Efrat property prices 2026 אפרת
Efrat registers at about ₪22,591 per square metre (median of 133 registered sales, Jan 2023–May 2026 (pooled)), which is number 27 of the forty cities in this series. At that rate a 70 sqm three-room costs about ₪1.58m and a 100 sqm four-room about ₪2.26m. A three-room asks about ₪4,750 a month and a four-room about ₪5,500, against Tel Aviv averages of ₪10,123 and ₪13,824.
Efrat in six numbers
Efrat trades at about ₪22,600/sqm (Dirobot pooled 2023-mid-2026), below Jerusalem's Anglo neighbourhoods, with 3-room flats around ₪1.9m and family homes at ₪3.4-4.8m. It suits Religious Zionist Anglo families who value the community and schools, provided they accept a Judea and Samaria lease title, lower mortgage leverage and political risk, and use a specialist lawyer.
Rent is sensible for a first year: 4-room flats go for about ₪5,000-5,500 and houses from about ₪7,000, but supply is scarce. Renting lets olim choose between Zayit, Tamar, Dekel and Dagan and test the Tunnel Road commute before committing to buy in a market with complex title.
What Efrat is
Efrat was founded in 1983 and is a Religious Zionist local council of roughly 10,000-13,500 residents (Nefesh B'Nefesh says about 10,000; Madadirot says about 13,565). It is built over seven hills named after the seven species. It has one of the largest Anglo communities outside Jerusalem, and schooling is entirely state-religious (Mamlachti Dati). Housing mixes cottages and semi-detached homes with 3-6 storey apartment buildings, supply is tight, and large family homes dominate the price distribution.
Boundaries and parts
Local council in Gush Etzion, in the Judean hills south of Jerusalem and south of Bethlehem, spread along a chain of ridges on the Route 60 corridor. Nefesh B'Nefesh puts it about 20-25 minutes' drive from Jerusalem. Route 60 through the 'Tunnel Road' (upgraded and reopened July 2024) is the main link north to Jerusalem, and Route 60 south leads to the Gush Etzion junction and the other Gush communities (Elazar, Alon Shvut, Neve Daniel). The town sits in Area C of Judea and Samaria, which is not Israel proper for land-registration purposes (see beware).
- Givat HaZayit (Zayit): the northern hill and the busiest sales area, mostly 2010s-2020s apartment buildings on Zait Shemen and Matityahu HaKohen streets. Dirobot median ₪23,025/sqm (50 deals, Jan 2023-Apr 2026); recent 3-room flats sell for about ₪1.8-1.9m.
- Moradot HaZayit: the new neighbourhood planned below the Zayit, next to the Aqueduct Park. The 694-home Givat HaEitam tender area is being marketed as purchase groups (Givat Hodaya 'Solomon Ridge').
- Dekel (Givat HaDekel): an established hill with older blocks on Shivat Zion and Netzach Yerushalayim alongside large private homes on Zerubavel. Dirobot median ₪21,687/sqm on a thin sample of 8 deals (May 2023-Jan 2026).
- Tamar (Givat HaTamar): the southern hill, a newer family area with semi-detached homes and garden duplexes on Beit HaBechira and Moriah streets. Registered sales run about ₪3.1-4.5m (Madlan, 2024-2025).
- Dagan (Givat HaDagan): the northern-entrance hill, closest to Jerusalem, with views and new small buildings (for example on HaZor'im). Rental guides describe it as the premium rental area.
- Rimon, Gefen and Te'ena: the original central hills from the early 1980s, with the town centre, cottages and townhouses. Most sales here are houses, and few flats trade.
Getting around
Route 60 north through the Tunnel Road is the lifeline to Jerusalem. The upgraded road opened on 10 July 2024, eight months early, at a cost of about ₪1bn, with new twin tunnels, dual two-lane carriageways and a reversible public-transport lane (Arutz 7). Nefesh B'Nefesh gives about 20-25 minutes by car to Jerusalem. Buses link Efrat to Jerusalem and other regional towns. There is no rail service, and in practice most households need a car. Tel Aviv is a long commute via Jerusalem or Route 38/375.
Schools, parks and families
All schools are state-religious (Mamlachti Dati), with no secular state or Haredi schools (Nefesh B'Nefesh). Madlan counts 6 elementary and 4 secondary schools and gives Efrat an education index of 77/100 against a national 65, with HaZayit at 84/100. Kindergartens are run under municipal religious supervision. The municipality runs a two-week summer ulpan day camp for olim children. Hospitals are in Jerusalem.
