Givatayim property prices 2026 גבעתיים
Givatayim registers at about ₪42,260 per square metre (median of 1,630 registered sales, Jan 2023–Jun 2026 (pooled)), which is number 1 of the forty cities in this series. At that rate a 70 sqm three-room costs about ₪2.96m and a 100 sqm four-room about ₪4.23m. A three-room asks about ₪6,400 a month and a four-room about ₪7,830, against Tel Aviv averages of ₪10,123 and ₪13,824.
Givatayim in six numbers
Givatayim is a supply-constrained, family-friendly alternative to Tel Aviv at about ₪42,000/sqm median. Softer 2026 pricing gives buyers more room to negotiate than they have had in years. The best buys are units with a mamad or in buildings already holding signed renewal agreements; avoid paying renewal premiums on vague promises.
Renting is good value here: 3-room averages about ₪6,400 and 4-room about ₪7,800, far below Tel Aviv, and yields of only 2–2.5% make renting much cheaper than owning. Stock is thin (under 200 listings on Madlan), so good flats go quickly, and renters should check for a mamad and nearby construction.
What Givatayim is
Givatayim was founded in 1922 by Second Aliyah pioneers. It became a city in 1959 and had about 58,600 residents in 2024 on just 3.2 km², one of the densest municipalities in Israel. It is effectively a quieter, greener residential extension of Tel Aviv, and after Tel Aviv it is widely described as the country's most expensive city. Much of the housing is 1950s–70s walk-up stock without a mamad (safe room), so most activity is TAMA 38 and demolish-and-rebuild renewal, with new towers concentrated on the Ramat Gan edge. The school system has a strong reputation, with one of the highest matriculation rates in the country.
Boundaries and parts
A small, dense city of about 3.2 km² immediately east of Tel Aviv, in the Gush Dan core. It borders Tel Aviv to the west and south and Ramat Gan to the north and east. Main arteries are Derech Ben Gurion, Katznelson Street (the main commercial spine), Derech Yitzhak Rabin/HaShalom Road towards Tel Aviv, and Aluf Sadeh at the Ramat Gan edge. The Ayalon Highway and Tel Aviv HaShalom station are a short drive or bus ride to the west.
- Borochov: the original 1922 workers' neighbourhood around Katznelson. Older low-rise stock mixed with urban-renewal rebuilds. Median about ₪42,100/sqm (Dirobot, 2023–2026).
- Arlozorov: leafy residential streets (Golomb, Jabotinsky, HaMa'ayan) with a lot of TAMA 38 and demolish-and-rebuild activity. Median about ₪42,000/sqm (Dirobot, 2023–2026).
- Tel Ganim: larger family flats and newer towers along Histadrut. The highest-priced large-unit area, with a median sale of about ₪4.8m and about ₪43,700/sqm (Dirobot, 2023–2026).
- Shinkin: dense older blocks with many small 2–3 room flats. Cheapest by total price (median about ₪2.4m, about ₪41,400/sqm, Dirobot, 2023–2026).
- Givat Rambam: hilltop neighbourhood on the Tel Aviv edge with a 3,827-unit renewal plan approved in 2020. Highest ₪/sqm at about ₪44,900 (Dirobot, 2023–2026). New-build ₪52,000–55,000/sqm (Bizportal, May 2026).
- Poalei HaRakevet (Railway Workers) and Kiryat Yosef: small historic quarters in the south-west near Sirkin, with boutique new projects.
- HaLamed-Heh, Shikun Amami G (Popular Housing) and Givat Kozlovsky: 1950s–60s housing estates with lower rents (Realta averages of about ₪5,500–5,700) and heavy renewal potential.
- 'City' (the Ben Gurion / Aluf Sadeh strip by the Ramat Gan Diamond Exchange): high-rise residential and office towers, including Eurocom/Midtown-type projects and the ICR Jasmin tower on Adamit Street.
Getting around
There is no heavy-rail station inside the city. Tel Aviv HaShalom and the Ayalon line are a short bus ride west. The Purple Line light rail (Tel Aviv–Ramat Gan–Sheba/Yehud) runs along HaShalom Road and skirts Givatayim towards Aluf Sadeh in Ramat Gan. It is under construction, with first vehicles delivered in June 2026 and completion expected in 2028 (Wikipedia). The municipality is planning a metro station area at Katznelson / Derech Ben Gurion for the future Gush Dan Metro, which is a long-term project. Dense bus routes on Katznelson and Ben Gurion link to central Tel Aviv, the Diamond Exchange district and the Red Line.
