What sellers ask, and what buyers actually paid
Loading.
Two prices for the same square metre
Check the number you have been given
Put in the asking price and the floor area from the listing. The page converts it to a metre price, sets it against what the register holds for that neighbourhood, and against what sellers there are typically asking — which is the more useful comparison, because it tells you whether this listing is ambitious for its own street or just ambitious for the city.
Where the gap is widest
Sorted by gap. Click any column to re-sort, or any row to load it into the chart. Days on market is the median age of the live listings in that neighbourhood, and it is the other half of the story: a wide gap with slow turnover is a standoff, a wide gap with fast turnover is a mispriced sample.
What moves the gap, and what it is worth to you
- It widens before prices fall and narrows before they rise. Sellers reprice slowly and buyers reprice immediately, so in a turn the two series separate months before the registered line does anything visible. That is the whole reason to watch it.
- A wide gap is not a discount waiting for you. It is the distance between two populations — what is listed now and what closed months ago. Half of a wide gap is usually composition: the flats still on the market are the ones nobody wanted at that price.
- The register lags, so the two sides are not the same date. Asking is today. Registered is a deal agreed weeks or months before it was filed. In a fast-moving quarter that lag alone opens a gap that means nothing.
- Thin neighbourhoods produce silly numbers. Twenty listings and twenty-six deals a quarter is not a market you can read to one decimal place. The listing and deal counts sit in the table for exactly this reason.
- New-build is excluded from both sides. A developer's price list is not an asking price in the sense used here, and off-plan registrations describe a market that has already gone.
Registered is the deal-weighted median price per registered square metre of residential transactions filed with the Israel Tax Authority and published at nadlan.gov.il, on the procedure set out on the methodology page. Asking is the median price per stated square metre of live private-resale listings in the same neighbourhood at the date stamped above. The two are not measurements of the same thing at the same moment and the page does not pretend they are — that difference is the subject, not a defect.
Listing floor areas are stated by the seller and are not the registered area. They run generous. Registered area is itself inconsistent across older buildings on balconies and storage. Both effects push the gap in the same direction, which is why a gap in low single digits should be read as no gap at all.
New-build off-plan is excluded from both sides. Neighbourhoods carrying fewer than thirty qualifying deals or thirty live listings are shown with their counts and should not be read as a percentage. Every figure revises: the register fills in over roughly two quarters, and the asking side is a live scan that changes daily.
Nothing on this page is a valuation of any property, an offer, a listing, or advice on a transaction. The calculator compares one number you typed against two population medians; it does not know the floor, the view, the renovation, the lift, the parking or the noise from the street below, and those are most of what decides a price.