Ashkelon property prices 2026 אשקלון
Ashkelon registers at about ₪16,667 per square metre (median of 7,573 registered sales, Jan 2023–Aug 2026 (pooled)), which is number 35 of the forty cities in this series. At that rate a 70 sqm three-room costs about ₪1.17m and a 100 sqm four-room about ₪1.67m. A three-room asks about ₪3,380 a month and a four-room about ₪4,520, against Tel Aviv averages of ₪10,123 and ₪13,824.
Ashkelon in six numbers
Ashkelon is one of the cheapest large coastal cities in Israel, with a registered median of about ₪16,700/sqm (2023-2026). Family flats of 4-5 rooms in Barnea, Agamim or Afridar trade around ₪1.5m-2.0m and sea-view marina flats around ₪2.3m-2.9m, while volume has halved, which gives buyers room to negotiate. The discount largely reflects the city's proximity to Gaza, so buy only protected (mamad) stock and expect slower resale.
Rents are low. The CBS all-contract average was about ₪3,500 in 2025, and asking rents run about ₪3,400 for 3 rooms and ₪4,500 for 4 rooms, so renting first is a low-cost way to test the city and the security situation before committing. Supply has tightened (Yad2: listings down about 20%), so good protected flats in Barnea and Afridar go quickly.
What Ashkelon is
Ashkelon is a mid-sized southern coastal city of about 176,000 residents (Madadirot), and it is one of the cheapest large cities in Israel for buying. In Q4 2025 the CBS average transaction price was about ₪1.72m, 17th of the 18 largest cities (Ynet, Feb 2026). The registered median across January 2023 to August 2026 is ₪16,667/sqm (Dirobot, 7,573 deals), and the marina towers sell at about ₪23,000/sqm against about ₪15,000-17,000/sqm in Barnea, Afridar, Agamim and Givat Tzion. The CBS average price fell about 1% between H1 2025 and H1 2026 (₪1.691m to ₪1.674m, Ynet Sept 2026). Madadirot counts 1,683 sales in the last 12 months, down 51.7% from 3,487 in the year before.
Boundaries and parts
Coastal city on the southern Mediterranean shore, about 48 km south of Tel Aviv (Nefesh B'Nefesh) and about 10 km north of the Gaza Strip's northern border (Times of Israel). It is bordered by the sea to the west, the Hof Ashkelon regional council on the north, east and south, and Ashdod further up the coast. Route 4 runs along the eastern side of the city, with Route 35 heading east towards Kiryat Gat and Hebron, and the railway station sits at Kfar Silver junction beside the Cosmos mall.
- Marina / seafront - high-rise sea-view towers around the marina, including Dimri's 24-storey YAMA Marina; the most expensive area by far (Dirobot: ₪2.27m median, ₪23,165/sqm, 346 deals, Jan 2023-Jul 2026)
- Afridar - established western neighbourhood founded by South African olim, near the sea and the city centre; mixed older blocks and newer towers (Dirobot: ₪1.65m median, ₪17,156/sqm, 727 deals, Jan 2023-Aug 2026)
- Barnea (incl. Barnea B, Mitzpe Barnea, Ganei Barnea) - northern family neighbourhood of 4-5 room flats and some cottages/duplexes near the northern beaches; mid-market (Dirobot Barnea: ₪1.67m median, ₪15,789/sqm, 99 deals, Jan 2023-Jul 2026)
- HaAgamim (the Lakes) - newer planned neighbourhood of mid-rise and high-rise blocks around a lakes park; new family stock at mid-market prices (Dirobot: ₪1.708m median, ₪17,000/sqm, 501 deals, Jan 2023-Aug 2026)
- Ir HaYayin (Wine City) / Ramat Karmim - newest neighbourhoods in the south-east of the city where most current developer projects are being sold, e.g. Effi Capital from ₪1.772m (Madlan projects, Sept 2026)
- Givat Tzion and Givat HaPrachim - large mixed neighbourhood with older blocks and newer towers, among the cheaper per sqm and the site of a 1,030-unit urban-renewal plan (Dirobot: ₪1.584m median, ₪15,363/sqm, 752 deals, Jan 2023-Jul 2026)
- Mitcham M-7 - newer high-rise district (Dirobot city page: ₪1.94m median, ₪17,399/sqm, 526 deals, 2023-2026)
- Shimshon / Atikot (south, along Ben Gurion Blvd) - 1950s-60s public-housing quarter, the cheapest stock and many flats without protected space; large pinui-binui plans in progress
Getting around
Ashkelon railway station, at Kfar Silver junction beside the Cosmos mall, is the southern terminus of the Binyamina-Tel Aviv-Ashkelon and Ra'anana-Rishon LeZion-Ashkelon suburban lines, and it also has a line to Sderot, Netivot, Ofakim and Beersheba. Wikipedia gives train times of about 35 minutes to Ashdod and 45 minutes to Tel Aviv after the 2013 upgrade, and Nefesh B'Nefesh gives about 50 minutes by train and 40 minutes by car. Route 4 runs north to Ashdod and Tel Aviv. The station is on the eastern edge of the city, so from Barnea, Afridar or the marina you will usually need a bus or a car to reach it.
