Eilat property prices 2026 אילת

Summary

Eilat in six numbers

01 The area

What Eilat is

Eilat is Israel's southernmost city, a Red Sea port and resort with a CBS population of about 56,000 (2024). Its economy rests on tourism and its free-trade-zone status. It is the most expensive of the southern periphery markets, with prices per sqm closer to central Israel than to the Negev.

MadaDirot puts the average registered price in the latest 12 months at ₪1,591,856, up 4.2% year on year, with price per sqm broadly flat at ₪18,837 (+0.3%). Bizportal reports record prices in Shachmon in 2025, including a cottage at about ₪32,800 per sqm. MadaDirot counts 433 registered sales in the latest 12 months against 758 the year before (−42.9%), and Bizportal reported a slower pace of sales in 2026; by comparison, Nadlan Center recorded 962 deals in 2024 and 808 in 2023.

Boundaries and parts

Getting around

Ramon International Airport, about 18 km north, handles domestic and international flights. Route 90 and Route 12 are the only road links north. Egged runs intercity coaches about hourly, and a rail link to Beersheba is planned but not built.

Schools, parks and families

Madlan lists state primaries including Ya'alim, Ofir, Harei, Mitzpe Yam and Yam Suf, and high schools including Goldwater, Menachem Begin and Yitzhak Rabin, plus a state-religious yeshiva high school and ulpana.

English speakers

Small. No organised Anglo olim community was documented in the sources reviewed.

02 Registered sold prices

What people actually paid

Area rate ₪19,697 per sqm. Median price ₪1,440,000.

03 Asking prices and new build

What is for sale, and what is being built

• 5 rooms, 100 sqm, 3rd floor, Shizaf, Ofir — ₪1,200,000 (₪12,000/sqm)
• 5 rooms, 90 sqm, 3rd floor, Kidar, Ofir — ₪1,250,000 (₪13,889/sqm)
• 2 rooms, 42 sqm, 3rd floor, city centre — ₪1,160,000 (₪27,619/sqm)
• 4-room duplex, 140 sqm, 2nd floor, Rut HaMoaviya 21, Shachmon — ₪1,630,000 (₪11,643/sqm)
• 5-room penthouse, 160 sqm, HaBracha 18, Shachmon — ₪3,600,000 (₪22,500/sqm)
• 1.5 rooms, 39 sqm, 5th floor, Antiv 8, hotel area — ₪1,185,000 (₪30,385/sqm)

New build and renewal schemes

04 Purchase tax and costs

What buying here actually costs

Lawyer at 0.5% + VAT and broker at 2% + VAT on a resale (VAT 18%). No broker fee when buying from a developer's sales office. Add a mortgage appraisal (₪350–₪950) and Tabu fees of a few hundred shekels.

The oleh relief, in one paragraph

Under Regulation 12A, a new immigrant pays 0% purchase tax up to ₪1,978,745 and 0.5% from there to ₪6,055,070, on one residential property, once, bought from one year before aliyah to seven years after it. The oleh does not have to live in it. Above ₪20,183,565 the relief does not apply. Olim who arrived before 15 August 2024 may choose the older Regulation 12 instead.

05 Renting

Renting in Eilat

Cash out before the keys

Rent against buying

A 70 sqm three-room at the registered rate costs about ₪1.38m and rents for about ₪4,680 a month: a gross yield of 4.1% before arnona, vaad bayit, maintenance, void months and tax. Rents are high relative to the Negev, but there is a steady supply of about 300 rental listings (MadaDirot). Tenants should check whether a flat is a long-term let or a holiday unit.

06 Urban renewal and stock

The buildings, and what is happening to them

Eilat has an active pinui-binui pipeline: Ya'alim (75 units replaced by 216, approved for deposit September 2025), Tzofit (92 to about 400), and a further scheme of about 118 to 454 units. Baranu (HaDekel) and Paran (HaArava) are before the district committee. New supply comes from Shifulei HaHar, due for completion in 2027, and about 355 units at Ir HaSadeh on the old airport site.

07 Things to beware of

Things to beware of

Specific to Eilat

Security exposure

Eilat was hit by missiles and drones in March 2026, and Red Sea attacks shut the port's activity for about eight months, ending in its bankruptcy in July 2024.

Tourism-dependent economy

Bizportal reports unemployment rose from 3.4% to 14% in summer 2024 as tourism collapsed.

Falling volume

Registered sales fell from 758 to 433 year on year per MadaDirot, so resale may be slow.

Holiday-let blocks

In premium neighbourhoods and the hotel area, many units stand empty mid-week or are short-term lets, which affects building upkeep and neighbours.

Low yields

Gross rental yields are around 3–3.4% (Bizportal, MadaDirot), below most of the periphery.

Remoteness

Road access north is limited to Routes 90 and 12, and there is no rail link.

When buying anywhere in Israel

The register, not the listing

Asking prices are what sellers hope for. Look up what the building and the street actually registered on nadlan.gov.il before you make an offer.

Built area against the permit

Compare the square metres in the listing with the building permit and the Tabu. Enclosed balconies and roof additions are often unpermitted, and a bank values only what is permitted.

Parking and storage "with the apartment"

Check that the parking space and storage room are registered to the flat in the Tabu or the condominium order, not simply in use by the seller.

Mortgage before contract

Get mortgage approval in principle before you sign. The contract fixes payment dates, and missing one is a breach.

Off-plan: guarantees and linkage

Every payment to a developer must be secured, usually by a bank guarantee under the Sale (Apartments) (Assurance of Investments) Law. Since Amendment 9, linkage to the construction-input index is capped at half of the rise; budget for it anyway.

Your own lawyer, a licensed broker

Your lawyer should act for you alone, not for the seller or the developer. Check any broker on the Ministry of Justice licence register before you sign an order form.

When renting anywhere in Israel

Check who owns it

Ask for a Tabu extract and make sure the name on it is the person signing the lease, or that they hold a power of attorney.

The security is capped

Under s.25י of the Rental and Borrowing Law, total security may not exceed the lower of three months' rent or a third of the rent for the whole term.

Who pays the broker

A broker engaged by the landlord is paid by the landlord (s.25ט). You pay only if you engaged the broker yourself.

Repairs and notice

The landlord must repair defects that prevent reasonable use within 30 days, or within three days if urgent. Read the early-termination clause and the notice it requires.

Mamad, lift, parking, air conditioning

Check each one physically and write it into the lease: what the flat has, what works, and who maintains it.

Oleh arnona discount

New olim can claim up to a 90% arnona (municipal tax) discount on up to 100 sqm for 12 months within their first 24 months. Apply to the municipality with your teudat oleh.

FAQ

Eilat property: common questions

08 Before any offer or lease

Six checks on every apartment in Eilat

1. Pull the registered sales. Look up every registered sale in the building and on the street for the last twelve months on nadlan.gov.il, and compare like with like: floor, size, mamad, parking.
2. Get the Tabu extract and the permit file. Check ownership, mortgages and cautions in the Tabu, and compare the flat with the permit plans in the municipal building file (tik binyan).
3. Mamad, lift, parking, storage. Confirm each is there, works, and is registered to the flat rather than simply in use.
4. Ask about renewal. Find out whether the building is in a pinui-binui or Tama 38 plan, how many owners have signed, and with which developer.
5. Price the running costs. Ask the municipality for the arnona rate on the flat, and the vaad bayit for monthly fees and any planned works.
6. Use the oleh relief, if it is yours. Regulation 12A is used once, on one property, within one year before to seven years after aliyah. Make sure your lawyer files it.