English speakers
Nefesh B'Nefesh says Efrat has a substantial English-speaking population and 'thousands of NBN olim', and funds English-speaking oleh coordinators through the council (guide updated 22 Jan 2026). A 2021 ynet report quoted a local agent estimating Anglos at about 40-50% of residents. English-language brokerage and listings (Janglo, Anglo agencies) dominate the market, and Anglo families are spread across all the hills, especially Zayit, Tamar, Dekel and Dagan.
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 ₪23,120 to ₪32,589. 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 ₪22,410; 2024 ₪23,077; 2025 ₪24,281.
Sources: Madadirot, average sale price over latest 12 months (only 10 deals in total), viewed 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 |
|---|---|---|---|---|---|---|
| Zait Shemen 46, Givat HaZayit (built 2016) | 6 | 3 | 177 | ₪4,770,000 | ₪26,949 | 2026-08 |
| Nachshon 10, Efrat - OFF-PLAN / first-hand (building completion listed as 2027) | 6 | 1 | 227 | ₪6,730,000 | ₪29,648 | 2026-07 |
| HaKatzir 12, Efrat (built 2020) | 5 | 2 | 121 | ₪3,500,000 | ₪28,926 | 2026-07 |
| HaKatzir 16, Efrat (built 2012) | 5 | 1 | 115 | ₪3,400,000 | ₪29,565 | 2026-06 |
| Shivat Zion 2, Dekel (built 1994) | 4 | 2 | 92 | ₪2,290,000 | ₪24,891 | 2026-06 |
| HaAluma 4, Efrat (built 2018, ground floor) | 6 | 0 | 146 | ₪4,400,000 | ₪30,137 | 2026-06 |
| Matityahu HaKohen 28, Givat HaZayit (built 2015) | 3 | 1 | 77 | ₪1,920,000 | ₪24,935 | 2026-05 |
| Zerubavel 5, Dekel | 7 | 4 | 133 | ₪3,075,000 | ₪23,120 | 2026-05 |
| Matityahu HaKohen 42, Givat HaZayit | 3 | 3 | 76 | ₪1,884,000 | ₪24,789 | 2026-04 |
| Zait Shemen 62, Givat HaZayit (built 2023) | 4 | 3 | 112 | ₪3,650,000 | ₪32,589 | 2026-04 |
| Tamar 21, Givat HaTamar | 6 | 1 | 157 | ₪3,830,000 | ₪24,395 | 2026-02 |
| Beit HaBechira 14, Givat HaTamar (built 2020) | 5 | 1 | 130 | ₪3,800,000 | ₪29,231 | 2025-02 |
Sources: Dirobot (Israel Tax Authority registered 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, Givat HaZayit-area 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 |
|---|---|---|---|---|
| Solomon Ridge (Moradot HaZayit / Givat HaEitam) Givat Hodaya (purchase-group organiser) | Apartments and houses in 6 compounds, 694 homes in the neighbourhood; purchase group ('kvutzat rechisha') | — | ₪ | not stated; status 'in marketing' |
| Givat HaEitam state tender Tendered by the Israel Land Authority / Civil Administration | 974 units: 694 homes plus 280 assisted-living units, on 644 dunams | — | ₪ | tender published Feb 2025; plan approved 2024 |
| Neve Dagan BeEmuna | 4-6 room flats and garden apartments in small 3-storey buildings, Givat HaDagan (northern entrance) | — | ₪ | not stated (undated page) |
| Nachshon 10 (building name not stated) not stated | New building; a 6-room, 227 sqm unit registered at ₪6.73m in Jul 2026 | — | ₪ | 2027 (build year listed on Madlan) |
| Luxury Residence Efrat not stated (marketed by Noam Homes) | Villas and semi-detached homes with lifts, gardens and heated pools | ₪4,700,000 | ₪ total | 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 Efrat's rate a 70 sqm three-room is about ₪1.58m and a 100 sqm four-room about ₪2.26m. On the four-room an oleh pays ₪1,402 in purchase tax; an Israeli resident buying a sole home pays ₪9,812; a non-resident or anyone buying a second home pays ₪180,728.
