Givat Ze'ev property prices 2026 גבעת זאב
Givat Ze'ev registers at about ₪23,198 per square metre (median of 240 registered sales, Jan 2023–May 2026 (pooled)), which is number 31 of the fifty cities in this series. At that rate a 70 sqm three-room costs about ₪1.62m and a 100 sqm four-room about ₪2.32m. A three-room asks about ₪4,995 a month and a four-room about ₪7,750, against Tel Aviv averages of ₪10,123 and ₪13,824.
Givat Ze'ev in six numbers
Givat Ze'ev trades at about ₪23,200/sqm (Dirobot pooled, Jan 2023-May 2026), with 3-room flats at ₪2.1-2.4m and 4-room flats at ₪2.2-2.7m. It is good value for Haredi and religious Anglo families tied to Jerusalem by Route 443. Buy only after a Judea-and-Samaria specialist lawyer has verified private-land title, registration status and the bank's lending terms for that address.
Rents are moderate: about ₪3,600 for a 2-room and ₪5,000 for a 3-room, and ₪7,500-8,000 for larger 4-5 room flats in the better blocks. Renting first is the sensible route for olim, letting them test Agan HaAyalot or the mixed older core and the 443 commute before taking on the title complexity.
What Givat Ze'ev is
Givat Ze'ev was founded in 1977 on a former Jordanian army camp and had 25,104 residents in 2024 (CBS via Wikipedia), though the council puts the real figure nearer 35,000 and it became a city in July 2026. It is a mixed town: the older core is secular, traditional and national-religious, while the western Agan HaAyalot extension and most new building are Haredi. Stock runs from 1980s cottages in HaMaccabim to 1990s-2010s walk-up blocks and new 10-14 storey towers near Route 443. Prices sit well below Jerusalem's Ramot and Har Nof, which is the main draw for young Haredi and Anglo families priced out of the capital.
Boundaries and parts
City in Judea and Samaria about 5 km north-west of Jerusalem, beyond the Green Line, on Route 443 between Jerusalem (Ramot) and Modi'in. It lies geographically within the Mateh Binyamin area but is a separate municipality, and was formally declared a city on 12 July 2026 by order of the IDF Central Command chief (Kipa, 12 Jul 2026). The separation-barrier loop encloses the town and its Agan HaAyalot extension to the west. Because it is in Area C of Judea and Samaria, ordinary Israeli land-registry rules do not apply directly (see beware).
- Agan HaAyalot (Givat Ze'ev HaChadasha): the large Haredi extension to the west, 2000s-2020s blocks on HaAyalot, HaKfir, HaYael, HaTzvi. Dirobot median ₪23,558/sqm (55 deals, 2023-May 2026); Madlan socio-economic rating 2/10 and Yahadut HaTorah the leading party. Roughly 30% of families are from abroad, mainly American.
- Kiryat Ye'arim: older and mid-1990s-2010s stock on HaEtrog, Arba'at HaMinim, HaGai, Lulav; mixed religious, with state-religious and Haredi schools. Dirobot median ₪24,691/sqm (49 deals, Jan 2023-May 2026).
- HaMaccabim: the original 1980s core of cottages, semi-detached homes and low blocks (HaMaccabim, Shevet Binyamin, HaTana, Shaul HaMelech); mixed religious and secular, socio-economic 5/10. Dirobot median ₪23,350/sqm (40 deals).
- Neve Menachem: 1990s blocks on Kidron, Duchifat, Nachlieli, Dragot; dati (national-religious) character. Dirobot median ₪23,907/sqm (40 deals, Jan 2023-May 2026).
- Mishkenot Givat Ze'ev: apartment blocks around Rakefet and Savyon (built c.2008-2010). Dirobot median ₪23,306/sqm (21 deals).
- Ramat Givat Ze'ev: newer section developed from about 2013, originally around 400 units aimed at English-speaking religious olim. Lowest Dirobot median in town at ₪19,545/sqm (21 deals).
- Har Shmuel: upmarket hilltop with large duplexes and houses (Achlama, Nofech, Bareket). Dirobot median ₪24,826/sqm on only 7 deals; houses here are listed at ₪5.3-6.5m.