Schools, parks and families
Madlan gives Ashkelon an education index of 69/100 against a national average of 65 (area page, Sept 2026). Barnea, HaAgamim and the newer Ir HaYayin/Karmim neighbourhoods are the main family areas, with 4-5 room flats at about ₪1.5m-2.0m. Nefesh B'Nefesh's Ashkelon page does not detail schools, so families should check the religious and secular school streams directly with the municipality.
English speakers
Nefesh B'Nefesh says there was large South African Jewish immigration in the early 1950s, and Afridar was founded by South Africans. Waves of UK olim followed. English-Speakers of Ashkelon (ESOA) runs a volunteer committee, a community library, book clubs, Torah study and craft groups, and the municipality has English-speaking staff. NBN notes that olim 'reside all over the city' rather than in a single enclave. It describes Ashkelon as offering 'a high standard of living at low cost'.
How these figures are based
Each figure is the best available for that city, and the bases differ: Ra'anana ₪34,186 — median of 2,511 registered sales, Jan 2023–Aug 2026 (pooled); Herzliya ₪38,923 — median of 2,908 registered sales, Jan 2023–Aug 2026 (pooled); Modi'in ₪29,885 — median of 2,783 registered sales, Jan 2023–Aug 2026 (pooled); Netanya ₪26,019 — median of 6,824 registered sales, Jan 2023–Aug 2026 (pooled); Beit Shemesh ₪24,061 — median of 4,256 registered sales, Jan 2023–Aug 2026 (pooled); Ramat Gan ₪36,202 — median of 5,899 registered sales, Jan 2023–Aug 2026 (pooled); Givatayim ₪42,260 — median of 1,630 registered sales, Jan 2023–Jun 2026 (pooled); Kfar Saba ₪31,677 — median of 2,194 registered sales, Jan 2023–Aug 2026 (pooled); Hod HaSharon ₪32,273 — median of 1,079 registered sales, Jan 2023–Jun 2026 (pooled); Ramat HaSharon ₪38,283 — median of 920 registered sales, Jan 2023–May 2026 (pooled); Efrat ₪22,591 — median of 133 registered sales, Jan 2023–May 2026 (pooled); Zichron Ya'akov ₪23,169 — median of 272 registered sales, Jan 2023–May 2026 (pooled); Rehovot ₪25,595 — median of 4,104 registered sales, Jan 2023–Aug 2026 (pooled); Ashkelon ₪16,667 — median of 7,573 registered sales, Jan 2023–Aug 2026 (pooled); Petah Tikva ₪27,377 — median of 7,779 registered sales, Jan 2023–Aug 2026 (pooled); Rishon LeZion ₪27,132 — median of 5,770 registered sales, Jan 2023–Aug 2026 (pooled); Ness Ziona ₪31,720 — median of 691 registered sales, Jan 2023–Jun 2026 (pooled); Be'er Ya'akov ₪22,222 — median of 1,787 registered sales, Jan 2023–Aug 2026 (pooled), pulled down by discounted-housing sales; Caesarea ₪35,366 — median of 76 registered sales, Jan 2023–Mar 2026 (pooled), mostly apartments, not villas; Ma'ale Adumim ₪19,069 — median of 674 registered sales, Jan 2023–May 2026 (pooled); Ashdod ₪23,744 — median of 5,379 registered sales, Jan 2023–Aug 2026 (pooled); Bat Yam ₪30,000 — median of 4,451 registered sales, Jan 2023–Aug 2026 (pooled); Holon ₪28,308 — median of 4,136 registered sales, Jan 2023–Aug 2026 (pooled); Givat Shmuel ₪29,351 — median of 934 registered sales, Jan 2023–Jun 2026 (pooled); Kiryat Ono ₪31,879 — median of 1,338 registered sales, Jan 2023–Jun 2026 (pooled); Shoham ₪32,579 — median of 250 registered sales, Jan 2023–Jun 2026 (pooled), apartments only; Be'er Sheva ₪13,737 — median of 10,436 registered sales, Jan 2023–Aug 2026 (pooled); Haifa ₪19,592 — median of 10,848 registered sales, Jan 2023–Aug 2026 (pooled); Hadera ₪20,303 — median of 3,074 registered sales, Jan 2023–Aug 2026 (pooled); Karmiel ₪15,951 — median of 1,395 registered sales, Jan 2023–Jun 2026 (pooled); Alon Shvut ₪14,875 — median of only 12 registered sales, Mar 2023–Jun 2026, houses and flats together; Neve Daniel ₪15,351 — median of only 5 registered sales, Mar 2023–Jan 2026 — too few to be representative; Elazar ₪23,661 — median of 7 registered sales listed on Madlan, Jan 2025–Feb 2026, houses and flats together; Hashmonaim ₪20,293 — median of only 7 registered sales, Feb 2023–Apr 2025, all houses — too few to be representative; Kochav Yair ₪29,927 — median of 27 apartment sales, Jan 2023–Mar 2026, mostly Tzur Yigal; houses excluded; Even Yehuda ₪27,597 — median of 179 registered sales, Jan 2023–May 2026 (pooled); Pardes Hanna ₪20,867 — median of 679 apartment sales, Jan 2023–Jun 2026 (pooled); Kiryat Tivon ₪22,162 — median of 390 registered sales, Jan 2023–May 2026 (pooled); Kfar Vradim ₪15,135 — median of 89 registered sales, Jan 2023–Mar 2026 (pooled), mostly houses; Mevaseret Zion ₪29,561 — median of 467 registered sales, Jan 2023–May 2026 (pooled). Read the ranking as indicative, not exact.
What people actually paid
Every sale below is a completed transaction reported to the Israel Tax Authority, not an asking price or an agent's estimate. Across the 12 sales in this brief the price per square metre runs from ₪13,538 to ₪45,349. Floor, condition, a mamad, a lift, parking and whether the unit is new explain almost all of that spread.
No year-by-year series is published for Ashkelon; the headline figure pools every registered sale since January 2023, which smooths out the 2025–26 softening.
How these figures are based
Sources: CBS via Ynet, 20 Feb 2026 - average (not median) price for 1-2 room flats in Q4 2025, about ₪850,000; · Madadirot, second-hand ('yad shniya') average for the last 12 months to Sept 2026; an average, and the site does not say whether it is based on sold or asking prices; · Madadirot, second-hand average for the last 12 months to Sept 2026 (same caveat)
Dotted lines mark 75%, 100% and 130% of the city rate per sqm. A dot above the middle line paid more per metre than the city figure.
| Address | Rooms | Floor | Sqm | Price | ₪/sqm | Date |
|---|---|---|---|---|---|---|
| Tzfaniah 25, Afridar | 4 | 8 | 109 | ₪2,350,000 | ₪21,560 | 2026-08 |
| Derech HaYam 2, Ashkelon | 3 | 2 | 80 | ₪1,420,000 | ₪17,750 | 2026-08 |
| Konditoron 41, Ashkelon | 5 | 6 | 126 | ₪2,210,000 | ₪17,540 | 2026-08 |
| Kadesh 37, Barnea | 5 | 1 | 126 | ₪1,810,000 | ₪14,365 | 2026-07 |
| Yafe Nof 4, Marina | 4 | 12 | 121 | ₪2,900,000 | ₪23,967 | 2026-07 |
| Yafeh Nof 26, Marina | 3 | 6 | 63 | ₪1,790,000 | ₪28,413 | 2026-07 |
| Mippal HaTanur 26, HaAgamim | 3 | 7 | 90 | ₪1,470,000 | ₪16,333 | 2026-07 |
| Emek Hefer 13, HaAgamim | 4 | 1 | 89 | ₪1,670,000 | ₪18,764 | 2026-07 |
| Gideon Ben Yoash 40, Barnea | 4 | 2 | 108 | ₪1,500,000 | ₪13,889 | 2026-06 |
| Street not reported, Marina (6-room, floor 23 in a new tower - possibly a developer/off-plan sale, e.g. YAMA Marina, unconfirmed) | 6 | 23 | 172 | ₪7,800,000 | ₪45,349 | 2026-06 |
| HaRav Moshe Kalfon HaKohen 3, Givat Tzion | 4 | 7 | 130 | ₪1,760,000 | ₪13,538 | 2026-06 |
| Abba Ahimeir 109, Barnea | 3 | 1 | 76 | ₪1,200,000 | ₪15,789 | 2026-01 |
Sources: Dirobot (Israel Tax Authority registered sales), Ashkelon city page; median ₪16,667/sqm, median price ₪1,550,000. Sales marked off-plan or new-build carry a new-build premium; a sale with no floor or date shown was published without one.