Schools, parks and families
The municipality runs about 41 kindergartens, 9 elementary schools and 4 high schools, and the city has one of Israel's highest matriculation rates (Wikipedia). Thelma Yellin High School of the Arts, a national arts high school, is in Givatayim. Madlan's education index scores the city 70/100 against a national average of 65, with high schools including Kalay and Thelma Yellin. The system is secular state education in Hebrew, and there are few English-language or religious options inside the city.
English speakers
Givatayim has no organised Anglo community structure and no Nefesh B'Nefesh community profile (NBN covers neighbouring Tel Aviv and Givat Shmuel instead). English speakers here tend to be young professionals and families who want Tel Aviv access at slightly lower prices, and they integrate into a secular Hebrew-speaking environment. Religious Anglo olim usually look at Givat Shmuel, Ra'anana or Modi'in instead.
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 ₪36,824 to ₪55,556. Floor, condition, a mamad, a lift, parking and whether the unit is new explain almost all of that spread.
No year-by-year series is published for Givatayim; the headline figure pools every registered sale since January 2023, which smooths out the 2025–26 softening.
Sources: madadirot.co.il city page. Second-hand AVERAGE, not median, period not stated (fetched 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 |
|---|---|---|---|---|---|---|
| JASMIN tower (ICR), Adamit St, City. OFF-PLAN developer sale | 5 | 13 | 117 | ₪5,080,000 | ₪43,419 | 2026-07 |
| JASMIN tower (ICR), Adamit St, City. OFF-PLAN developer sale | 5 | 21 | 130 | ₪5,800,000 | ₪44,615 | 2026-07 |
| Bardichevski 22, Givatayim | 2.5 | 1 | 36 | ₪1,775,000 | ₪49,306 | 2026-06 |
| HaMigdal 29, Givatayim | 4 | 2 | 83 | ₪4,080,000 | ₪49,157 | 2026-05 |
| Katznelson 79, Borochov/Katznelson spine | 3 | 0 | 59 | ₪2,400,000 | ₪40,678 | 2026-05 |
| Hanita 12, Givatayim | 2 | 2 | 45 | ₪2,500,000 | ₪55,556 | 2026-05 |
| Tel Ganim (street not given) | 5 | 3 | 120 | ₪4,881,000 | ₪40,675 | 2026-05 |
| Katznelson 102, Givatayim | 4 | 1 | 74 | ₪2,725,000 | ₪36,824 | 2026-05 |
| Sde Boker 5, Givatayim | 4 | 1 | 105 | ₪4,650,000 | ₪44,286 | 2026-05 |
| Shinkin 13, Shinkin | 3 | 4 | 66 | ₪2,500,000 | ₪37,879 | 2026-05 |
| HaMa'ayan 5, Arlozorov | 3 | 1 | 63 | ₪2,850,000 | ₪45,238 | 2026-05 |
| Gansin 6, Givat Rambam | 3 | 0 | 65 | ₪2,650,000 | ₪40,769 | 2026-05 |
Sources: Dirobot, based on registered Tax Authority 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. madadirot.co.il city page, 'average price per sqm' (basis not stated; its asking-price table gives ₪42,872/sqm for 3-room and ₪46,917/sqm for 4-room), fetched 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 |
|---|---|---|---|---|
| JASMIN ICR (Israel Canada Ram Housing) | Urban renewal (pinui-binui) residential tower, 32 floors, 117 units, replacing 3 old buildings, Adamit St | — | Launched at about ₪43,000/sqm; 3-room ₪3.7–4m, 4-room ₪4–4.9m by floor. Registered 4-room deals at ₪4.63–4.87m (101 sqm) in Jul 2026 | About 5 years from launch, per ice.co.il |
| AIR Givatayim | New 24-storey residential tower, Histadrut 10, Tel Ganim; 3–6 rooms | ₪3,900,000 | entry unit (room count not specified) | — |
| HaMa'ayan 28 | 8-storey boutique building, Arlozorov; 3–4 rooms | ₪3,200,000 | entry unit (3-room implied, not stated) | — |
| Sirkin 30 | 7-storey boutique building, Poalei HaRakevet; 3–5 rooms, parking and storage included | ₪3,590,000 | entry unit (room count not specified) | — |
| I M Givatayim | 31-storey tower, Eravi Nachal 1, City; 3–5 rooms | — | — | |
| Levinstein at HaMeiri 58 Levinstein | New construction, Arlozorov; occupancy incentives advertised | — | — | |
| HaMaavak Street renewal ICR (Israel Canada Ram Housing) | Pinui-binui: 333 new flats replacing 117 old ones, valued at about ₪1.6bn | — | — |
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 Givatayim's rate a 70 sqm three-room is about ₪2.96m and a 100 sqm four-room about ₪4.23m. On the four-room an oleh pays ₪11,236 in purchase tax; an Israeli resident buying a sole home pays ₪106,838; a non-resident or anyone buying a second home pays ₪338,080.