Getting around
Route 443 links Givat Ze'ev to Jerusalem (Ramot, about 10 minutes) and west to Modi'in and Tel Aviv (Wikipedia; Avirah, 2019). Nefesh B'Nefesh's profile gives about 15 minutes to Jerusalem, 15 to Modi'in and 40 to Tel Aviv by car. Egged routes 131-134 run to Jerusalem and route 471 to Tel Aviv, and the fare to Jerusalem matches city fares. There is no rail, internal bus service is limited, and most families own a car.
Schools, parks and families
Schooling covers every stream: secular state, state-religious and a large Haredi network (chadarim, Beis Yaakov). Nefesh B'Nefesh lists multiple kindergartens, two secular state schools, one state-religious school, a Beis Yaakov, a cheder and a middle school to grade 9 (profile dated 2015, now out of date given growth). Agan HaAyalot has two chadarim and a girls' school, and a preschool English track helps Anglo children transition (Avirah, 2019). High schools are mostly in Jerusalem.
English speakers
The Anglo presence is mainly Haredi American. Agan HaAyalot is about 30% English-speaking, largely families from the Mir, Brisk and Toras Moshe yeshiva world, clustered in the same buildings (Avirah, Dec 2019; Admateinu VIP also says 30% of families are from abroad). Nefesh B'Nefesh counted over 100 English-speaking families in Givat Ze'ev HaChadasha, about 4% town-wide and 20% in Ramat Givat Ze'ev (2015 profile). Ramat Givat Ze'ev was originally marketed to English-speaking religious olim, and new projects such as Givat HaShalva are again targeting Haredi Americans and Anglos.
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); Rosh HaAyin ₪23,140 — median of 2,138 registered sales, Jan 2023–Aug 2026 (pooled), mostly Pisgot Afek towers; Yavne ₪23,462 — median of 1,185 registered sales, Jan 2023–Jun 2026 (pooled); Gedera ₪25,000 — median of 402 registered sales, Jan 2023–May 2026 (pooled); Tel Mond ₪25,301 — median of 153 registered sales, Jan 2023–Mar 2026 (pooled), houses and flats together; Har Adar ₪22,273 — median of only 5 registered house sales, Oct 2024–Apr 2026 — too few to be representative; Tzur Hadassah ₪24,934 — median of 192 registered sales, Jan 2023–Jun 2026 (pooled), houses and flats together; Givat Ze'ev ₪23,198 — median of 240 registered sales, Jan 2023–May 2026 (pooled); Karnei Shomron ₪13,361 — median of 51 registered sales, Jan 2023–Mar 2026 (pooled), mostly houses and garden flats; Nahariya ₪17,087 — median of 1,152 apartment sales in the city centre, Jan 2023–Aug 2026 (pooled); Ganei Tikva ₪29,032 — median of 379 registered sales, Jan 2023–Jun 2026 (pooled), apartments. 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 ₪21,382 to ₪32,289. 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 ₪25,114; 2024 ₪21,053; 2025 ₪25,344; 2026 ₪27,869.
Sources: Madadirot, AVERAGE (not median) sale price, latest 12 months on a very thin sample, viewed Oct 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 |
|---|---|---|---|---|---|---|
| Kiryat Ye'arim 22, Kiryat Ye'arim (built 1995) | 4 | 6 | 106 | ₪2,500,000 | ₪23,585 | 2026-09 |
| Perach HaBar 17, Givat Ze'ev (built 2023) | 6 | 7 | 152 | ₪3,250,000 | ₪21,382 | 2026-08 |
| HaKfir 12, Agan HaAyalot (built 2011) | 4 | 3 | 83 | ₪2,680,000 | ₪32,289 | 2026-07 |
| Rekefet 2, Mishkenot Givat Ze'ev (built 2010) | 4 | 2 | 100 | ₪2,200,000 | ₪22,000 | 2026-07 |
| HaEtrog 72, Kiryat Ye'arim (built 2000, ground floor) | 5 | 0 | 131 | ₪3,800,000 | ₪29,008 | 2026-07 |