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 · ₪1.58m | Oleh, reg. 12A | ₪0 | ₪61,650 | ₪61,650 | 3.9% |
| Resident, sole home | ₪0 | ₪61,650 | ₪61,650 | 3.9% | |
| Non-resident / additional | ₪126,510 | ₪61,650 | ₪188,160 | 11.9% | |
| 4-room · ₪2.26m | Oleh, reg. 12A | ₪1,402 | ₪81,643 | ₪83,045 | 3.7% |
| Resident, sole home | ₪9,812 | ₪81,643 | ₪91,456 | 4.0% | |
| Non-resident / additional | ₪180,728 | ₪81,643 | ₪262,371 | 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 ₪53,315 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 Efrat's four-room price it is worth ₪8,411 against the resident rate and ₪179,326 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in Efrat
No statistical rent series exists for Efrat, so r3 and r4 are midpoints of a portal guide's ranges, not registry medians. Current asking rents support them: 4-room ₪5,000 (Dekel, Janglo, Sep 2026), ₪5,500 (HaGafen 42, Madlan, Sep 2026) and ₪7,690 (Dekel, Janglo, Apr 2026); 3.5-room cottage ₪5,500 (Mevo HaDor 10, Madlan). Houses and villas let for ₪7,000-15,000, supply is very thin (Madlan showed 5 rentals in the whole town), and Dagan commands the top of the range.
immobilier.co.il Efrat rental guide (3-room ₪4,000-5,500; 4-room ₪4,500-6,500; figures are midpoints), checked against Madlan and Janglo listings — guide ranges and listings viewed 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 | ₪4,750 |
| Security, at the legal cap (3 months) | ₪14,250 |
| Broker, if you hired one: one month + VAT | ₪5,605 |
| Cash out before moving in | ₪24,605 |
On a three-room at ₪4,750 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 3.6% gross — before the building committee, maintenance, empty months, management and tax — Efrat 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
There is no Tama 38 or pinui-binui activity of note: Efrat is a young town of cottages and low-rise buildings, and Israeli national urban-renewal frameworks do not automatically apply in Judea and Samaria. Growth comes from new neighbourhoods instead. The Givat HaEitam / Moradot HaZayit plan (974 units on 644 dunams, tendered Feb 2025) is expected to lift the population by about 40%, and an earlier 2019 announcement spoke of up to 7,000 homes in the long term.
Specific to Efrat
No ordinary Tabu title
Most land in Judea and Samaria is not registered in the Israeli Land Registry, and Tabu extracts cannot simply be pulled. Rights usually sit with the Civil Administration's Custodian of Government Property and are allocated through the WZO Settlement Division or a 'company registering rights', so you buy a contractual lease right, not freehold. Have a lawyer who specialises in Judea and Samaria confirm the chain of rights with the Custodian, Settlement Division or Amana file before signing (Yasmin Tzah law firm, Feb 2026).
Lower mortgage leverage
Banks secure loans with an undertaking to register a lien with the Settlement Division or Custodian rather than a Tabu mortgage, and one specialist firm says financing is typically about 60% of value, below the 75% allowed to first-home buyers inside the Green Line. Olim should get bank pre-approval for Efrat specifically, as not every bank lends there on the same terms.
Double tax and registration layers
Transactions fall under both Israeli purchase tax and Judea and Samaria registration fees and rules under military orders. Budget for extra legal time and fees, and a longer completion than a Tabu sale in Jerusalem.
Political and legal risk
The Givat HaEitam expansion and other plans are contested by Peace Now and Palestinian groups, and international or court decisions can delay tenders and building. Resale values also depend on policy towards the settlements, so the risk profile differs from a city inside the Green Line.
Thin, house-heavy data
Only 133 registered sales over 3.4 years, and Madadirot counted just 10 in the latest 12 months against 75 a year earlier. The pooled median mixes 3-room flats (₪1.8-1.9m) with 6-7 room homes (₪3-6.7m), so single deals move the averages. Benchmark on your own hill and property type.
Off-plan and purchase-group risk
The new Moradot HaZayit supply is being sold largely through purchase groups (kvutzot rechisha), not by developers with a Sale Law bank guarantee. Group buyers carry cost overruns, delays and permit risk. Check the guarantee structure, the land allocation and the Civil Administration permit status.
Tight rental market
The town often has only a handful of flats for rent at any time. Rents for large family homes run ₪7,000-15,000, and agents have described 'crazy demand' against almost no supply. Olim arriving for the school year should secure a lease months ahead.
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.
Efrat property: common questions
What is the average price per square metre in Efrat?
Registered sales put Efrat at about ₪22,591 per square metre (median of 133 registered sales, Jan 2023–May 2026 (pooled)). Individual sales in this brief range from about ₪23,120 to ₪32,589 per square metre, depending on the building, floor and condition.
How much does an apartment cost in Efrat?
