Caesarea property prices 2026 קיסריה
Caesarea registers at about ₪35,366 per square metre (median of 76 registered sales, Jan 2023–Mar 2026 (pooled), mostly apartments, not villas), which is number 5 of the forty cities in this series. At that rate a 70 sqm three-room costs about ₪2.48m and a 100 sqm four-room about ₪3.54m. A three-room asks about ₪7,000 a month, against Tel Aviv averages of ₪10,123 and ₪13,824.
Caesarea in six numbers
Buy in Caesarea if you want space, a garden and a pool within an hour of both Tel Aviv and Haifa, and can budget ₪4.5m or more for a cottage or ₪10m or more for a proper villa. The Naot Golf apartments (from about ₪1.2m) are a lifestyle or second-home product, not a family home. Only buy with a lawyer who knows the CDC's leasehold and consent process, and value the deal against same-cluster, same-plot comparables rather than city medians.
Renting is a sensible way to trial Caesarea before committing to a slow, illiquid villa purchase: 2–3-room Naot Golf apartments list at about ₪4,600–7,000 and family villas at about ₪15,000–27,000 a month. Supply is small (dozens of listings), so start your search early and expect to need a car for school runs and the railway station.
What Caesarea is
Caesarea is a low-density coastal town of about 5,600 residents (2024). Its housing stock is dominated by detached villas and cottages on large plots, alongside a small apartment segment concentrated around the golf course. There is no ordinary municipality: the town is run by the Caesarea Edmond Benjamin de Rothschild Development Corporation (CDC) for the Rothschild Caesarea Foundation, which leases the land from the state. There is also an elected statutory Local Committee, and education is supervised through the Hof HaCarmel Regional Council. Amenities include Israel's only 18-hole golf course, the Roman harbour and national park, beaches, and a business park of about 170 companies.
Boundaries and parts
On the Mediterranean coast roughly midway between Tel Aviv (about 45 km south) and Haifa (about 45 km north). Hadera lies to the south-east, Or Akiva borders it on the east, Jisr az-Zarqa is to the north, and the ancient harbour and Roman national park sit on the shore south of the residential clusters. Highway 2 (the Tel Aviv–Haifa coastal road) runs east of the town, reached via the Caesarea and Or Akiva interchanges; Highways 4 and 65 run close by.
- Naot Golf (Neot HaGolf): apartment and holiday-unit complex by the golf course. This is where most of the apartment deals are. Many units are small (41–50 sqm). Dirobot median ₪39,045/sqm (46 deals, Jan 2023–Mar 2026); it also has the largest number of rentals.
- Neighbourhood 3 – HaTzamarot ('The Peaks'): apartments, garden flats and duplexes on HaDolev and Livna streets, near the Arches beach. Dirobot median ₪36,544/sqm and ₪3.76m per deal (18 deals, 2023–2025). The CDC's sold-out 'Caesarea Limited Edition' apartment scheme is here.
- Neighbourhood 13 – HaRakia ('The Sky', the golf cluster): the newest villa cluster. Dirobot median price ₪7.55m (6 deals). Semerenko puts its median rent at about ₪26,800 a month.
- Neighbourhoods 11 (Avnei Hen) and 12: large detached villas, often with pools. ice.co.il (July 2026) puts them at around ₪11–12m for about 650 sqm plots with 300+ sqm built.
- Neighbourhood 8 – HaBikurim and Neighbourhood 2 – HaHoresh: older, established villa areas close to the beach. HaBikurim houses the new primary school.
- Seafront / Hadarim (HaDar, HaKalaniyot): front-line and near-sea estates, the top of the market. It includes Israel's second-priciest 2025 deal, a HaDar St villa at ₪78m.
- Seven Senses (new neighbourhood): 61 self-build plots from ₪3.6m, marketed by the CDC from July 2026. It also includes 80 apartments that the CDC plans to market from early 2027.
Getting around
Car-dependent. Highway 2 runs just east of town (Caesarea and Or Akiva interchanges), about 20 minutes to Netanya and 40–45 minutes to Tel Aviv or Haifa off-peak. Highways 4 and 65 run nearby. Rail: the nearest station is Caesarea–Pardes Hanna, served by about two trains an hour on the Binyamina–Tel Aviv line; residents need a car or bus to reach it. Walking and cycling paths link most residential clusters inside the town.
Schools, parks and families
Caesarea Elementary School (opened 2000, built with Rothschild Foundation funding; about 375 pupils in 12 classes) is supervised through the Hof HaCarmel Regional Council. Nadlanist also lists a new primary school in the HaBikurim neighbourhood. Middle and high school pupils attend schools outside the town, and exact placements should be checked with the CDC education department. Family amenities include the golf and country club, tennis and padel courts, sports fields, a skatepark, beaches and the marina. Community life is mainly secular and mixed.