| HaTana 13, HaMaccabim (built 1980) | 3 | 3 | 78 | ₪2,130,000 | ₪27,308 | 2026-07 |
| HaYael 16, Agan HaAyalot (built 2012) | 4 | 3 | 103 | ₪2,590,000 | ₪25,146 | 2026-06 |
| HaAyalot 23, Agan HaAyalot (built 2009) | 3 | 2 | 92 | ₪2,380,000 | ₪25,870 | 2026-06 |
| Duchifat 14, Neve Menachem (built 1995) | 4 | 2 | 108 | ₪2,530,000 | ₪23,426 | 2026-06 |
| HaMaccabim 19, HaMaccabim (built 1993) | 6 | 4 | 135 | ₪4,000,000 | ₪29,630 | 2026-06 |
| Nachlieli 10, Neve Menachem (built 1997) | 5 | 1 | 123 | ₪2,820,000 | ₪22,927 | 2025-11 |
| 'Givat Ze'ev 1', Neve Menachem - OFF-PLAN / first-hand (build year listed as 2029; lower-level unit) | 6 | -1 | 250 | ₪7,400,000 | ₪29,600 | 2025-09 |
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 Ze'ev for-sale listings, viewed 2 Oct 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 |
|---|---|---|---|---|
| Givat HaShalva Amim Group (Kvutzat Amim), built by Solel Boneh (Shikun & Binui) | About 552 flats in 18 towers of 14 storeys, average 160 sqm with 40 sqm+ balconies, near Route 443 at the northern entrance; marketed to Haredi American and Anglo buyers | — | ₪ | about three years from launch (article Mar 2025) |
| Agan HaAyalot semi-detached plot (Salit / Damri) Salit Real Estate and Damri | 98 semi-detached (du-mishpachti) homes of about 260 sqm on 25 dunams bought for ₪155m; aimed at Haredi olim and investors | — | ₪ | marketing planned from Q2 2023; delivery not stated |
| Nof HaGiv'a / new Haredi neighbourhood next to Agan HaAyalot Green Park | Rights in land for future flats (purchase of land rights, not a completed flat); phase-one 'apartment rights' at ₪500,000 with ₪140,000 down | ₪500,000 | ₪ for land rights only (construction cost extra) | not stated |
| Ridge neighbourhood (Shchunat HaRechess) not stated | About 2,000 units | — | ₪ | planning stage |
| Agan HaAyalot project Admateinu VIP Ltd | Residential (details not published) | — | ₪ | not stated; developer's FAQ says rights registration should take about 3 more years |
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 Givat Ze'ev's rate a 70 sqm three-room is about ₪1.62m and a 100 sqm four-room about ₪2.32m. On the four-room an oleh pays ₪1,705 in purchase tax; an Israeli resident buying a sole home pays ₪11,937; a non-resident or anyone buying a second home pays ₪185,584.
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 · ₪1.62m | Oleh, reg. 12A | ₪0 | ₪62,904 | ₪62,904 | 3.9% |
| Resident, sole home | ₪0 | ₪62,904 | ₪62,904 | 3.9% | |
| Non-resident / additional | ₪129,909 | ₪62,904 | ₪192,813 | 11.9% | |
| 4-room · ₪2.32m | Oleh, reg. 12A | ₪1,705 | ₪83,434 | ₪85,139 | 3.7% |
| Resident, sole home | ₪11,937 | ₪83,434 | ₪95,371 | 4.1% | |
| Non-resident / additional | ₪185,584 | ₪83,434 | ₪269,018 | 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 ₪54,747 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 Givat Ze'ev's four-room price it is worth ₪10,232 against the resident rate and ₪183,879 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in Givat Ze'ev
Realta shows 65 rentals, with an overall median asking rent of ₪4,800 and an average of ₪6,217. The room medians rest on very small samples: 4-room flats in Neve Menachem and HaMaccabim ask ₪7,500-8,000, but a 4-room in Har Shmuel asks ₪5,000. The 5-room figure is pulled down by two small Har Shmuel units at ₪5,300, while a 5-room in Agan HaAyalot asks ₪8,000. Madlan's area page gives an average rent of ₪8,650, skewed by houses.
