Har Adar property prices 2026 הר אדר
Har Adar registers at about ₪22,273 per square metre (median of only 5 registered house sales, Oct 2024–Apr 2026 — too few to be representative), which is number 35 of the fifty cities in this series. At that rate a 70 sqm three-room costs about ₪1.56m and a 100 sqm four-room about ₪2.23m. Asking rents run from about ₪3,875 for a two-room unit to ₪8,500 for a five-room house, on a handful of listings.
Har Adar in six numbers
Har Adar suits secular or mixed families who want a detached house with garden 15-20 minutes from Jerusalem, at roughly ₪4.3-5.3m (about ₪20,000-24,000/sqm) for a typical 5-7 room home. Buy only after a lawyer has checked the Judea and Samaria title chain and a bank has approved a mortgage on that exact house.
Rental stock is tiny: in late September 2026 there were nine listings, mostly small units inside houses at about ₪3,200-5,300, and whole houses at about ₪8,500-12,900. It works as a trial before buying if a unit comes up, but otherwise renting in Mevaseret Zion or Jerusalem while you search is usually more practical.
What Har Adar is
Har Adar was founded in 1986 and had 4,339 residents in 2024. It is a gated, almost entirely private-house community with no apartment blocks to speak of, and it ranks 9 of 10 on the national socio-economic scale. The Yesha Council describes it as about 90% secular and 10% traditional. Politically it is moderate, and residents tend to see it as a Jerusalem-corridor suburb rather than an ideological settlement; the Zionist Union won nearly 40% of the local vote in 2015.
Boundaries and parts
A small local council of roughly 1,000 dunams on a hilltop about 13 km north-west of Jerusalem, reached from Route 1 via the Hemed junction and Abu Ghosh. The community sits on and mostly beyond the 1949 Green Line, inside the separation barrier ('Seam Zone'). Its neighbours are Abu Ghosh and Kiryat Ye'arim (Telz Stone) on the Israeli side and the Palestinian villages of Beit Surik and Qatanna on the other side of the barrier.
- Old Har Adar (HaVatika): the first stage, with streets such as HaGai, HaAlon and HaAla; older detached and semi-detached houses on large plots
- Nof Harim: a long ring road of larger detached villas with valley views; supplies a large share of recorded resales
- The 'Mevo' cul-de-sacs (Mevo HaKfar, HaZayit, HaHadas, HaNataf, HaCharuv, HaRimon, HaLevona, HaTomer and others): later-stage family houses, typically 5-7 rooms on 200-250 sqm
- Phase B new neighbourhood: a newer expansion stage that the Yesha Council describes as under construction
Getting around
There is no rail. Egged/Tnufa bus 187 runs between Har Adar and central Jerusalem (Supreme Court / Abba Eban), and the Yesha Council also lists line 186. By car, the town is reached from Route 1 at the Hemed junction via Abu Ghosh, about 13 km from Jerusalem, and the Tel Aviv road is direct on Route 1. Madlan residents rate public transport 2.5 of 5 and local shopping 2.1 of 5, so in practice the town is car-dependent.
Schools, parks and families
Har Adar has its own state elementary school, daycare centres and six public kindergartens, plus a community centre (matnas) running after-school clubs. Middle- and high-school pupils go to Mevaseret Zion, and some go to Jerusalem. Homee reports about 78% of graduates gaining a full bagrut. Madlan respondents rate schools 4.6 of 5 and safety 4.4 of 5.
English speakers
No Nefesh B'Nefesh community page, Anglo shul or organised English-speaking group for Har Adar turned up in our research. Any English-speaking residents are scattered among a mainly Israeli-born, secular population. The nearest established Anglo communities are Kiryat Ye'arim (Telz Stone, Haredi), Mevaseret Zion and Jerusalem. Buyers who want an English-speaking community or a religious infrastructure should visit before committing.
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 ₪16,255 to ₪37,255. 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: 2024 (houses, n=2) ₪19,559; 2025 (houses, n=6) ₪21,992; 2026 Jan-Apr (houses, n=4) ₪22,531.
How these figures are based
Sources: Computed from 7 registered 5-room house deals, Oct 2024 - Mar 2026 (Dirobot and Madlan) · Computed from 2 registered 6-room house deals (Nof Harim 45, Nov 2024; Mevo HaHadas 71, Sep 2025), Dirobot and Madlan; sqm rounded from 248.5 · Computed from 2 registered 7-room house deals (Mevo HaZayit 5, Mar 2026; Nof Harim 91, Apr 2026), Madlan and Dirobot; sqm rounded from 217.5
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 |
|---|---|---|---|---|---|---|
| Nof Harim 91, Nof Harim (detached house) | 7 | 0 | 220 | ₪4,900,000 | ₪22,273 | 2026-04 |
| Mevo HaCharuv 5 (house) | 5 | 0 | 218 | ₪5,230,000 | ₪23,991 | 2026-03 |
| Mevo HaZayit 5 (house) | 7 | 0 | 215 | ₪4,900,000 | ₪22,791 | 2026-03 |
| Mevo HaKfar 22 (house) | 5 | 1 | 240 | ₪4,650,000 | ₪19,375 | 2026-01 |
| Mevo HaNataf 26 (house) | 5 | 0 | 240 | ₪4,750,000 | ₪19,792 | 2025-12 |
| HaAlon 11, Old Har Adar (house) | 5 | 0 | 200 | ₪4,830,000 | ₪24,150 | 2025-12 |
| HaAla 25, Old Har Adar (house) | 5 | 0 | 158 | ₪4,900,000 | ₪31,013 | 2025-11 |
| Mevo HaHadas 71 (house) | 6 | 0 | 242 | ₪4,800,000 | ₪19,835 | 2025-09 |
| Mevo HaRimon 4 (house; outlier at ₪37,254/sqm - check it was a single-unit sale) | 5 | 0 | 255 | ₪9,500,000 | ₪37,255 | 2025-06 |
| Nof Harim 40, Nof Harim (house) | 8 | 0 | 275 | ₪4,470,000 | ₪16,255 | 2025-04 |
| Nof Harim 45, Nof Harim (house) | 6 | 0 | 255 | ₪4,600,000 | ₪18,039 | 2024-11 |
| Nof Harim 25, Nof Harim (house) | 5 | 0 | 204 | ₪4,300,000 | ₪21,078 | 2024-10 |
Sources: Dirobot - Har Adar prices page (Israel Tax Authority deal data). 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. Median of the asking ₪/sqm (built area) across 5 priced house listings on RE/MAX Shiraz's Har Adar page, accessed Oct 2026. Posting dates are mostly not shown, so some listings may be stale.
