Be'er Ya'akov property prices 2026 באר יעקב
Be'er Ya'akov registers at about ₪22,222 per square metre (median of 1,787 registered sales, Jan 2023–Aug 2026 (pooled), pulled down by discounted-housing sales), which is number 28 of the forty cities in this series. At that rate a 70 sqm three-room costs about ₪1.56m and a 100 sqm four-room about ₪2.22m. A three-room asks about ₪6,460 a month and a four-room about ₪7,450, against Tel Aviv averages of ₪10,123 and ₪13,824.
Be'er Ya'akov in six numbers
Be'er Ya'akov offers new tower flats with a mamad and parking at about ₪25,000–27,000/sqm, typically ₪2.4–2.8m for a resale 4-room flat, which is at or slightly below neighbouring Rishon LeZion. With volumes down, a large pipeline and prices flat in the main neighbourhoods since 2023, buyers can negotiate hard and should favour completed buildings in established quarters over speculative off-plan.
Renting works well for families who want a modern 4–5 room flat about 25 minutes from Tel Aviv, at around ₪7,450 for 4 rooms and ₪9,100 for 5. The rental pool is small, but new completions should add supply, so renting first to test the commute and schools is a sensible, low-risk step.
What Be'er Ya'akov is
Be'er Ya'akov was founded in 1907 as an agricultural moshava and gained city status in August 2021. It has grown from about 20,000 residents in 2016 to about 40,000 in 2025 (CBS via News08, Jul 2026), and in 2024 it had the 5th-largest net internal migration gain of Israel's 257 municipalities. Most housing is new 9–24 storey towers in planned neighbourhoods, and the population is dominated by young families (only 8.3% aged 65+). Pricing has historically sat just below neighbouring Rishon LeZion; Bizportal (Oct 2024) reported new neighbourhoods reaching near parity at about ₪25,500–27,000/sqm.
Boundaries and parts
A fast-growing small city in the central coastal plain, about 20 km south-east of Tel Aviv. It sits between Rishon LeZion to the west, Ness Ziona to the south-west, Ramla to the east and the Tzrifin military zone (now being vacated) with the Shamir (Assaf Harofeh) Medical Center to the north. Main roads are Route 44 and Route 431, with the 4313 link towards the Ayalon Highway (Yad2 blog, Aug 2026). The Be'er Ya'akov railway station is on the Binyamina–Ashkelon line (Wikipedia).
- Radiso City (רדיסו סיטי): the largest new-build high-rise quarter, with 12–18 floor towers on gemstone-named streets (Odem, Shoham, Yahalom, Nofech). Median about ₪25,976/sqm on 338 deals (Dirobot, 2023–Aug 2026). The yearly median has been flat to slightly down: ₪26,357 (2023), ₪25,887 (2024), ₪25,962 (2025), ₪25,050 (2026 YTD) (Dirobot neighbourhood page).
- Park HaMoshava (פארק המושבה): tower neighbourhood around HaBrosh, HaAlonim, Sha Nes and Yitzhak Rabin. It has the city's highest median, about ₪26,452/sqm on 161 deals (Dirobot, 2023–Aug 2026). Yearly: ₪25,707 (2023), ₪26,044 (2024), ₪27,032 (2025), ₪26,371 (2026 YTD).
- Talmei Menashe (תלמי מנשה): older satellite neighbourhood now getting large new projects, including subsidised 'Dira BeHanacha' (discounted housing) stock. Median about ₪16,443/sqm on 175 deals (Dirobot), heavily pulled down by 125 discounted deals registered in 2025 (2025 median ₪16,235 against ₪28,099 in 2024).
- HaEucalyptus Quarter (האקליפטוס): new family neighbourhood on HaGai, HaKatzir and Dagan. Median about ₪24,692/sqm on 66 deals (Dirobot).
- Hatnei Pras Israel (Israel Prize Laureates, חתני פרס ישראל): newer quarter on Efraim Kishon, Ehud Manor and Moshe Levi. Median about ₪25,000/sqm on 78 deals (Dirobot).
- Gani Menachem and Neve Doron: established 1990s–2000s neighbourhoods with more garden and low-rise stock. Medians about ₪23,688/sqm (50 deals) and ₪18,278/sqm (86 deals) respectively (Dirobot).
- Old Moshava core (HaMoshava, Herzl, Rambam, Lichtenstein): the original 1907 village centre, with low-rise older buildings and some private houses. Few registered deals; the main candidates for urban renewal.
- Merkaz / Shikmim Quarter and Tzrifin (the new central quarter): the main new-build frontier on vacated military land. About 3,160 units were under construction and 4,794 planned in mid-2024, with the area 'not yet populated' (Nadlan Center, Jul 2024). New-build asking prices start at about ₪2.85m for 4 rooms (FIORI, Aug 2026).