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What is for sale, and what is being built
Asking prices are what sellers hope for. Set them against section two, not in place of it. Madlan for-sale listings, Ashkelon, viewed 27 Sept 2026
Pale bar: the city's registered figure. Asking prices per sqm are the listed price divided by the advertised area, which is often measured generously.
New build and renewal schemes
| Scheme | Type | From | Units | Delivery |
|---|---|---|---|---|
| YAMA Marina Dimri Group | New construction, three 24-storey sea-view towers (327 units) under 200 m from the sea | ₪2,490,000 | 4 rooms (112 sqm + 14 sqm balcony); 2-, 5-room and 6-room penthouses also offered | Stated as August 2025 on developer page; third and final building being marketed |
| Effi in Ir HaYayin (Wine City) Effi Capital | Off-plan, 24-storey tower, HaYotzrim 61 | ₪1,772,000 | 3-5 rooms | Not stated |
| Eyal Peretz BaRamot (Ramot Ashkelon) Eyal Peretz (per project name) | Off-plan, 8-storey building | ₪1,690,000 | 3-5 rooms | Not stated |
| Halomot Barnea HaYeruka Shikun & Binui | New construction, Barnea | — | Not stated | Not stated |
| ARIA and CENTRAL PARK Gavai Group | New construction, Barnea | — | Not stated | Not stated |
| Dimri Vineyards / Park Ridge 2 Dimri Group | New construction, Karmim area | — | Not stated | Not stated |
A "from" price is the cheapest unit, on the lowest floor, in the smallest configuration. Ask every developer for the price list by floor and the schedule of areas in writing, and ask what the price is on the ordinary payment schedule rather than a deferred one.
What buying here actually costs
At Ashkelon's rate a 70 sqm three-room is about ₪1.17m and a 100 sqm four-room about ₪1.67m. On the four-room an oleh pays ₪0 in purchase tax; an Israeli resident buying a sole home pays ₪0; a non-resident or anyone buying a second home pays ₪133,336.
Bands frozen to 15 January 2028. Resident: nil to ₪1,978,745, 3.5% to ₪2,347,040, 5% to ₪6,055,070, 8% to ₪20,183,565, 10% above. Oleh (reg. 12A): nil to ₪1,978,745, 0.5% to ₪6,055,070, 8% above. Non-resident and additional home: 8% to ₪6,055,070, then 10%.
| Apartment | Buyer | Purchase tax | Lawyer, broker, other | Total costs | Of price |
|---|---|---|---|---|---|
| 3-room · ₪1.17m | Oleh, reg. 12A | ₪0 | ₪49,417 | ₪49,417 | 4.2% |
| Resident, sole home | ₪0 | ₪49,417 | ₪49,417 | 4.2% | |
| Non-resident / additional | ₪93,335 | ₪49,417 | ₪142,753 | 12.2% | |
| 4-room · ₪1.67m | Oleh, reg. 12A | ₪0 | ₪64,168 | ₪64,168 | 3.8% |
| Resident, sole home | ₪0 | ₪64,168 | ₪64,168 | 3.8% | |
| Non-resident / additional | ₪133,336 | ₪64,168 | ₪197,504 | 11.8% |
Lawyer 0.5% + VAT; broker 2% + VAT where one is used; ₪15,000 for surveys, the bank and registration. Buying direct from a developer removes the broker line, worth ₪39,334 on the four-room.
Reg. 12A runs from one year before aliyah to seven years after, is used once, and applies only to a residence under the single-apartment test. At Ashkelon's four-room price it is worth ₪0 against the resident rate and ₪133,336 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in Ashkelon
Ashkelon is one of the cheapest large coastal cities to rent in. CBS put the 2025 average across all contracts at ₪3,544 a month, up 2.7% on 2024, and Yad2 data cited by Ynet showed 4-room asking rents up 10.7% year on year while rental supply fell 20.3% (Feb 2026). By area, Realta's asking averages run from about ₪2,700 around Ben Gurion Blvd to about ₪4,000 in Afridar, ₪4,600 in Ganei Barnea and ₪5,800 in Ramat Karmim (Sept 2026).
