Beit Shemesh property prices 2026 בית שמש
Beit Shemesh registers at about ₪24,061 per square metre (median of 4,256 registered sales, Jan 2023–Aug 2026 (pooled)), which is number 23 of the forty cities in this series. At that rate a 70 sqm three-room costs about ₪1.68m and a 100 sqm four-room about ₪2.41m. A three-room asks about ₪5,220 a month and a four-room about ₪7,210, against Tel Aviv averages of ₪10,123 and ₪13,824.
Beit Shemesh in six numbers
RBS Aleph and Gimmel give Anglo Orthodox buyers 4-room flats at roughly ₪2.2-3.0m (₪25,000-28,000/sqm), still well below Jerusalem, but prices have climbed about two-thirds since 2017 and have been broadly flat over the past year. Choose the street for its community fit and commute rather than chasing the cheaper Neve Shamir or Sheinfeld figures.
City-wide rents run about ₪5,200 for 3 rooms and ₪7,200 for 4, with Gimmel and Mishkafayim at the top of the range. Renting first makes sense for olim unsure whether they want Sheinfeld/Nofei Aviv, RBS Aleph or the newer Neve Shamir.
What Beit Shemesh is
Beit Shemesh is one of Israel's fastest-growing cities, with 176,786 residents in 2024 (Wikipedia citing CBS) and a large, fast-growing Haredi majority concentrated in the Ramat Beit Shemesh neighbourhoods. It has one of the country's largest Orthodox Anglo communities, dating from the 1990s arrivals in Sheinfeld and Nofei Aviv, and later RBS Aleph and Gimmel. The Nadlan Center, using CBS data, found the average 4-room price rose 66.4% between 2017 and Q3 2024 (₪1.36m to ₪2.27m), the steepest rise of any city with more than 100,000 residents. Housing is mostly mid-rise blocks, with cottages and semi-detached homes in the older Anglo enclaves.
Boundaries and parts
Jerusalem District city in the Judean foothills, about 30 km west of Jerusalem. Surrounded by the Mateh Yehuda regional council (moshavim such as Tzor'a, Tzelafon and Nes Harim nearby); Highway 38 runs north-south through the city linking Route 1 (Sha'ar HaGai) to the Elah Valley, with Route 375 towards Jerusalem's southern approaches and Road 3855 serving Ramat Beit Shemesh. The railway station on the northern edge is on the Tel Aviv-Lod-Jerusalem line.
- Ramat Beit Shemesh Aleph (Ramat HaNehalim): large, mostly Orthodox neighbourhood of roughly 25,000 with 130+ shops; sections include Dolev (mixed), Ramat Shilo, Mishkenot Yaakov and Revivim (Haredi) and Mishkafayim (Orthodox of all streams). The priciest high-volume area: median about ₪27,864/sqm (Dirobot, Jan 2023-Jun 2026).
- Mishkafayim (eastern RBS Aleph expansion): newer apartment blocks and attached villas, 2016-2024 builds; recent registered sales mostly ₪22,900-27,100/sqm (Madlan, Jun-Aug 2026).
- Ramat Beit Shemesh Gimmel: Gimmel-1 has 3,000+ homes, lower-density with larger flats and was marketed to Anglos; Gimmel-2 is Haredi (Chassidish/Litvish, including Anglo Haredim). Highest deal volume in the city, median about ₪25,000/sqm (Dirobot, Jan 2023-Jul 2026).
- Ramat Beit Shemesh Hey / Neve Shamir: new neighbourhood still being built (11-storey blocks, Mechir LaMishtaken and free-market sales), originally planned as non-Haredi and now mixed Haredi and Religious Zionist. Median about ₪22,963/sqm (Dirobot, Jan 2023-Aug 2026).
- Sheinfeld / Kiryat Aryeh: the original Anglo hub, settled from 1991; about 400 families, roughly 70% Anglo, with cottages, duplexes and 3-6 room flats. Median about ₪22,441/sqm (Dirobot, 55 deals, Jan 2023-Aug 2026).