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 · ₪2.96m | Oleh, reg. 12A | ₪4,897 | ₪102,267 | ₪107,164 | 3.6% |
| Resident, sole home | ₪43,448 | ₪102,267 | ₪145,715 | 4.9% | |
| Non-resident / additional | ₪236,656 | ₪102,267 | ₪338,923 | 11.5% | |
| 4-room · ₪4.23m | Oleh, reg. 12A | ₪11,236 | ₪139,667 | ₪150,903 | 3.6% |
| Resident, sole home | ₪106,838 | ₪139,667 | ₪246,505 | 5.8% | |
| Non-resident / additional | ₪338,080 | ₪139,667 | ₪477,747 | 11.3% |
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 ₪99,734 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 Givatayim's four-room price it is worth ₪95,602 against the resident rate and ₪326,844 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in Givatayim
Givatayim rents are well below Tel Aviv-wide portal averages. Realta neighbourhood averages run from about ₪5,500 (HaLamed-Heh) to about ₪7,600 (Arlozorov). Supply is thin: Madlan showed about 190 rentals against about 1,100 sale listings. Bizportal (May 2026) puts gross yields at only about 2–2.5%, so rent is much cheaper than owning here.
madadirot.co.il Givatayim page, average rents by room count; cross-check: Realta, 266 listings, city median ₪6,300 and average ₪6,615 (27 Sep 2026) — Current as fetched Sep 2026 (madadirot does not state the averaging period)
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 | ₪6,400 |
| Security, at the legal cap (3 months) | ₪19,200 |
| Broker, if you hired one: one month + VAT | ₪7,552 |
| Cash out before moving in | ₪33,152 |
On a three-room at ₪6,400 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 2.6% gross — before the building committee, maintenance, empty months, management and tax — Givatayim 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
Renewal is the defining feature of the market. In 2021 the district committee approved a Section 23 plan replacing TAMA 38. It caps additions at 2.3× existing units (previously 3.6×), limits height to 6–8 storeys and favours pinui-binui (Nadlan Center). TheMarker reported in April 2025 that Givatayim holds the national record for TAMA 38 permit waits, at 76 months. Large approved schemes include Givat Rambam (3,827 units, approved 2020), the Histadrut complex (601 units, approved 2021), the ICR HaMaavak Street project (333 units replacing 117) and the Ben Gurion strip and north-west renewal plans. Many 3-room flats in old buildings sell at a premium for their renewal potential (Bizportal, Sep 2025).
Specific to Givatayim
No mamad in old stock
Much of Givatayim is 1950s–70s walk-ups without a safe room. ice.co.il (Sep 2026) links part of the recent price fall to buyers avoiding these units after the war. Check shelter access before buying or renting.
Headline price fall is mix-driven
The Tax Authority median fell from ₪4.16m (Q1 2025) to ₪3.64m (Q1 2026), about 12.5%. ice.co.il stresses that much of this reflects buyers moving to cheaper units, not a uniform 10%+ cut. Compare like-for-like building deals before treating any asking price as a bargain.
Renewal timelines are long
TheMarker reported a 76-month average wait for a TAMA 38 permit in Givatayim, the longest in Israel. The 2021 Section 23 plan also cut permitted additions. Do not pay a 'renewal premium' without a signed developer agreement and a realistic permit timeline.
Living through construction
With dozens of demolish-and-rebuild and tower projects under way, many streets face years of noise, dust and parking loss. Check neighbouring plots on the municipal renewal map, not just your own building.
Tiny flats, high ₪/sqm
Small units trade at very high per-metre prices, for example a 45 sqm 2-room at Hanita 12 sold for about ₪56,800/sqm in May 2026. Buyers comparing on ₪/sqm alone can overpay for small, old flats.