Madadirot Ashkelon page (average requested rent by room count); cross-checked against Realta (404 listings, average ₪4,193, median ₪3,500, 27 Sept 2026) and CBS via Ynet (2025 average of all contracts ₪3,544) — Last 12 months to Sept 2026 (asking rents)
Gross yield = twelve months' three-room asking rent against a 70 sqm three-room at each city's price per sqm. Netanya, Kfar Saba, Shoham, Neve Daniel and Pardes Hanna are left out: no reliable three-room rent is published for them. Tel Aviv average from Scoutr, September 2026.
Cash out before the keys
| First month's rent | ₪3,380 |
| Security, at the legal cap (3 months) | ₪10,140 |
| Broker, if you hired one: one month + VAT | ₪3,988 |
| Cash out before moving in | ₪17,508 |
On a three-room at ₪3,380 a month. Security is capped at the lesser of three months' rent or a third of the total rent, and must be returned within 60 days of the end of the lease.
Rent against buying
At 3.5% gross — before the building committee, maintenance, empty months, management and tax — Ashkelon is bought to live in or to hold, not for income. Net is typically a full point lower.
For a family arriving, renting for the first year here is rarely wasted money: it tests the streets, the schools and the commute before the largest purchase of the move, and keeps the oleh relief unspent.
The buildings, and what is happening to them
Ashkelon has a large 1950s-70s housing stock and several major pinui-binui (demolish-and-rebuild) plans. The Histadrut-Ben Gurion complex in Shimshon (about 75 dunams) would replace 359 unprotected flats in 14 buildings with about 2,530 new units, and it was approved for the VATMAL fast track (Ice, Jan 2024). A Givat Tzion plan of 1,030 units in place of about 114 has been approved by VATMAL. Bar Kochba/Givati (developers including Radco, Nofei Gilad, Afridar and Dimri) and a Histadrut/Shai Agnon complex are awaiting tenant signatures, and the Atikot/Shimshon quarter (about 40,000 residents) has not yet been implemented (Nadlan Center, May 2026).
Specific to Ashkelon
Rocket exposure
Ashkelon is about 10 km from the northern Gaza border and has been one of the most frequently targeted cities in every Gaza round, with warning times of seconds. Treat a mamad (safe room) in the flat itself as essential, not optional, and check the building's shelter arrangements before you sign.
Unprotected old stock
Times of Israel reported that nearly 40,000 residents, concentrated in the Shimshon quarter, lacked adequate access to protected space (2022). Cheap walk-ups in Shimshon, Atikot and the older parts of Givat Tzion often have no mamad or lift, so the low price reflects a real safety and liquidity discount.
Collapsing deal volume
Madadirot counts 1,683 sales in the last 12 months, down 51.7% from 3,487 in the year before. In Q3 2023, just before the war, Ashkelon led the country in new-flat sales (645 units, Calcalist). With demand now much thinner, expect longer resale times and negotiate hard.
Marina premium
Marina towers sell at a median of about ₪23,000/sqm against about ₪15,000-17,000/sqm in Barnea, Afridar and Agamim (Dirobot). Per-sqm prices inside the marina range from about ₪20,600 to ₪45,000 depending on floor and view, and the marina median has eased from ₪24,632 (2023) to about ₪22,900 (2026). Compare deals floor by floor.
Developer vs resale pricing
Madadirot's averages put a new 3-room flat at about ₪2.5m against about ₪1.31m second-hand. Part of that gap is size and specification, but developer prices, especially sea-view towers such as YAMA Marina from ₪2.49m for 4 rooms, carry a clear new-build premium. Benchmark any off-plan offer against registered resale deals in the same neighbourhood.
Cliff and beach closures
The government coastal-cliff company warned of rock and sand collapses along Ashkelon's cliff-backed beaches at the start of the 2024 season (Kan Darom, Apr 2024). If you are buying close to the cliff line in Afridar or Barnea, check setback restrictions and any municipal engineering notices.