- Nofei Aviv: small Anglo enclave founded 1996, about 150 families (roughly 80% Anglo) in private and semi-detached homes; mostly houses, so few flat sales.
- Nofei HaShemesh: about 40 semi-detached houses and apartments from 2007, predominantly Anglo.
- Givat Sharett: older, mainly Hebrew-speaking Israeli area with villas, semi-detached homes and 1970s blocks; now the site of the city's largest pinui-binui plan. Median ₪25,391/sqm across 2023-2026 (Dirobot), with a sharp 2026 jump.
- City centre / old Beit Shemesh: older, cheaper blocks; median sale price about ₪1.7m at ₪25,455/sqm because units are small (Dirobot).
Getting around
Beit Shemesh railway station, on the northern edge by Highway 38, has hourly trains to Tel Aviv (Sunday-Friday, plus a single Saturday-night train). The Jerusalem branch has been out of service since the IC3 trains were retired in January 2024 (Wikipedia). Buses to Jerusalem take about 40-60 minutes and the drive to Tel Aviv about 60-75 minutes. Highway 38 connects to Route 1 and Route 375 leads towards Jerusalem. Road 3855 into Ramat Beit Shemesh is a known congestion point, and Bizportal (Nov 2025) says about 70% of residents rely on public transport.
Schools, parks and families
This is a very young city: Bizportal (Nov 2025) puts about 40% of residents under 18, with an average of 4.5 children per family. Most schools are in the official Haredi stream, and since the 2010s most first-graders have entered Haredi institutions (Wikipedia). Anglo Religious Zionist and Modern Orthodox families cluster around the Sheinfeld, Nofei Aviv, RBS Aleph (Dolev) and Gimmel-1 schools and shuls. Parents should check the stream and language support of each school before choosing a street.
English speakers
Nefesh B'Nefesh describes a large English-speaking population and 'tens of thousands' of NBN olim. The main Anglo areas are Sheinfeld (the original 1991 hub), Nofei Aviv, Nofei HaShemesh, RBS Aleph (Ramat Shilo, Mishkafayim), RBS Gimmel, Daled, Neve Shamir and Givat Sharett. HaGefen Realty puts Sheinfeld at about 70% Anglo and Nofei Aviv at about 80% Anglo. English-speaking Haredi communities are concentrated in RBS Aleph and Gimmel-2.
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 ₪22,100 to ₪34,413. 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 Beit Shemesh; the headline figure pools every registered sale since January 2023, which smooths out the 2025–26 softening.
Sources: Madadirot, second-hand sale price, latest 12 months (to Sep 2026) -
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 |
|---|---|---|---|---|---|---|
| Roy Klein 22, Neve Shamir (RBS Hey), new-build neighbourhood; first-hand/off-plan status not stated in source | 4 | 3 | 100 | ₪2,210,000 | ₪22,100 | 2026-08 |
| Chavakuk HaNavi 33, Ramat Beit Shemesh Gimmel | 5 | 7 | 134 | ₪3,110,000 | ₪23,209 | 2026-07 |
| Miriam HaNeviah 17, Ramat Beit Shemesh Gimmel | 4 | 4 | 99 | ₪2,200,000 | ₪22,222 | 2026-07 |
| Miriam HaNeviah 28, Ramat Beit Shemesh Gimmel | 3 | 2 | 73 | ₪2,000,000 | ₪27,397 | 2026-07 |
| Nachal Uriah 9, Ramat Beit Shemesh Aleph | 4 | 2 | 86 | ₪2,959,500 | ₪34,413 | 2026-06 |
| Nachal Lakish 3, Ramat Beit Shemesh Aleph | 4 | 1 | 95 | ₪2,440,000 | ₪25,684 | 2026-06 |