Getting around
The Be'er Ya'akov railway station is on the Binyamina–Ashkelon coastal line, with trains through Tel Aviv (Wikipedia). By road, Routes 44 and 431 lead to the Ayalon Highway, Rishon LeZion and Ramla, with the 4313 link (Yad2 blog, Aug 2026). The planned Gush Dan Metro M1 line and the Brown Line (Rishon LeZion–Ramla) are expected to serve the city. Times of Israel (Apr 2022) reported metro construction starting around 2028, so any metro benefit is years away and its timing is uncertain.
Schools, parks and families
This is a young-family city: only 8.3% of residents are 65+, against 12.9% nationally (CBS via News08, Jul 2026). Madlan rates its schools 69/100 against a national average of 65, and lists 8 elementary and 8 secondary institutions, both state and state-religious. Times of Israel (2022) reported 10 elementary schools with at least 6 more planned, and the Hannah Szenes high school under development. The Shamir (Assaf Harofeh) Medical Center, a major regional hospital, is on the city's northern edge.
English speakers
We found no organised Anglo community and no Nefesh B'Nefesh community-guide page for Be'er Ya'akov. English speakers here are scattered among Israeli young families in the new tower neighbourhoods, not clustered around English-language synagogues or schools as in Modi'in, Ra'anana or Beit Shemesh. The nearest larger Anglo hubs are Rehovot and Modi'in. Olim should expect a Hebrew-speaking daily life.
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 ₪20,833 to ₪33,152. Floor, condition, a mamad, a lift, parking and whether the unit is new explain almost all of that spread.
The readings come from different publishers and methods — averages and medians, all sizes or one room count — so read the direction, not the exact step. Full periods: 2024 (avg cited Oct 2024) ₪25,500; early 2025 (avg cited Jan 2025) ₪25,000; last 12 months to Sep 2026 (avg) ₪23,170.
Sources: Madadirot city page. Second-hand AVERAGE, not median, last 12 months (fetched Sep 2026) · Madadirot city page. Second-hand AVERAGE, not median, last 12 months (fetched Sep 2026). New-build 4-room average ₪3.23m
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 |
|---|---|---|---|---|---|---|
| Ehud Manor 4, Hatnei Pras Israel | 4 | 13 | 120 | ₪2,500,000 | ₪20,833 | 2026-08 |
| Odem 3, Radiso City | 5 | 6 | 111 | ₪3,250,000 | ₪29,279 | 2026-07 |
| HaGai 6, HaEucalyptus | 5 | 1 | 127 | ₪2,900,000 | ₪22,835 | 2026-07 |
| Dagan 4, Be'er Ya'akov | 4 | 1 | 110 | ₪2,390,000 | ₪21,727 | 2026-07 |
| Shoham 18, Radiso City | 5 | 6 | 105 | ₪3,050,000 | ₪29,048 | 2026-07 |
| Yahalom 9, Radiso City | 5 | 9 | 116 | ₪2,970,000 | ₪25,603 | 2026-07 |
| Hoshen 1, Radiso City | 4 | 13 | 92 | ₪3,050,000 | ₪33,152 | 2026-07 |
| Shavit 15, Radiso City | 3 | 3 | 79 | ₪2,240,000 | ₪28,354 | 2026-06 |
| Nofech 5, Radiso City | 4 | 6 | 94 | ₪2,600,000 | ₪27,660 | 2026-06 |
| Sha Nes 7, Park HaMoshava | 4 | 11 | 92 | ₪2,360,000 | ₪25,652 | 2026-05 |
| HaAlonim 3, Park HaMoshava | 5 | 8 | 108 | ₪2,744,000 | ₪25,407 | 2026-05 |
| Yitzhak Rabin 4, Park HaMoshava | 5 | 1 | 104 | ₪3,250,000 | ₪31,250 | 2026-04 |
Sources: Dirobot, based on registered Tax Authority sales. 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, Be'er Ya'akov (fetched 27 Sep 2026). Madlan's city page gives an average asking price of ₪2,986,781 across 243 listings
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 |
|---|---|---|---|---|
| FIORI Boni HaTichon (בוני התיכון) | 259 apartments in two complexes, Shikmim Quarter, facing the Nir Tzvi fields | ₪2,850,000 | 4 rooms (102–107 sqm + 12–15 sqm balcony) | About 6 months from Aug 2026 (so roughly early 2027) |
| Be'er Ya'akov HaYeruka (Green Be'er Ya'akov) Shapundar Fadlon (שפונדר פדלון) | 221 units on the former Tzrifin camp: two towers of 23 and 24 floors plus a 7-floor boutique building; 111 units are subsidised, 110 market-rate | ₪2,560,000 | 3 rooms (4–4.5 rooms from ₪2.99m; 5 rooms from ₪3.29m) | Not stated (building permit issued Aug 2025) |
| Dira BeHanacha (discounted housing) lottery, Be'er Ya'akov Several, including Electra Housing, Shbiro (Rami Shviro), Guy & Doron Levy | 844 subsidised apartments across 10 lotteries (50% set aside for reservists), sold at about ₪17,000–19,000/sqm against about ₪25,000–27,000/sqm market | — | Eligible first-time buyers only; discount about ₪700,000–850,000 per unit | Not stated (lottery held 10 Aug 2025) |
| Tzarfati LIVE Tzarfati Zvi & Sons | Towers near Barkat and Yahalom streets (Park HaMoshava / Radiso side) | — | Includes 5-room units | 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 Be'er Ya'akov's rate a 70 sqm three-room is about ₪1.56m and a 100 sqm four-room about ₪2.22m. On the four-room an oleh pays ₪1,217 in purchase tax; an Israeli resident buying a sole home pays ₪8,521; a non-resident or anyone buying a second home pays ₪177,776.