English speakers
There is an established English-speaking community among the town's roughly 5,600 residents, including US and UK buyers at the top of the villa market; the ₪78m seafront villa sold in Feb 2025 went to an American couple. Nefesh B'Nefesh has a Caesarea community profile, but it could not be fetched (rate-limited). The town has no organised Anglo-religious infrastructure comparable to Ra'anana or Modi'in. Nearby Pardes Hanna-Karkur and Zichron Ya'akov have larger Anglo communities.
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 ₪24,700 to ₪52,206. 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: 2023 ₪35,567; 2024 ₪43,526; 2025 ₪42,229.
How these figures are based
Sources: Madadirot Caesarea page, secondary-market price by room count (period not stated on page, fetched Sep 2026); mostly Naot Golf apartments · Madadirot Caesarea page, secondary-market price by room count (fetched Sep 2026) · Madadirot Caesarea page, secondary-market price by room count (fetched Sep 2026); mostly houses · Madadirot Caesarea page, secondary-market price by room count (fetched Sep 2026); houses
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 |
|---|---|---|---|---|---|---|
| Naot Golf (street not reported), apartment | 2.5 | 3 | 41 | ₪1,700,000 | ₪41,463 | 2026-03 |
| Naot Golf (street not reported), apartment | 2 | 2 | 50 | ₪1,235,000 | ₪24,700 | 2026-01 |
| Naot Golf (street not reported), apartment | 2 | 3 | 45 | ₪1,750,000 | ₪38,889 | 2025-12 |
| HaDolev 1, Neighbourhood 3 (HaTzamarot), apartment | 3 | 2 | 68 | ₪2,550,000 | ₪37,500 | 2025-12 |
| HaDolev 62, Neighbourhood 3 (HaTzamarot), single-family cottage | 5 | 0 | 144 | ₪4,500,000 | ₪31,250 | 2025-12 |
| HaKalaniyot 9, Hadarim (house) | 7 | — | 539 | ₪13,764,000 | ₪25,536 | 2025-11 |
| Naot Golf (street not reported), apartment | 2.5 | 1 | 41 | ₪1,450,000 | ₪35,366 | 2025-11 |
| HaDolev 40, Neighbourhood 3 (HaTzamarot), duplex | 4 | — | 112 | ₪4,350,000 | ₪38,839 | 2025-09 |
| Naot Golf (street not reported), apartment | 3 | — | 84 | ₪3,550,000 | ₪42,262 | 2025-09 |
| HaDolev 21, Neighbourhood 3 (HaTzamarot), apartment | 3 | 1 | 68 | ₪3,550,000 | ₪52,206 | 2025-08 |
| HaDolev 1, Neighbourhood 3 (HaTzamarot), apartment | 3 | 2 | 68 | ₪2,500,000 | ₪36,765 | 2025-06 |
| HaDar St, seafront (front line), detached villa on a 6.4-dunam plot | 6 | — | 1700 | ₪78,000,000 | ₪45,882 | 2025-02 |
Sources: Dirobot, Caesarea city page (Israel Tax Authority deal data). NOTE: the pool is apartment-heavy, with 42–46 of the 76 deals in Naot Golf. It is NOT representative of villa values, which trade at far higher totals and are usually quoted per plot.. 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. Agency listings (Israel Sotheby's International Realty, C&M Real Estate Caesarea), fetched 27 Sep 2026. Villa asking prices are driven by plot size, so no reliable per-built-sqm asking figure was found; see gaps.
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 |
|---|---|---|---|---|
| Seven Senses – self-build plots Caesarea Development Corporation | 61 plots of 200–400 sqm (9 single-family, 52 two-family), pools permitted; buyer builds | ₪3,600,000 | per plot | Marketing began July 2026; buyer builds after purchase |
| Seven Senses – apartments Caesarea Development Corporation (first CDC-developed apartment scheme) | 80 apartments in 10 five-storey buildings (Kika Braz Architects) | — | per apartment | Marketing planned for early 2027 |
| Caesarea Limited Edition (CLE), Neighbourhood 3 Caesarea Development Corporation with Etz Hashaked and America Israel | Up to 100 luxury apartments (3–6 rooms, garden units, penthouses) of 206–282 sqm in 4 buildings near the Arches beach | — | per apartment | Under construction; CDC reports all units sold |
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 Caesarea's rate a 70 sqm three-room is about ₪2.48m and a 100 sqm four-room about ₪3.54m. On the four-room an oleh pays ₪7,789 in purchase tax; an Israeli resident buying a sole home pays ₪72,368; a non-resident or anyone buying a second home pays ₪282,928.