| Nahar Yarkon 22, Ramat Beit Shemesh Aleph | 5 | 2 | 115 | ₪3,150,000 | ₪27,391 | 2026-06 |
| Emek HaBracha, Mishkafayim (RBS Aleph), built 2019 | 4 | 3 | 95 | ₪2,350,000 | ₪24,737 | 2026-06 |
| Gad 13, Kiryat Aryeh / Sheinfeld (duplex, floors 2-3) | 5 | 2 | 116 | ₪3,050,000 | ₪26,293 | 2026-06 |
| Roy Klein 23, Neve Shamir (RBS Hey), new-build neighbourhood; first-hand/off-plan status not stated in source | 5 | 1 | 126 | ₪2,875,000 | ₪22,817 | 2026-06 |
| Nachal Shorek 21, Ramat Beit Shemesh Aleph | 3 | 2 | 77 | ₪1,757,000 | ₪22,818 | 2026-05 |
| Ben Eliezer 2, Kiryat Aryeh / Sheinfeld | 3 | 2 | 62 | ₪1,640,000 | ₪26,452 | 2026-05 |
Sources: Dirobot (Israel Tax Authority registered sales); yoy_pct is Madadirot's average-₪/sqm change over the latest 12 months, reported as 0.0%. 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. Yad2, Ramat HaNehalim / Ramat Beit Shemesh Aleph for-sale listings, viewed 27 Sep 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 |
|---|---|---|---|---|
| Neot Aviv (Neve Shamir) Psagot-Ziv Investments & Development | 11-storey blocks, 3-5 rooms incl. garden flats and penthouses; Mechir LaMishtaken plus free-market buildings 303B/304B (36 units each) | — | ₪ | not stated |
| Neve Shamir - overlooking Natif National Park marketed by Israel Properties (developer not named) | 3-5 room apartments, 77-139 sqm, penthouses | ₪1,510,000 | ₪ total | not stated |
| Parkview Elite Residences not stated | 2-bedroom apartments, Neve Shamir | ₪2,306,000 | ₪ total | not stated |
| The Pinnacle Residences not stated | 2-bedroom apartments with gym and pool, Neve Shamir | ₪2,616,000 | ₪ total | not stated |
| Neighbourhood 6/1 plan state/municipal plan (no developer yet) | 2,653 homes on 648 dunams, 6-9 storeys, plus 153,000 sqm commercial space | — | ₪ | plan approved Nov 2025; no marketing yet |
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 Beit Shemesh's rate a 70 sqm three-room is about ₪1.68m and a 100 sqm four-room about ₪2.41m. On the four-room an oleh pays ₪2,137 in purchase tax; an Israeli resident buying a sole home pays ₪15,843; a non-resident or anyone buying a second home pays ₪192,488.
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 · ₪1.68m | Oleh, reg. 12A | ₪0 | ₪64,686 | ₪64,686 | 3.8% |
| Resident, sole home | ₪0 | ₪64,686 | ₪64,686 | 3.8% | |
| Non-resident / additional | ₪134,742 | ₪64,686 | ₪199,428 | 11.8% | |
| 4-room · ₪2.41m | Oleh, reg. 12A | ₪2,137 | ₪85,980 | ₪88,117 | 3.7% |
| Resident, sole home | ₪15,843 | ₪85,980 | ₪101,823 | 4.2% | |
| Non-resident / additional | ₪192,488 | ₪85,980 | ₪278,468 | 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 ₪56,784 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 Beit Shemesh's four-room price it is worth ₪13,707 against the resident rate and ₪190,351 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in Beit Shemesh
These are city-wide figures. Semerenko Group's neighbourhood figures (updated Aug 2026) are higher in Anglo areas: 3-room ₪5,590 and 4-room ₪6,630 in RBS Aleph, 3-room ₪6,600 and 4-room ₪7,260 in RBS Gimmel, 3-room ₪6,450 and 4-room ₪7,500 in Mishkafayim, and 3-room ₪6,072 in Neve Shamir. Yad2 recorded a 17.3% jump in the average 4-room rent between Dec 2023 and Jun 2024, from ₪4,850 to ₪5,689.