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 · ₪1.56m | Oleh, reg. 12A | ₪0 | ₪60,888 | ₪60,888 | 3.9% |
| Resident, sole home | ₪0 | ₪60,888 | ₪60,888 | 3.9% | |
| Non-resident / additional | ₪124,443 | ₪60,888 | ₪185,332 | 11.9% | |
| 4-room · ₪2.22m | Oleh, reg. 12A | ₪1,217 | ₪80,555 | ₪81,772 | 3.7% |
| Resident, sole home | ₪8,521 | ₪80,555 | ₪89,076 | 4.0% | |
| Non-resident / additional | ₪177,776 | ₪80,555 | ₪258,331 | 11.6% |
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 ₪52,444 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 Be'er Ya'akov's four-room price it is worth ₪7,304 against the resident rate and ₪176,559 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in Be'er Ya'akov
Madadirot reports an average rent of ₪7,153, up 9.3% year on year, with an average gross yield of about 3.3%. Madlan's city page gives a similar average of ₪7,150. The rental market is thin, with only about 81 listings on Madadirot, and almost all stock is new tower flats with a mamad (safe room) and parking.
Madadirot city page (average rents by room count) — Last 12 months to Sep 2026
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 | ₪6,460 |
| Security, at the legal cap (3 months) | ₪19,380 |
| Broker, if you hired one: one month + VAT | ₪7,623 |
| Cash out before moving in | ₪33,463 |
On a three-room at ₪6,460 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 5.0% gross — before the building committee, maintenance, empty months, management and tax — Be'er Ya'akov 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
Most of the city is new-build, so urban renewal is limited to the old Moshava core (Herzl, Rambam, HaMoshava, Lichtenstein) and older low-rise blocks. The real growth story is new neighbourhoods on greenfield and ex-military land. Two plans on the Tzrifin site have been reported: 1,200 units approved (Magdilim, Dec 2022) and a 3,700-unit plan (ynet, older headline). The central quarter had about 3,160 units under construction and 4,794 more in planning (Nadlan Center, Jul 2024). One local source cites urban renewal projects totalling about 1,880 apartments (Easy Aliyah blog, Dec 2025), but we could not confirm this independently.
Specific to Be'er Ya'akov
Discounted deals drag the median
About 125 Dira BeHanacha sales registered in Talmei Menashe in 2025 had a median of just ₪16,235/sqm, so the city-wide pooled median of ₪22,222/sqm understates open-market prices. Resale tower flats in Radiso City and Park HaMoshava trade at about ₪25,000–27,000/sqm. Compare like-for-like neighbourhood data before you negotiate.
Heavy new supply pipeline
Thousands of units are under construction in the central quarter, Shikmim and Tzrifin, plus 844 discounted units from the 2025 lottery. As these complete, resale flats in older towers will compete with brand-new stock and investor handovers. This can cap resale prices and push up rental vacancy.
Transaction volumes have fallen sharply
Madadirot records 622 sales in the last 12 months, down 44% from 1,113 the year before, and the average ₪/sqm is down about 9%. Fewer deals mean slower resale and more room to negotiate. It also means small samples can swing headline figures.
Off-plan terms and indexation
Much of the current sales activity is off-plan from developers (FIORI, Tzrifin towers and others), often with deferred-payment offers. Check the construction-input index linkage, bank guarantees under the Sale Law and realistic delivery dates. Delays in new neighbourhoods here have been common.
Neighbourhoods still being built
The central quarter was described as not yet populated in mid-2024, and new areas may live with construction noise, unfinished roads and schools, and kindergartens that open after residents move in. Check which schools, shops and bus routes actually operate today, not just on the plan.
Metro is a long-term promise
Marketing leans heavily on the future M1 metro and the Brown Line, but construction was expected to start only around 2028. The train station is not within walking distance of most tower neighbourhoods. Don't pay a premium today for transport that may be a decade away.