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 · ₪2.48m | Oleh, reg. 12A | ₪2,484 | ₪88,031 | ₪90,515 | 3.7% |
| Resident, sole home | ₪19,319 | ₪88,031 | ₪107,350 | 4.3% | |
| Non-resident / additional | ₪198,050 | ₪88,031 | ₪286,080 | 11.6% | |
| 4-room · ₪3.54m | Oleh, reg. 12A | ₪7,789 | ₪119,330 | ₪127,119 | 3.6% |
| Resident, sole home | ₪72,368 | ₪119,330 | ₪191,698 | 5.4% | |
| Non-resident / additional | ₪282,928 | ₪119,330 | ₪402,258 | 11.4% |
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 ₪83,464 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 Caesarea's four-room price it is worth ₪64,579 against the resident rate and ₪275,139 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in Caesarea
The rental market is small and split in two: Naot Golf apartments (Realta listings of ₪4,600–6,500 for 2–3 rooms, and Semerenko's Naot Golf median of about ₪5,900), and villas at ₪15,000–27,000+ (Semerenko neighbourhood medians: Bikurim ₪15,100, Avnei Hen ₪17,100, HaRakia ₪26,800). A 5-room, 300 sqm house in Naot Golf was listed at ₪18,000 on Realta, and C&M lists a 350 sqm pool villa at ₪25,000. No reliable 2-, 4- or 5-room medians exist, because the listing counts are too thin.
Semerenko Group Caesarea rental guide (3-room median ₪7,000, all-sizes median ₪6,300, updated 26 Jun 2026); Realta Caesarea rental aggregator (58 listings, median asking ₪9,500, updated 27 Sep 2026) — June–September 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 | ₪7,000 |
| Security, at the legal cap (3 months) | ₪21,000 |
| Broker, if you hired one: one month + VAT | ₪8,260 |
| Cash out before moving in | ₪36,260 |
On a three-room at ₪7,000 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 3.4% gross — before the building committee, maintenance, empty months, management and tax — Caesarea 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
No TAMA 38 or pinui-binui activity: the stock is low-rise and mostly post-1960s villas. Growth comes from new land that the CDC releases under Caesarea's 2021 master plan, which sets a density of five units per dunam for new neighbourhoods such as Seven Senses. Two things are new in 2026–27: the CDC is acting as a residential developer itself, and apartments are being added to what has been an almost entirely villa town.
Specific to Caesarea
Leasehold, not freehold
Nearly all residential land is held by the Rothschild Caesarea Foundation under a long lease from the state (running to 2152), so buyers usually acquire a lease or sub-lease rather than ownership. Before signing, have your lawyer check the lease term, how the rights are registered (Tabu or CDC registry), and any renewal or capitalisation terms.
CDC consent and transfer fees
Transfers and many building permits need the Caesarea Development Corporation's approval as well as the planning authorities'. This adds time and can bring consent fees. Get the CDC's written confirmation of fees and of any outstanding debts or building violations on the plot before you sign.
Unusual governance
Caesarea has no regular municipality. The CDC runs services alongside an elected Local Committee, under a concession the state extended in 2018 only to 2032, and the state–Foundation disputes over tax exemptions were left unresolved. Service levels, charges and planning policy could change when the concession is renegotiated.
Medians mislead for villas
The Dirobot median of ₪35,366/sqm comes from 76 deals, most of them small Naot Golf apartments. Villas trade at ₪4m to ₪78m and are priced mainly on plot size, location and sea view, not on built sqm. Value a villa against comparable sales on the same cluster and a similar plot, and commission an independent appraisal.
Naot Golf micro-units
Many Naot Golf deals are 25–50 sqm units selling at ₪33,000–56,000/sqm, and part of the complex was built as holiday apartments. Check the permitted use and whether the unit can be a primary residence (this affects arnona, mortgages and purchase-tax status), and check any hotel-management or rental obligations.
Thin, slow market
Volumes are very low: Madadirot counts 17 sales in the past 12 months against 48 the year before (-64.6%), with about 196 properties listed. Expect long selling times and wide gaps between asking and achieved prices; the famous mansion listings have been cut by hundreds of millions of shekels without selling. Plan for a slow exit if you may need to sell.
High running costs
Villas carry heavy ongoing costs: pool and garden upkeep, security, insurance and arnona. Villa transactions also take longer than apartment purchases elsewhere. Budget these costs before comparing a villa with a Tel Aviv or Herzliya apartment on price alone, and check any unregistered extensions against the approved plans.
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.
Caesarea property: common questions
What is the average price per square metre in Caesarea?