Low rental yield
Bizportal (May 2026) puts gross yields around 2–2.5%. Investors who buy to let will struggle to cover mortgage costs from rent, and the 8% purchase tax on additional homes makes the numbers worse.
Light rail is not on your doorstep
The Purple Line mainly skirts the city and is not due until about 2028. The metro is a long-term project. Do not pay a transport premium today for rail that is still years away.
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.
Givatayim property: common questions
What is the average price per square metre in Givatayim?
Registered sales put Givatayim at about ₪42,260 per square metre (median of 1,630 registered sales, Jan 2023–Jun 2026 (pooled)). Individual sales in this brief range from about ₪36,824 to ₪55,556 per square metre, depending on the building, floor and condition.
How much does an apartment cost in Givatayim?
At the registered rate a 70 sqm three-room apartment costs about ₪2.96m and a 100 sqm four-room about ₪4.23m. 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 Givatayim?
Asking rent for a three-room apartment in Givatayim is about ₪6,400 a month, and about ₪7,830 for a four-room. Twelve months' rent against a 70 sqm three-room at the registered rate gives a gross yield of about 2.6%.
How much purchase tax does a new oleh pay in Givatayim?
On a four-room at about ₪4.23m, an oleh using the regulation 12A relief pays about ₪11,236 in purchase tax, against ₪106,838 for an Israeli resident buying a sole home and ₪338,080 for a non-resident or anyone buying an additional home. The relief applies from one year before aliyah to seven years after, once.
Is Givatayim a good place to buy?
Givatayim is a supply-constrained, family-friendly alternative to Tel Aviv at about ₪42,000/sqm median. Softer 2026 pricing gives buyers more room to negotiate than they have had in years. The best buys are units with a mamad or in buildings already holding signed renewal agreements; avoid paying renewal premiums on vague promises.
Is Givatayim a good place to rent?
Renting is good value here: 3-room averages about ₪6,400 and 4-room about ₪7,800, far below Tel Aviv, and yields of only 2–2.5% make renting much cheaper than owning. Stock is thin (under 200 listings on Madlan), so good flats go quickly, and renters should check for a mamad and nearby construction.
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 Givatayim
- 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.
Want this for your own search?
A free personal report for your budget and requirements — Givatayim and the alternatives, side by side.
Sources. Dirobot – Givatayim prices (1,630 registered deals) (Data Jan 2023 – Jun 2026, fetched 27 Sep 2026); ice.co.il – Givatayim prices fell ~10% in a year (22 Sep 2026); ice.co.il – How much a flat in Givatayim costs, ICR JASMIN (2026); Bizportal – Givatayim prices and recent deals (13 Sep 2025); Bizportal – Givat Rambam prices cooling (22 May 2026); Bizportal – How much does a flat in Givatayim cost (14 Feb 2025); Madlan – Givatayim area info (Fetched 27 Sep 2026); Madlan – Givatayim for sale (Fetched 27 Sep 2026); Madlan – Givatayim new projects (Fetched 27 Sep 2026); Madadirot – Givatayim (Fetched 27 Sep 2026); Realta – Givatayim rentals (27 Sep 2026); Haim Nadlan – Givatayim price per sqm 2025 (14 Sep 2025); Nadlan Center – TAMA 38 Givatayim guide (2026); TheMarker – Givatayim record 76-month TAMA 38 permit wait (21 Apr 2025); Wikipedia – Givatayim (Fetched 27 Sep 2026); Wikipedia – Purple Line (Tel Aviv Light Rail) (Fetched 27 Sep 2026); ynet – ICR: 333 new flats instead of 117 on HaMaavak St (Headline only). 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 yearly ₪/sqm medians for 2022–2026 were found. Dirobot publishes only a pooled 2023–Jun 2026 median (₪42,260), and nadlan.gov.il and CBS city tables were not reachable, so 'trend' is empty. yoy_pct is null because no like-for-like ₪/sqm year-on-year figure was found. The nearest figure is the Tax Authority median TOTAL price: ₪4.16m in Q1 2025 vs ₪3.64m in Q1 2026 (−12.5%), with the average down 10.76% (ice.co.il, 22 Sep 2026). A Q1 2024 median of ₪3.22m was also quoted. by_rooms figures are madadirot second-hand AVERAGES with no stated period, not Tax Authority medians. median_sqm is unavailable. Rents by room count come from madadirot with no averaging period stated. Realta gives only a city median (₪6,300) and average (₪6,615) over 266 listings, not a room-count split.
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.