At the registered rate a 70 sqm three-room apartment costs about ₪1.58m and a 100 sqm four-room about ₪2.26m. 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 Efrat?
Asking rent for a three-room apartment in Efrat is about ₪4,750 a month, and about ₪5,500 for a four-room. Twelve months' rent against a 70 sqm three-room at the registered rate gives a gross yield of about 3.6%.
How much purchase tax does a new oleh pay in Efrat?
On a four-room at about ₪2.26m, an oleh using the regulation 12A relief pays about ₪1,402 in purchase tax, against ₪9,812 for an Israeli resident buying a sole home and ₪180,728 for a non-resident or anyone buying an additional home. The relief applies from one year before aliyah to seven years after, once.
Is Efrat a good place to buy?
Efrat trades at about ₪22,600/sqm (Dirobot pooled 2023-mid-2026), below Jerusalem's Anglo neighbourhoods, with 3-room flats around ₪1.9m and family homes at ₪3.4-4.8m. It suits Religious Zionist Anglo families who value the community and schools, provided they accept a Judea and Samaria lease title, lower mortgage leverage and political risk, and use a specialist lawyer.
Is Efrat a good place to rent?
Rent is sensible for a first year: 4-room flats go for about ₪5,000-5,500 and houses from about ₪7,000, but supply is scarce. Renting lets olim choose between Zayit, Tamar, Dekel and Dagan and test the Tunnel Road commute before committing to buy in a market with complex title.
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 Efrat
- 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 — Efrat and the alternatives, side by side.
Sources. Dirobot - Efrat city prices (Tax Authority data) (data to 6 May 2026); Dirobot - Efrat, HaZayit (data to Apr 2026); Dirobot - Efrat, HaDekel (data to 1 Jan 2026); Madlan - Efrat area info (viewed 27 Sep 2026); Madlan - Efrat sold prices (viewed 27 Sep 2026); Madlan - HaZayit neighbourhood (viewed 27 Sep 2026); Madlan - Givat HaTamar neighbourhood (viewed 27 Sep 2026); Madlan - Givat HaZayit area for sale (viewed 27 Sep 2026); Madlan - Efrat for rent (viewed 27 Sep 2026); Madadirot - Efrat (viewed 27 Sep 2026); Janglo - Efrat/Gush rentals (viewed 27 Sep 2026); Janglo - Efrat/Gush for sale (viewed 27 Sep 2026); immobilier.co.il - Efrat rentals guide (viewed 27 Sep 2026); Nefesh B'Nefesh - Efrat community guide (updated 22 Jan 2026); Israel Properties (Stamelman & Partners) - Efrat guide (22 Sep 2026); ynet Jerusalem (mynet) - Efrat demand drives prices up (25 Jul 2021); Yasmin Tzah law firm - buying real estate in Judea and Samaria (22 Feb 2026); BuyItInIsrael - Buying a home in a yishuv (29 Sep 2025); BuyItInIsrael - Efrat 974 new homes (17 Feb 2025); Peace Now - tender for c.1,000 units in Efrat (16 Feb 2025); Givat Hodaya - Efrat Solomon Ridge (viewed 27 Sep 2026); nadlan.com - Neve Dagan, Efrat (undated); Noam Homes - Efrat & Gush Etzion (viewed 27 Sep 2026); Arutz 7 - new Tunnel Road opens (10 Jul 2024); JNS - plan for 7,000 homes in Efrat (2019). 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 was found. Dirobot's Efrat city page gives only the pooled 2023-May 2026 median (₪22,591, 133 deals). 'trend' therefore uses Dirobot's Givat HaZayit neighbourhood yearly medians (50 deals; 2026 sample too small, with 4 deals) and is not city-wide. yoy_pct is null. Madadirot reports 0.0% change in average ₪/sqm (₪24,277) over the latest 12 months, but on only 10 deals. On Dirobot's Zayit-only series, 2025 was up about 5.2% on 2024. Neither is a robust city-wide year-on-year figure. by_rooms: only 5-room and 6+ room figures exist (Madadirot 12-month averages, not medians, on 10 deals). No 3- or 4-room medians were published. Registered 2026 sales suggest 3-room flats at about ₪1.8-1.9m and 4-room flats at ₪2.3-3.65m (see examples). Rent r3/r4 are midpoints of immobilier.co.il's guide ranges (3-room ₪4,000-5,500; 4-room ₪4,500-6,500), not medians from registered or statistical data. The guide text may have meant bedrooms rather than rooms. r2 and r5 are not available. Yadata's Efrat rent page did not render, and Angel Realty's rental page returned an 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.