Madadirot, Beit Shemesh city page — latest 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 | ₪5,220 |
| Security, at the legal cap (3 months) | ₪15,660 |
| Broker, if you hired one: one month + VAT | ₪6,160 |
| Cash out before moving in | ₪27,040 |
On a three-room at ₪5,220 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 3.7% gross — before the building committee, maintenance, empty months, management and tax — Beit Shemesh 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
Givat Sharett (Ramat Sharett) holds the city's largest pinui-binui plan, around the HaRakefet/HaNarkis streets. It replaces about 486 flats in 23 four-storey blocks with about 3,200-3,567 homes in towers of 35-40 storeys and buildings of up to 10 storeys, over 152-158 dunams. The Jerusalem District Committee approved it in July 2025 and approved a revised version in December 2025, with Golden Israel as developer and a 'build-evacuate-build' pioneer plot (ynet 22 Jul 2025; Nadlan Center 8 Dec 2025). Dirobot's Givat Sharett median jumped from ₪22,562/sqm in 2025 to ₪35,897/sqm in 2026, which suggests renewal premiums are already priced into the old blocks. The municipality runs an urban renewal master plan (betshemesh.muni.il).
Specific to Beit Shemesh
Haredi demographic shift
Most new supply and most school places are aimed at the Haredi majority, and neighbourhoods such as Neve Shamir that were planned as non-Haredi have mixed quickly. Before committing, check who is buying in your building and street, not only the neighbourhood name.
Jerusalem train is not running
The rail link to Jerusalem has been suspended since January 2024, and only the Tel Aviv service runs, hourly. A Jerusalem commute means buses or the car on congested roads, so test it at rush hour.
Road 3855 and Route 38 congestion
Traffic into Ramat Beit Shemesh through Road 3855 and along Route 38 is a chronic bottleneck, and a large new neighbourhood (6/1, 2,653 homes) will add to it. Road upgrades are planned but not delivered.
Renewal pricing in Givat Sharett
Old blocks inside the approved pinui-binui plan now trade at renewal-premium prices (the 2026 median is about ₪35,900/sqm against about ₪22,600 in 2025). Demolition and rehousing will take years, so read the developer agreement and timetable before paying a premium.
Duplicate and odd registry entries
Tax Authority feeds for Beit Shemesh show repeated rows and very large 'rooms' with low ₪/sqm (for example 180 sqm at ₪15,000/sqm on Rashi St.), which usually means combined units, partial shares or unreported cottage plots. Do not benchmark against a single registry line.
Neve Shamir first-hand sales
Much of the Neve Shamir volume comes from new towers, where some units were sold at subsidised Mechir LaMishtaken prices. These can depress the neighbourhood median and are not comparable with open-market resales.
Rent inflation
Rents rose faster here than almost anywhere else in 2024 (4-room up 17.3% in six months on Yad2), and Anglo-area rents run above the city average. Budget on the neighbourhood figure, not the city one.
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.
Beit Shemesh property: common questions
What is the average price per square metre in Beit Shemesh?
Registered sales put Beit Shemesh at about ₪24,061 per square metre (median of 4,256 registered sales, Jan 2023–Aug 2026 (pooled)). Individual sales in this brief range from about ₪22,100 to ₪34,413 per square metre, depending on the building, floor and condition.
How much does an apartment cost in Beit Shemesh?
At the registered rate a 70 sqm three-room apartment costs about ₪1.68m and a 100 sqm four-room about ₪2.41m. 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 Beit Shemesh?
Asking rent for a three-room apartment in Beit Shemesh is about ₪5,220 a month, and about ₪7,210 for a four-room. Twelve months' rent against a 70 sqm three-room at the registered rate gives a gross yield of about 3.7%.
How much purchase tax does a new oleh pay in Beit Shemesh?