High-rise running costs
Most stock is in 12–24 floor towers with lifts, lobbies and shared amenities (the Tzrifin towers advertise a gym and cinema). Monthly building-management fees can be substantial and tend to rise as buildings age. Ask for the actual va'ad bayit or management-company charges before buying or renting.
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.
Be'er Ya'akov property: common questions
What is the average price per square metre in Be'er Ya'akov?
Registered sales put Be'er Ya'akov at about ₪22,222 per square metre (median of 1,787 registered sales, Jan 2023–Aug 2026 (pooled), pulled down by discounted-housing sales). Individual sales in this brief range from about ₪20,833 to ₪33,152 per square metre, depending on the building, floor and condition.
How much does an apartment cost in Be'er Ya'akov?
At the registered rate a 70 sqm three-room apartment costs about ₪1.56m and a 100 sqm four-room about ₪2.22m. 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 Be'er Ya'akov?
Asking rent for a three-room apartment in Be'er Ya'akov is about ₪6,460 a month, and about ₪7,450 for a four-room. Twelve months' rent against a 70 sqm three-room at the registered rate gives a gross yield of about 5.0%.
How much purchase tax does a new oleh pay in Be'er Ya'akov?
On a four-room at about ₪2.22m, an oleh using the regulation 12A relief pays about ₪1,217 in purchase tax, against ₪8,521 for an Israeli resident buying a sole home and ₪177,776 for a non-resident or anyone buying an additional home. The relief applies from one year before aliyah to seven years after, once.
Is Be'er Ya'akov a good place to buy?
Be'er Ya'akov offers new tower flats with a mamad and parking at about ₪25,000–27,000/sqm, typically ₪2.4–2.8m for a resale 4-room flat, which is at or slightly below neighbouring Rishon LeZion. With volumes down, a large pipeline and prices flat in the main neighbourhoods since 2023, buyers can negotiate hard and should favour completed buildings in established quarters over speculative off-plan.
Is Be'er Ya'akov a good place to rent?
Renting works well for families who want a modern 4–5 room flat about 25 minutes from Tel Aviv, at around ₪7,450 for 4 rooms and ₪9,100 for 5. The rental pool is small, but new completions should add supply, so renting first to test the commute and schools is a sensible, low-risk step.
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 Be'er Ya'akov
- 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 – Be'er Ya'akov city page (1,787 deals) (Jan 2023 – Aug 2026, accessed 27 Sep 2026); Dirobot – Radiso City neighbourhood (Jan 2023 – Jul 2026); Dirobot – Park HaMoshava neighbourhood (Jan 2023 – Jun 2026); Dirobot – Talmei Menashe neighbourhood (Feb 2023 – Jul 2026); Madadirot – Be'er Ya'akov (12 months to Sep 2026); Madlan – Be'er Ya'akov area info (accessed 27 Sep 2026); Madlan – Be'er Ya'akov for sale (accessed 27 Sep 2026); Bizportal – new Be'er Ya'akov flats close gap with Rishon (22 Oct 2024); Bizportal – old moshava, new city: prices keep climbing (3 Jan 2025); Bizportal – Dira BeHanacha lottery in Be'er Ya'akov (8 Aug 2025); Calcalist – Shapundar Fadlon permit for 221 units at Tzrifin (11 Aug 2025); Nadlan Center – Be'er Ya'akov centre neighbourhood (11 Jul 2024); Yad2 blog – FIORI Be'er Ya'akov (27 Aug 2026); News08 – Be'er Ya'akov among top population gainers (CBS data) (29 Jul 2026); Times of Israel – From fields to high-rises, Be'er Yaakov (28 Apr 2022); Wikipedia – Be'er Ya'akov (accessed 27 Sep 2026); NadlanMaster – new projects in Be'er Ya'akov (accessed 27 Sep 2026). 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. Dirobot's city page has no city-wide yearly median, so 'trend' mixes rounded press averages (Bizportal 2024 and early 2025), the Dirobot pooled median and the Madadirot 12-month average. These are not a like-for-like series. Neighbourhood yearly medians from Dirobot are given in sub_areas instead. yoy_pct (-9.2%) is Madadirot's change in average ₪/sqm. It is probably distorted by the wave of discounted Dira BeHanacha registrations and is not a pure market-price change. In the main open-market neighbourhoods (Radiso City, Park HaMoshava), Dirobot's yearly medians are roughly flat since 2023. by_rooms uses Madadirot averages, not medians, and no median sqm by room count was available. Asking typical ₪/sqm is null: Madlan gives an average asking price (₪2,986,781) but no ₪/sqm figure. The Madadirot asking-by-size figures looked inconsistent (for example, 3-room at ₪1.37m), so we did not use them.
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.