Urban renewal timelines
The big pinui-binui schemes in Shimshon, Givat Tzion, Bar Kochba/Givati and Atikot are at very different stages, and several are still waiting for tenant signatures (Nadlan Center, May 2026). Do not pay a premium for an old flat on the strength of a renewal promise unless there is a signed developer agreement and a majority of owners' signatures.
When buying anywhere in Israel
The register, not the listing
Pull the Tabu extract yourself. Mortgages, caveats, inheritance orders, attachments and undivided co-ownership are common and are solved before the contract, not after it.
Built area against the permit
Enclosed balconies, roof rooms and subdivided units are often unpermitted. The bank's valuer will exclude them and the municipality can enforce against them.
Parking and storage "with the apartment"
Check they are registered attachments in the condominium order. An unregistered space can be lost on resale or in a renewal deal.
Mortgage before contract
A signed contract does not depend on the mortgage. Sole-home loans are capped at 75% of value. Get approval in principle first, and start source-of-funds paperwork for money from abroad weeks ahead.
Off-plan: guarantees and linkage
Every payment to a developer must be secured under the Sale (Apartments) (Assurance of Investments) Law. Payments are linked to the construction inputs index, capped by Amendment 9 at half the rise.
Your own lawyer, a licensed broker
The seller's or developer's lawyer acts for them. A broker must be licensed and hold your signed written order under s.9 of the Real Estate Brokers Law, or no fee is due.
When renting anywhere in Israel
Check who owns it
Ask for the Tabu extract or a power of attorney. Rental scams take deposits for flats the "landlord" does not own. Pay nothing before a viewing and a signed lease.
The security is capped
The lesser of three months' rent or a third of the total rent, returned within 60 days. Get the cap written into the lease.
Who pays the broker
Whoever hired the broker. If the landlord listed through an agent, the tenant cannot be made to pay that agent's fee.
Repairs and notice
Listed faults are the landlord's to fix within 30 days, 3 if urgent. A landlord not renewing gives 90 days' notice; a tenant gives 60. These rules fall away above ₪20,000 a month.
Mamad, lift, parking, air conditioning
In much of Israel's older stock none of them can be assumed. Confirm each in the lease, with which air-conditioning units work.
Oleh arnona discount
Commonly 90% on up to 100 sqm for 12 months within the first 24 after aliyah. It is not automatic: register with the municipality on the day you move in.
Ashkelon property: common questions
What is the average price per square metre in Ashkelon?
Registered sales put Ashkelon at about ₪16,667 per square metre (median of 7,573 registered sales, Jan 2023–Aug 2026 (pooled)). Individual sales in this brief range from about ₪13,538 to ₪45,349 per square metre, depending on the building, floor and condition.
How much does an apartment cost in Ashkelon?
At the registered rate a 70 sqm three-room apartment costs about ₪1.17m and a 100 sqm four-room about ₪1.67m. New-build and renovated apartments sell above that; older walk-ups without a lift or safe room sell below it.
How much is rent in Ashkelon?
Asking rent for a three-room apartment in Ashkelon is about ₪3,380 a month, and about ₪4,520 for a four-room. Twelve months' rent against a 70 sqm three-room at the registered rate gives a gross yield of about 3.5%.
How much purchase tax does a new oleh pay in Ashkelon?
On a four-room at about ₪1.67m, an oleh using the regulation 12A relief pays about ₪0 in purchase tax, against ₪0 for an Israeli resident buying a sole home and ₪133,336 for a non-resident or anyone buying an additional home. The relief applies from one year before aliyah to seven years after, once.
Is Ashkelon a good place to buy?
Ashkelon is one of the cheapest large coastal cities in Israel, with a registered median of about ₪16,700/sqm (2023-2026). Family flats of 4-5 rooms in Barnea, Agamim or Afridar trade around ₪1.5m-2.0m and sea-view marina flats around ₪2.3m-2.9m, while volume has halved, which gives buyers room to negotiate. The discount largely reflects the city's proximity to Gaza, so buy only protected (mamad) stock and expect slower resale.
Is Ashkelon a good place to rent?
Rents are low. The CBS all-contract average was about ₪3,500 in 2025, and asking rents run about ₪3,400 for 3 rooms and ₪4,500 for 4 rooms, so renting first is a low-cost way to test the city and the security situation before committing. Supply has tightened (Yad2: listings down about 20%), so good protected flats in Barnea and Afridar go quickly.
Where do these figures come from?