On a four-room at about ₪2.41m, an oleh using the regulation 12A relief pays about ₪2,137 in purchase tax, against ₪15,843 for an Israeli resident buying a sole home and ₪192,488 for a non-resident or anyone buying an additional home. The relief applies from one year before aliyah to seven years after, once.
Is Beit Shemesh a good place to buy?
RBS Aleph and Gimmel give Anglo Orthodox buyers 4-room flats at roughly ₪2.2-3.0m (₪25,000-28,000/sqm), still well below Jerusalem, but prices have climbed about two-thirds since 2017 and have been broadly flat over the past year. Choose the street for its community fit and commute rather than chasing the cheaper Neve Shamir or Sheinfeld figures.
Is Beit Shemesh a good place to rent?
City-wide rents run about ₪5,200 for 3 rooms and ₪7,200 for 4, with Gimmel and Mishkafayim at the top of the range. Renting first makes sense for olim unsure whether they want Sheinfeld/Nofei Aviv, RBS Aleph or the newer Neve Shamir.
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 Beit Shemesh
- 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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A free personal report for your budget and requirements — Beit Shemesh and the alternatives, side by side.
Sources. Dirobot - Beit Shemesh city prices (Tax Authority data) (data to 7 Aug 2026); Dirobot - Ramat Beit Shemesh Aleph (data to 30 Jun 2026); Dirobot - Ramat Beit Shemesh Gimmel (data to 28 Jul 2026); Dirobot - Neve Shamir (data to 7 Aug 2026); Dirobot - Kiryat Aryeh / Sheinfeld (data to 5 Aug 2026); Dirobot - Givat Sharett (data to 25 Jun 2026); Madlan - Mishkafayim (viewed 27 Sep 2026); Madadirot - Beit Shemesh (viewed 27 Sep 2026); Yad2 - RBS Aleph for sale (viewed 27 Sep 2026); Semerenko Group - RBS rent prices (updated 13 Aug 2026); ShemeshPhone - Beit Shemesh rent jump (Yad2 data) (22 Jul 2024); Nadlan Center - Beit Shemesh and Bat Yam lead price rises (CBS) (27 Nov 2024); ynet - average apartment prices by city Q4 2025 (CBS) (20 Feb 2026); Bizportal - Beit Shemesh 2,600 new homes (27 Nov 2025); ynet - largest Beit Shemesh plan approved: 3,200 homes in towers (22 Jul 2025); Nadlan Center - multiplier-7 renewal plan approved (8 Dec 2025); Psagot-Ziv - Neot Aviv, Neve Shamir (viewed 27 Sep 2026); Israel Property Hub - RBS new projects (viewed 27 Sep 2026); ShemeshPhone - Neve Shamir listing (undated); Nefesh B'Nefesh - Beit Shemesh/RBS community guide (7 Nov 2023); HaGefen Realty - Beit Shemesh neighbourhoods (viewed 27 Sep 2026); Wikipedia - Beit Shemesh railway station (viewed 27 Sep 2026); Wikipedia - Beit Shemesh (viewed 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. No city-wide yearly median ₪/sqm series for 2022-2026 was found: the Dirobot city page gives only a pooled 2023-2026 median, and CBS/ynet give average prices, not ₪/sqm. 'trend' is therefore left empty. Neighbourhood yearly medians from Dirobot are: RBS Aleph 27,399 (2023), 27,783 (2024), 28,669 (2025), 28,889 (2026 YTD); RBS Gimmel 24,120 / 24,730 / 25,952 / 25,197; Neve Shamir 20,609 / 23,773 / 23,662 / 22,785; Sheinfeld-Kiryat Aryeh 22,793 / 20,526 / 23,182 / 23,980. yoy_pct (0.0) is Madadirot's reported 12-month change in the average ₪/sqm (₪24,221), not a Dirobot median comparison. by_rooms figures are Madadirot 12-month second-hand prices (probably averages rather than medians); median_sqm per room count was not available. No registered sales were found for Nofei Aviv (mostly houses, low volume); Nofei HaShemesh was not separately covered.
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.