Realta, Givat Ze'ev rental listings (medians computed from the listings shown: 11 two-room, 6 three-room, 4 four-room, 3 five-room) — asking rents, listings viewed 28 Sep - 2 Oct 2026
How these figures are based
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, Pardes Hanna, Yavne, Har Adar, Tzur Hadassah and Karnei Shomron 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 | ₪4,995 |
| Security, at the legal cap (3 months) | ₪14,985 |
| Broker, if you hired one: one month + VAT | ₪5,894 |
| Cash out before moving in | ₪25,874 |
On a three-room at ₪4,995 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 3.7% gross — before the building committee, maintenance, empty months, management and tax — Givat Ze'ev 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 significant Tama 38 or pinui-binui activity was found, and national urban-renewal frameworks do not apply automatically in Judea and Samaria. Growth is greenfield instead: Givat HaShalva (about 552 units), the Salit/Damri semi-detached homes in Agan HaAyalot, Green Park's new Haredi neighbourhood and a planned 2,000-unit ridge neighbourhood. City status in July 2026 is meant to let the municipality handle this expansion.
Specific to Givat Ze'ev
Private land, not state land
Unlike most settlements, much of Givat Ze'ev stands on land bought privately, often registered under the Jordanian system or awaiting first registration. Behadrei Haredim notes that the majority of the town's land is privately held, with some parcels still under Arab ownership. Your lawyer must trace the chain of title back to the original purchase and the Civil Administration's land registry, not rely on a developer's letter.
Forged-purchase history
The prosecution found the purchase documents for the Ayelet HaShahar synagogue and yeshiva site to be forgeries, and the building faced demolition. In 2015 the Civil Administration publicly warned of real-estate fraud on Palestinian land around Givat Ze'ev (Haaretz headline). Buy only where land rights are confirmed by the Civil Administration and the plan has a valid building permit.
Registration still pending
Many flats, including in Agan HaAyalot, are not yet registered in the buyer's name. One Agan HaAyalot developer's FAQ says registration 'should be finished in around 3 years'. Expect to buy a contractual right recorded with a registering company or the developer, which slows resale and complicates mortgages.
Mortgage limits
Banks lend in Judea and Samaria against an undertaking to register a lien rather than a standard Tabu mortgage. A specialist firm puts typical financing there at about 60% of value, below the 75% first-home limit inside the Green Line (Yasmin Tzah, Feb 2026). Get a bank pre-approval that names the specific Givat Ze'ev address before signing.
Land-rights 'apartment' offers
Some new Haredi-neighbourhood marketing sells 'apartment rights' for ₪500,000 with ₪140,000 down. This is a share in land, with construction costs, permits and timing still open. It is not a Sale Law flat with a bank guarantee: check whether the scheme is a purchase group, who carries cost overruns and whether the plan is approved.
Political and legal exposure
Givat Ze'ev is beyond the Green Line and inside the barrier loop. Its expansion depends on Civil Administration approvals and can face petitions from Palestinian landowners and NGOs. City status (July 2026) was granted by military order, so the policy environment affects both future supply and resale demand.
Thin, mixed data
The 240-deal pooled median mixes 1980s cottages, Haredi walk-ups and new towers, and individual deals range from about ₪19,500 to over ₪50,000/sqm. Some registered areas look wrong (for example a 5-room at 59 sqm). Madadirot shows only 8 deals in the latest 12 months against 183 before, which probably reflects reporting lag rather than a collapse. Benchmark on your own street and building type.
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.
Givat Ze'ev property: common questions
What is the average price per square metre in Givat Ze'ev?
Registered sales put Givat Ze'ev at about ₪23,198 per square metre (median of 240 registered sales, Jan 2023–May 2026 (pooled)). Individual sales in this brief range from about ₪21,382 to ₪32,289 per square metre, depending on the building, floor and condition.
How much does an apartment cost in Givat Ze'ev?
At the registered rate a 70 sqm three-room apartment costs about ₪1.62m and a 100 sqm four-room about ₪2.32m. 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 Givat Ze'ev?
Asking rent for a three-room apartment in Givat Ze'ev is about ₪4,995 a month, and about ₪7,750 for a four-room. Twelve months' rent against a 70 sqm three-room at the registered rate gives a gross yield of about 3.7%.
How much purchase tax does a new oleh pay in Givat Ze'ev?
On a four-room at about ₪2.32m, an oleh using the regulation 12A relief pays about ₪1,705 in purchase tax, against ₪11,937 for an Israeli resident buying a sole home and ₪185,584 for a non-resident or anyone buying an additional home. The relief applies from one year before aliyah to seven years after, once.