Sold prices are completed sales reported to the Israel Tax Authority, read through nadlan.gov.il, Madlan and Dirobot. Asking prices and rents come from live listings. Purchase tax follows the bands frozen to 15 January 2028. Nothing here is a valuation or legal advice.
Six checks on every apartment in Ashkelon
- The registered sales in that building, not the city figure. The spread in section two is the reason.
- Tabu extract and permits: who owns it, what is registered against it, and whether the area offered is the area permitted.
- Mamad, lift, parking and storage confirmed in writing, and parking checked as a registered attachment.
- Renewal status of the building and the street: any TAMA 38 or pinui-binui agreement, its stage and the level of owner consent.
- Running costs in writing: arnona for the exact address, the building committee, and any management company charge.
- For olim, the 12A relief confirmed before contract: the window, that it is unused, and that the purchase is a residence.
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Sources. Dirobot - Ashkelon city page (Tax Authority deals) (data to 11 Aug 2026); Dirobot - Afridar (data to 10 Aug 2026); Dirobot - Barnea (data to 13 Jul 2026); Dirobot - Marina (data to 30 Jul 2026); Dirobot - HaAgamim (data to 10 Aug 2026); Dirobot - Givat Tzion and Givat HaPrachim (data to 26 Jul 2026); Madlan - Ashkelon area info (viewed 2026-09-27); Madlan - Ashkelon for sale (viewed 2026-09-27); Madlan - new projects (Barnea search) (viewed 2026-09-27); Madadirot - Ashkelon (viewed 2026-09-27); Realta - Ashkelon rentals (2026-09-27); Ynet - CBS prices H1 2026 (2026-09-15); Ynet - CBS city average prices Q4 2025 (2026-02-20); Ynet - CBS rents 2025 (2026-02-17); Calcalist - Ashkelon led new-flat sales before the war (2023-11-14); Dimri - YAMA Marina (viewed 2026-09-27); Nadlan Master - Ashkelon new projects (viewed 2026-09-27); Nadlan Center - Ashkelon pinui-binui guide (2026-05-10); Ice - Histadrut-Ben Gurion urban renewal (2024-01-24); Kan Darom - cliff collapse warning (2024-04-07); Times of Israel - Ashkelon residents lack shelter (2022-08-07); Wikipedia - Ashkelon railway station (viewed 2026-09-27); Nefesh B'Nefesh - Ashkelon community guide (viewed 2026-09-27). Tel Aviv-wide rents: Scoutr rent report, 30 days to 25 September 2026. Purchase tax: Land Taxation (Betterment and Acquisition) Law 5723-1963 and the Purchase Tax Regulations, reg. 12A, bands frozen to 15 January 2028.
Limits of the data. We found no city-wide median ₪/sqm by year. Dirobot's Ashkelon city page pools January 2023 to 11 August 2026 (₪16,667/sqm across 7,573 deals, although its page title says 7,127) and gives yearly figures only by neighbourhood. Afridar: ₪17,236 (2023), ₪16,667 (2024), ₪17,350 (2025), ₪17,683 (2026). Barnea: ₪16,098, ₪16,956, ₪15,258, ₪15,149. Marina: ₪24,632, ₪23,152, ₪22,817, ₪22,917. HaAgamim: ₪17,035, ₪16,976, ₪17,273, ₪16,338. Givat Tzion: ₪9,865 (2023, which looks anomalous), ₪16,742, ₪16,105, ₪16,177. So 'trend' is left empty. yoy_pct is null because no city-wide ₪/sqm change was published. The closest figure is the CBS average transaction price, ₪1.674m in H1 2026 against ₪1.691m in H1 2025, about -1% (Ynet, 15 Sept 2026). Ynet also reported the Q4 2025 average (about ₪1.72m) as up both quarter on quarter and year on year, without giving the percentage. There are no registered-sale medians by room count. The by_rooms entries are a CBS average for 1-2 rooms (Q4 2025) and Madadirot second-hand averages for 3-5 rooms, where it is unclear whether the basis is sold or asking prices. median_sqm is not available. typical asking ₪/sqm is null. Madadirot shows ₪16,311/sqm and an average price of ₪1,385,961, but it does not say whether these are asking or sold figures. Madlan's average purchase price of ₪1,684,893 is not broken down.
Scope. Medians and averages describe populations, not properties. Nothing here is a valuation, a tax ruling or legal advice. The Tel Aviv Property Index holds no listings, takes no referral fees, no advertising and no developer money. This brief was prepared free of charge.