Em HaMoshavot property prices 2026.
Spacious modern towers and a strong religious-Zionist community, minutes from Tel Aviv's business districts.
Em HaMoshavot is Petah Tikva's planned north-western quarter of towers and parks, beside Bnei Brak and Ramat Gan. In the newer quarter a median of ₪3.12m buys a modern 4- or 5-room flat with a lift, parking and a mamad. Figures come from dirobot's Hadar HaMoshavot HaHadasha page, and the 2026 rate per m² is running below 2025.
Data area: Hadar HaMoshavot HaHadasha, Petah Tikva: dirobot's name for the newer quarter (Em HaMoshavot HaHadasha); no separate figures for the older quarter
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.
Purchase tax at the median (₪3.12m)
| Buyer | Purchase tax |
|---|---|
| Single home (Israeli resident) | ₪51,660 |
| Oleh within the eligibility window | ₪5,720 |
| Foreign resident or additional home | ₪249,800 |
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 |
|---|---|---|---|---|---|
| Aug 2026 | Yael Rom | 5 | 127 | ₪3,300,000 | ₪25,984 |
| Jul 2026 | Sherga Rafali | 5 | 124 | ₪3,625,000 | ₪29,234 |
| Jul 2026 | Yael Rom | 5 | 132 | ₪3,570,000 | ₪27,045 |
| Jul 2026 | Mivtza Yiftach | 6 | 140 | ₪3,870,000 | ₪27,643 |
| Jul 2026 | Sherga Rafali | 4.5 | 105 | ₪3,050,000 | ₪29,048 |
| Jun 2026 | Eitan Rafael | 5 | 114 | ₪3,230,000 | ₪28,333 |
| Jun 2026 | Yael Rom | 4 | 110 | ₪2,830,000 | ₪25,727 |
| Jun 2026 | Moshe Sne | 4 | 93 | ₪2,691,000 | ₪28,935 |
| Jun 2026 | Yael Rom | 4 | 103 | ₪2,925,000 | ₪28,398 |
| Jun 2026 | Mivtza Yiftach | 4 | 101 | ₪2,915,000 | ₪28,861 |
From the Israel Tax Authority register as published by Dirobot.
Size against price
The dashed red line is the area median of ₪28,222 per m². Dots above it sold for more per metre than the median; dots below it, for less.
The area
What you get
- Residential towers of 15 storeys and more, mostly built in the last two or three decades.
- About ₪2.7m–₪3m for a 4-room flat of around 95–110 m².
- About ₪3.2m–₪3.9m for 5 or 6 rooms of 120–140 m².
- Lifts, parking and a mamad are generally standard in the newer quarter.
- The older quarter, Em HaMoshavot HaVatika, has lower-rise blocks and houses.
Who lives here
Mainly middle- and upper-middle-class Israeli families, with a large religious-Zionist share. English speakers live here, but it is a Hebrew-speaking neighbourhood rather than an Anglo enclave.
Getting around
The Red Line light rail links Petah Tikva to Tel Aviv, with a stop at Gesher Em HaMoshavot, though many residents need a walk or feeder bus first. Routes 4 and 5 are close, but Derech Em HaMoshavot and the Bnei Brak edge are congested at peak hours.
For the full picture of daily life, schools and community, read The Honest Guide to Em HaMoshavot.
Beware
- The newer quarter's median per m² fell from ₪28,964 in 2025 to ₪26,820 in 2026, on 72 deals so far.
- Peak-hour traffic on Derech Em HaMoshavot and towards Route 4 is heavy, and road works are planned.
- Tower living brings management fees, lifts, generators and reserve-fund questions.
- In newer towers the condominium may not yet be registered at the Tabu.
- There are no separate registered figures for the older quarter, where renewal now needs the Shaked Alternative or pinui-binui.
Check before you make an offer
- Check whether the tower is registered as a condominium and who must complete registration.
- Ask for the monthly management fee, the reserve fund and any planned major works.
- Test the door-to-door commute at rush hour, by car and via the Red Line.
- On off-plan purchases, insist on security for every payment above 7% under s.2 of the Sale (Apartments) (Assurance of Investments) Law.
- In the older quarter, ask whether the building has a signed renewal deal and under which route.
The verdict
Works well for
- Religious-Zionist families wanting a mature community with schools and synagogues.
- Buyers who need 5 rooms or more near Tel Aviv's business districts.
- Families happy to live in Hebrew.
- Buyers who want a mamad, lift and parking as standard.
Harder to recommend for
- Anyone wanting a house and garden.
- Families looking for an English-speaking bubble.
- Investors banking on a quick rebound after the 2026 dip.
Em HaMoshavot is one of the most practical family neighbourhoods in the Tel Aviv metro, with space and modern stock the Sharon cannot match at the price. Traffic, density and a softer 2026 are its real weaknesses. If you want a working family life in Hebrew with room to breathe, it deserves a serious look.
Questions buyers ask
What is the median property price in Em HaMoshavot?
The median registered sale in Em HaMoshavot is ₪3,122,500, or ₪28,222 per square metre, based on 508 registered deals (Jan 2023 – Aug 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 Em HaMoshavot?
On ₪3,122,500, under the 2026 bands: about ₪51,660 for a resident buying a single home, about ₪5,720 for an oleh within the eligibility window, and about ₪249,800 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 Em HaMoshavot?
The newer quarter's median per m² fell from ₪28,964 in 2025 to ₪26,820 in 2026, on 72 deals so far. Peak-hour traffic on Derech Em HaMoshavot and towards Route 4 is heavy, and road works are planned. Tower living brings management fees, lifts, generators and reserve-fund questions.
What should I check before making an offer in Em HaMoshavot?
Check whether the tower is registered as a condominium and who must complete registration. Ask for the monthly management fee, the reserve fund and any planned major works. Test the door-to-door commute at rush hour, by car and via the Red Line.
Who does Em HaMoshavot suit?
It works well for: Religious-Zionist families wanting a mature community with schools and synagogues; Buyers who need 5 rooms or more near Tel Aviv's business districts; Families happy to live in Hebrew; Buyers who want a mamad, lift and parking as standard.
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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.