yarkon. Its neighbours include Ma'oz Aviv and, a little further east, the Ramat HaHayal business district. Derech Namir and the Ayalon are a short drive away.
The neighbourhood is dominated, on the map at least, by the Kiryat Shaul Cemetery, one of the main burial grounds for the Tel Aviv area and the site of a large military cemetery. The residential part is much smaller, a grid of quiet streets that include Moshe Sneh and Meir Bineth.
A village inside the city
Kiryat Shaul feels nothing like the Tel Aviv of the postcards. Its low-rise layout, with houses set in their own plots, survives from a time when this was the edge of the built city.
Over the decades, many original houses have been extended, rebuilt or divided. Some plots now carry two semi-detached homes, and some carry large modern villas. Others remain close to their original form.
That mix is the neighbourhood's appeal and its complication. Each property is different, often with its own history of extensions and permits. There is no standard flat to compare.
What it is actually like today
Day to day, Kiryat Shaul is quiet, green and private. Traffic inside the residential streets is light, gardens are common and children can play outside. For a family that wants a house without leaving the city, few alternatives exist.
The cemetery is part of daily life. Funerals and memorial days bring traffic and crowds, especially on Memorial Day, when the military section draws large numbers of visitors. Some buyers do not mind at all. Others find it hard to live beside.
Services are limited inside the neighbourhood. Supermarkets, schools, cafés and restaurants are mostly a short drive away, in Ramat Aviv, Ramat HaHayal or Tel Baruch. A car is close to essential.
Public transport is limited. Buses serve the main roads, but there is no light rail station close by. Commuting to the city centre usually means driving into heavy traffic.
Ramat HaHayal and Kiryat Atidim are close, which makes Kiryat Shaul convenient for people working in the north-east employment cluster.
Building and rebuilding
Renewal in Kiryat Shaul looks different from the towers rising elsewhere in Tel Aviv. There is no large pinui-binui scheme of the kind seen in nearby Neve Sharett. Change happens one plot at a time, as owners extend, rebuild or split.
That makes planning rights central to value. A plot that allows a larger house, or two units, is worth more than one that does not. What the local plan permits on a given plot matters as much as the house standing on it.
The flip side is building work next door. When a neighbour demolishes and rebuilds, you live beside a building site for a year or more. On streets of private houses, that is a recurring feature rather than a one-off.
Who lives here
Kiryat Shaul is home mainly to established families and long-time owners, some of whom have held their houses for decades. Newcomers tend to be affluent households buying a house to renovate or rebuild.
We found no organised Anglo community here. English-speaking buyers who look at Kiryat Shaul usually also look at Tzahala, Ramat HaHayal and the Herzliya area.
Schools are allocated by municipal zoning. Check the allocation for the specific address before buying.
Prices and what you get
Kiryat Shaul has too few registered sales to support a reliable median. We show its figures for completeness, alongside the nearest neighbourhoods with fuller data.
| Neighbourhood | Median price | ₪/m² | Registered deals |
|---|---|---|---|
| Kiryat Shaul | ₪6,237,500 | ₪33,090 | 6 |
| Ma'oz Aviv (nearest flat market) | ₪4,650,000 | ₪63,580 | 45 |
| Neve Sharett | ₪2,875,000 | ₪39,000 | 183 |
| Tel Aviv-Yafo (city) | ₪3,775,000 | ₪51,845 | 11,867 |
Registered sales, May 2023 – Apr 2026 for Kiryat Shaul (Ma'oz Aviv Jan 2023 – Jul 2026, Neve Sharett Jan 2023 – Jul 2026, city Jan 2023 – Aug 2026).
Six deals, across two named streets, is not a market statistic. One of the two most recent records may also be a duplicate. No yearly trend can be drawn.
The price per metre also misleads. It is measured on built area, and ignores the land. A house with a garden in Tel Aviv is valued largely on its plot and its building rights, which the per-metre figure does not capture.
The registered deals give a sense of scale:
- Five rooms, 178 m², ₪7,375,000, April 2026 (street not reported)
- Moshe Sneh Street, five rooms, 154 m², ₪3,950,000, June 2024
- Five rooms, 160 m², ₪5,000,000, February 2024 (street not reported)
- Meir Bineth Street, seven rooms, 309 m², ₪10,600,000, August 2023
The spread, from under ₪4 million to over ₪10 million, shows how much depends on the plot, the condition and the rights. Some lower figures may reflect partial rights or a share of a plot.
Purchase tax at the ₪6,237,500 median works out as follows. A buyer of a single home pays about ₪212,900. An oleh within the Reg 12A window pays about ₪35,000, because the part above ₪6,055,070 is taxed at 8%. A foreign resident or buyer of an additional home pays about ₪502,650.
As an investment, the numbers are weak. At the median, each ₪1,000 of monthly rent is under 0.2% gross a year, before maintenance on a house and garden. Buy here to live, or for the land.
Buying here: what to check before you sign
The plot and its rights.Commission a planning review of the plot: what the local plan permits, how much is already used, and whether a second unit is allowed. This is where most of the value lies.
Ownership structure.Many plots are shared between two or more owners, sometimes under old agreements. Check the Tabu, any shared-house registration and any division agreement. An informal split can block a mortgage or a future rebuild.
The building file.Compare the house with the approved plans. Extensions, basements and roof rooms are common, and not always permitted.
Israel Land Authority status.Check whether the land is privately owned or held on a lease from the Israel Land Authority. A lease can bring consent fees and charges on rebuilding.
Neighbouring plots.Ask which nearby houses have permits pending. A rebuild next door can mean a year or more of noise.
Valuation.With so few registered deals, insist on an independent appraiser who knows the neighbourhood. Banks will rely on their own valuation for the loan.
Mortgage limits.Under Directive 329, banks lend up to 75% for a single home, 70% for a replacement and 50% for an additional home. The 50% often quoted to non-residents is bank policy, not law.
Who it suits
Works well for
- Families who want a house and garden inside Tel Aviv
Harder to recommend for
- Buyers without a car
- Investors seeking rental yield
- Buyers who need clear comparables to feel confident on price
- Anyone uneasy about the cemetery and its busy days
The verdict
Kiryat Shaul offers a house and garden in Tel Aviv, which is close to unique in the city. It is quiet, private and close to the north-east employment hubs.
It is also a thin, opaque market. Prices depend on plots and rights more than on rooms, and the registered data cannot tell you what a given house is worth.
Here you are buying land with a house on it, so value the land first.
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