Buchman property prices 2026.
Modi'in's Anglo heartland: large flats, walkable shuls and premium prices.
Buchman is the traditional heart of Modi'in's English-speaking community; its northern half is now officially HaShvatim and its southern half Moriah. In HaShvatim the registered median is ₪4.61m at about ₪34,000 per m², around 14% above the city per metre. Supply is thin and the wider Modi'in market has cooled.
Data area: HaShvatim (Buchman North); Moriah (Buchman South) shown under subareas
Prices
Price per square metre, year by year
Median ₪ per m² of registered sales each year; the latest year is in red. Years with few deals move more than the market does.
Within the area
| Part | Median | ₪/m² | Deals |
|---|---|---|---|
| HaShvatim (Buchman North) | ₪4.61m | ₪33,973 | 68 |
| Moriah (Buchman South) | ₪4.52m | ₪36,022 | 107 |
Purchase tax at the median (₪4.61m)
| Buyer | Purchase tax |
|---|---|
| Single home (Israeli resident) | ₪126,160 |
| Oleh within the eligibility window | ₪13,170 |
| Foreign resident or additional home | ₪369,000 |
2026 bands. The oleh rate applies from one year before to seven years after aliyah. Confirm your own position with your lawyer before you sign.
Recent registered sales
| Date | Street | Rooms | m² | Price | ₪/m² |
|---|---|---|---|---|---|
| Jun 2026 | Shivtei Yisrael | 4 | 113 | ₪3,825,000 | ₪33,850 |
| Jun 2026 | Reuven | 5 | 110 | ₪3,255,000 | ₪29,591 |
| May 2026 | Reuven | 5 | 110 | ₪3,520,000 | ₪32,000 |
| May 2026 | Naftali | 5 | 124 | ₪5,350,000 | ₪43,145 |
| Apr 2026 | Reuven | 6 | 144 | ₪6,200,000 | ₪43,056 |
| Feb 2026 | Naftali | 4 | 97 | ₪4,224,000 | ₪43,546 |
| Jan 2026 | Yitzhak Rabin | 6 | 137 | ₪4,100,000 | ₪29,927 |
| Jan 2026 | Yehuda | 6.5 | 171 | ₪7,450,000 | ₪43,567 |
| Dec 2025 | Shivtei Yisrael | 5 | 116 | ₪4,340,000 | ₪37,414 |
| Nov 2025 | Yitzhak Rabin | 4 | 92 | ₪2,415,000 | ₪26,250 |
From the Israel Tax Authority register as published by Dirobot.
Size against price
The dashed red line is the area median of ₪33,973 per m². Dots above it sold for more per metre than the median; dots below it, for less.
The area
What you get
- Mostly four- to six-room flats in mid-rise blocks, larger than much newer Israeli stock.
- Garden flats and duplexes at the top of the range, from about ₪6m.
- Roughly ₪3.5m–₪4m buys a four- or five-room flat of about 110 m².
- Most buildings post-date the 1992 mamad requirement, but verify each one.
- Mature trees and a finished neighbourhood with no building sites.
Who lives here
Mainly families with school-age children, many national-religious, alongside traditional and secular households. The Anglo community ranges from recent olim to families who arrived twenty years ago.
Getting around
Modi'in Centre station has direct trains to Tel Aviv and Jerusalem, each about 30 minutes, reached by bus or car. Route 443 is the fastest road to Jerusalem; Route 431 to Route 1 is the alternative.
For the full picture of daily life, schools and community, read The Honest Guide to Buchman.
Beware
- You pay a clear premium in a city where some neighbourhoods have seen price falls and longer sale times.
- The registered sample is small, and good flats on favoured streets rarely wait long.
- Old names are used loosely, so a 'Buchman' listing may be in HaShvatim, Moriah or Shimshoni.
- Life is car-dependent, with little nightlife.
- There is no urban renewal upside on buildings this young.
Check before you make an offer
- Confirm whether the flat is in HaShvatim, Moriah, HaNevi'im or HaMeginim, as prices and schools change at the boundary.
- Pull the Tabu extract or housing-company record and check for liens and warning notes.
- Check enclosed balconies, converted storerooms and roof rooms against the municipal permit file.
- Verify the mamad and ask the va'ad bayit about lifts, roofs, water ingress and planned levies.
- Tie contract dates and penalties to the seller's onward purchase.
The verdict
Works well for
- Observant Anglo families who want to walk to an English-speaking shul.
- Parents who value an established, child-heavy street life.
- Buyers who prefer large, finished flats to off-plan risk.
- Olim who want a soft landing in English.
Harder to recommend for
- Buyers on a budget near the city median.
- Anyone wanting a car-free, urban lifestyle.
- Investors seeking yield or a renewal upside.
Buchman earns its reputation: green, finished and genuinely English-friendly. You pay a real premium for thin stock in a softening market, so plan to stay. If price matters more than postcode, look next door first.
Questions buyers ask
What is the median property price in Buchman?
The median registered sale in Buchman is ₪4,612,500, or ₪33,973 per square metre, based on 68 registered deals (Jan 2023 – Jun 2026). These are sold prices from the Israel Tax Authority register, not asking prices.
How much purchase tax would I pay on a median-priced home in Buchman?
On ₪4,612,500, under the 2026 bands: about ₪126,160 for a resident buying a single home, about ₪13,170 for an oleh within the eligibility window, and about ₪369,000 for a foreign resident or someone buying an additional home. Confirm your own position with your lawyer.
What are the main risks of buying in Buchman?
You pay a clear premium in a city where some neighbourhoods have seen price falls and longer sale times. The registered sample is small, and good flats on favoured streets rarely wait long. Old names are used loosely, so a 'Buchman' listing may be in HaShvatim, Moriah or Shimshoni.
What should I check before making an offer in Buchman?
Confirm whether the flat is in HaShvatim, Moriah, HaNevi'im or HaMeginim, as prices and schools change at the boundary. Pull the Tabu extract or housing-company record and check for liens and warning notes. Check enclosed balconies, converted storerooms and roof rooms against the municipal permit file.
Who does Buchman suit?
It works well for: Observant Anglo families who want to walk to an English-speaking shul; Parents who value an established, child-heavy street life; Buyers who prefer large, finished flats to off-plan risk; Olim who want a soft landing in English.
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Asking prices are not sold prices. Every figure here comes from registered sales unless stated. This is general information, not legal or financial advice. Updated October 2026.