Registered sales put Caesarea at about ₪35,366 per square metre (median of 76 registered sales, Jan 2023–Mar 2026 (pooled), mostly apartments, not villas). Individual sales in this brief range from about ₪24,700 to ₪52,206 per square metre, depending on the building, floor and condition.
How much does an apartment cost in Caesarea?
At the registered rate a 70 sqm three-room apartment costs about ₪2.48m and a 100 sqm four-room about ₪3.54m. 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 Caesarea?
Asking rent for a three-room apartment in Caesarea is about ₪7,000 a month. Twelve months' rent against a 70 sqm three-room at the registered rate gives a gross yield of about 3.4%.
How much purchase tax does a new oleh pay in Caesarea?
On a four-room at about ₪3.54m, an oleh using the regulation 12A relief pays about ₪7,789 in purchase tax, against ₪72,368 for an Israeli resident buying a sole home and ₪282,928 for a non-resident or anyone buying an additional home. The relief applies from one year before aliyah to seven years after, once.
Is Caesarea a good place to buy?
Buy in Caesarea if you want space, a garden and a pool within an hour of both Tel Aviv and Haifa, and can budget ₪4.5m or more for a cottage or ₪10m or more for a proper villa. The Naot Golf apartments (from about ₪1.2m) are a lifestyle or second-home product, not a family home. Only buy with a lawyer who knows the CDC's leasehold and consent process, and value the deal against same-cluster, same-plot comparables rather than city medians.
Is Caesarea a good place to rent?
Renting is a sensible way to trial Caesarea before committing to a slow, illiquid villa purchase: 2–3-room Naot Golf apartments list at about ₪4,600–7,000 and family villas at about ₪15,000–27,000 a month. Supply is small (dozens of listings), so start your search early and expect to need a car for school runs and the railway station.
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 Caesarea
- 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 — Caesarea and the alternatives, side by side.
Sources. Dirobot – Caesarea city page (Tax Authority deals) (Data to 17 Mar 2026; fetched 27 Sep 2026); Dirobot – Naot Golf, Caesarea (Data to 17 Mar 2026); Dirobot – HaTzamarot (Neighbourhood 3), Caesarea (Data to 17 Dec 2025); ice.co.il – How much does a villa in Caesarea cost (Tax Authority data) (2 Jul 2026); Ynetnews – Israel's biggest real estate deals of 2025 (2025/2026); Madadirot – Caesarea (Fetched 27 Sep 2026); Realta – Caesarea rentals (Updated 27 Sep 2026); Semerenko Group – Caesarea rental guide (26 Jun 2026); Israel Sotheby's International Realty – Caesarea luxury homes (Fetched 27 Sep 2026); C&M Real Estate Caesarea (Fetched 27 Sep 2026); Calcalist – Seven Senses neighbourhood, plots from ₪3.6m and first apartments (Jul 2026); Caesarea Development Corporation – CLE luxury apartments (Fetched 27 Sep 2026); Caesarea Development Corporation – Elementary School (Fetched 27 Sep 2026); Caesarea Development Corporation – Local Committee (Fetched 27 Sep 2026); Globes – State and Caesarea Foundation historic agreement (19 Jun 2018); Wikipedia – Caesarea (modern town) (Fetched 27 Sep 2026); Davidson Real Estate – How to buy a luxury villa in Caesarea (Modified 17 Sep 2026); Israel Property Hub – Caesarea (14 Jul 2026); Nadlanist – HaBikurim, Caesarea (Fetched 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. The Dirobot pooled median (₪35,366/sqm, 76 deals, Jan 2023–Mar 2026) is dominated by Naot Golf apartments and does not represent villas. No separate house-versus-apartment median ₪/sqm was found. Tax Authority villa areas are also reported inconsistently (built area versus plot), so no villa ₪/sqm figure is given. Dirobot publishes no city-wide yearly medians for Caesarea. The trend uses Naot Golf yearly medians, 2026 is null (insufficient sample), and yoy_pct is null for that reason. Naot Golf alone moved 2024→2025 from ₪43,526 to ₪42,229 (about -3%). Madlan (robots-blocked) and Yad2/Yadata (no data in fetch) could not be read. Madadirot's by-room prices have no stated period or median-versus-average definition, and median_sqm is null. Some Dirobot deals were excluded as probable partial-share or non-market sales: Naot Golf '1 room, 166 sqm' at ₪966,000 (Mar 2026) and HaDolev 4 '3 rooms, 95 sqm' at ₪1,160,000 (Nov 2025). A Naot Golf '3 rooms, 41 sqm' deal (Jan 2026) was also left out as a likely data error.
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.