Is Givat Ze'ev a good place to buy?
Givat Ze'ev trades at about ₪23,200/sqm (Dirobot pooled, Jan 2023-May 2026), with 3-room flats at ₪2.1-2.4m and 4-room flats at ₪2.2-2.7m. It is good value for Haredi and religious Anglo families tied to Jerusalem by Route 443. Buy only after a Judea-and-Samaria specialist lawyer has verified private-land title, registration status and the bank's lending terms for that address.
Is Givat Ze'ev a good place to rent?
Rents are moderate: about ₪3,600 for a 2-room and ₪5,000 for a 3-room, and ₪7,500-8,000 for larger 4-5 room flats in the better blocks. Renting first is the sensible route for olim, letting them test Agan HaAyalot or the mixed older core and the 443 commute before taking on the title complexity.
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 Givat Ze'ev
- 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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Sources. Dirobot - Givat Ze'ev city prices (Tax Authority data) (data 4 Jan 2023 - 18 May 2026); Dirobot - Givat Ze'ev, Kiryat Ye'arim (data to 18 May 2026); Dirobot - Givat Ze'ev, Neve Menachem (data to 3 May 2026); Madlan - Givat Ze'ev area info (viewed 2 Oct 2026); Madlan - Agan HaAyalot (viewed 2 Oct 2026); Madlan - Kiryat Ye'arim (viewed 2 Oct 2026); Madlan - Neve Menachem (viewed 2 Oct 2026); Madlan - HaMaccabim (viewed 2 Oct 2026); Madlan - Givat Ze'ev for sale (viewed 2 Oct 2026); Madadirot - Givat Ze'ev (viewed 2 Oct 2026); Realta - Givat Ze'ev rentals (data 28 Sep 2026); Nefesh B'Nefesh - Givat Zeev community profile (Jun 2015); Wikipedia - Giv'at Ze'ev (viewed 2 Oct 2026); Kipa - Givat Ze'ev declared a city (12 Jul 2026); Avirah D'Eretz Yisroel - Country living in a Yerushalayim suburb (Agan HaAyalot) (19 Dec 2019); Nadlan Center - Solel Boneh to build 552 units in Givat Ze'ev for Amim (11 Mar 2025); Nadlan Center - Salit and Damri buy 25 dunams in Givat Ze'ev (16 May 2022 (updated 4 Jul 2023)); Behadrei Haredim - The huge project in Givat Ze'ev (20 May 2024); Kikar HaShabbat - ₪140,000 down in Haredi Givat Ze'ev (27 Apr 2025); Admateinu VIP - Givat Ze'ev Agan HaAyalot (viewed 2 Oct 2026); Haaretz - Civil Administration warns of real-estate fraud on Palestinian land in Givat Ze'ev (headline only; page blocked) (28 Jun 2015); Yasmin Tzah law firm - buying real estate in Judea and Samaria (22 Feb 2026 (as cited in the series' Efrat brief; not re-fetched)). 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 series. Dirobot's Givat Ze'ev city page gives only the pooled figure (₪23,198/sqm, 240 deals, Jan 2023-May 2026). 'trend' uses Dirobot's Kiryat Ye'arim neighbourhood series (49 deals) and is not city-wide. Neve Menachem's series moves differently: ₪25,000 (2023), ₪22,076 (2024), ₪25,789 (2025), with too few 2026 deals. yoy_pct is null. Kiryat Ye'arim 2025 vs 2024 is +20.4% and Neve Menachem +16.8%, but both rest on 11-22 deals and 2024 looks like a low outlier in each. Madadirot's 12-month figures (8 deals vs 183) are unusable. by_rooms uses Madadirot 12-month AVERAGES, not medians, on a very thin sample. Its ₪/sqm per room bucket (₪39-55k) is implausible and is omitted. No 3-room figure was published; registered 2026 3-room sales run ₪2.13-2.38m (examples) and also ₪1.93-2.26m (HaTana 11, Arba'at HaMinim 1 on Madlan). Dirobot neighbourhood totals differ slightly between the city page (for example Kiryat Ye'arim 45 deals, ₪25,426) and the neighbourhood page (49 deals, ₪24,691). sub_areas uses neighbourhood-page figures where fetched and city-page figures otherwise.
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.