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 |
|---|
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 Har Adar's rate a 70 sqm three-room is about ₪1.56m and a 100 sqm four-room about ₪2.23m. On the four-room an oleh pays ₪1,243 in purchase tax; an Israeli resident buying a sole home pays ₪8,699; a non-resident or anyone buying a second home pays ₪178,184.
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 · ₪1.56m | Oleh, reg. 12A | ₪0 | ₪60,994 | ₪60,994 | 3.9% |
| Resident, sole home | ₪0 | ₪60,994 | ₪60,994 | 3.9% | |
| Non-resident / additional | ₪124,729 | ₪60,994 | ₪185,723 | 11.9% | |
| 4-room · ₪2.23m | Oleh, reg. 12A | ₪1,243 | ₪80,705 | ₪81,948 | 3.7% |
| Resident, sole home | ₪8,699 | ₪80,705 | ₪89,405 | 4.0% | |
| Non-resident / additional | ₪178,184 | ₪80,705 | ₪258,889 | 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 ₪52,564 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 Har Adar's four-room price it is worth ₪7,457 against the resident rate and ₪176,941 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in Har Adar
There were only 9 rental listings. The 2-room figure is the median of 4 small units (43-80 sqm, ₪3,500-5,300), and the 3-room and 5-room figures each rest on a single listing. Small rentals are mostly units carved out of private houses. A whole 6-room, 220 sqm house was asking ₪12,900. Realta lists by 'bedrooms', which may mean rooms, so treat the room counts with caution.
Realta - Har Adar rentals (aggregates Yad2, Madlan, OnMap, Facebook) — Live listings aggregated 27 Sep 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 | ₪6,188 |
| Security, at the legal cap (3 months) | ₪18,564 |
| Broker, if you hired one: one month + VAT | ₪7,302 |
| Cash out before moving in | ₪32,054 |
On a rent of ₪6,188 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
Without a reliable three-room rent there is no like-for-like yield figure for Har Adar.
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
Not relevant: the town is entirely private houses with no TAMA 38 or pinui-binui stock. The council's 2016 detailed plan for Phases A and B adds no housing units; it regulates lift shafts, pools, roofs, balconies and cantilevers over terraced retaining walls. Growth comes from house extensions and the Phase B neighbourhood the Yesha Council describes.
Specific to Har Adar
Beyond the Green Line
Most of Har Adar lies in the West Bank (Judea and Samaria Area), in the Seam Zone west of the barrier, and it is administered as an Israeli local council there. The international community considers it a settlement, which can matter to some foreign banks, insurers and employers, and to future diplomatic arrangements. Israeli consensus treats it as part of the Jerusalem corridor.
Title is not ordinary Tabu
Israeli land registration law does not apply directly beyond the Green Line. Land there is generally state land administered by the Custodian of Government Property in the Civil Administration, and rights are usually recorded through lease or allocation contracts and the council's or developer's records, not as freehold in the Israeli Land Registry. Have a lawyer obtain the actual rights certificate and lease terms for the specific plot. We could not confirm Har Adar's exact mechanism from public sources.
Check mortgage terms early
Israeli banks generally lend in established Seam Zone communities like Har Adar, but the security is often a pledge on contractual rights rather than a registered Tabu mortgage. Get a bank's approval in principle that names this specific property before you sign. Overseas lenders and remortgage products may refuse West Bank collateral.
Security perimeter
Har Adar is gated and sits right against the separation barrier, with a checkpoint at the rear gate used by Palestinian workers. In September 2017 a gunman killed a Border Police officer and two guards at that gate. Residents describe calm day-to-day life, but security costs and procedures are a permanent part of living here.
Very thin deal data
Dirobot matched only 5 deals over 18 months, and Madlan lists about a dozen since 2024, so one sale can swing the median by thousands of shekels per sqm. A Mevo HaRimon house registered at ₪9.5m (₪37,254/sqm) in June 2025 is roughly double its neighbours. Price any house from directly comparable plots, not from the town average.
Plot and building rights drive price
Built areas of 160-300 sqm sit on plots of about 316-670 sqm, and plot size, views and unused building rights explain much of the spread in asking prices. Check the approved permit against what is actually built: extensions, basement conversions and income units are common, and unauthorised additions can block a mortgage or a sale.
Car-dependent and services-light
Retail is minimal and there is no rail. Bus 187 is the main link to Jerusalem, so most families run two cars. Secondary school means a commute to Mevaseret Zion, and rentals are scarce and mostly units inside houses, so finding an interim rental while you buy can be hard.
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.
Har Adar property: common questions
What is the average price per square metre in Har Adar?
Registered sales put Har Adar at about ₪22,273 per square metre (median of only 5 registered house sales, Oct 2024–Apr 2026 — too few to be representative). Individual sales in this brief range from about ₪16,255 to ₪37,255 per square metre, depending on the building, floor and condition.
How much does an apartment cost in Har Adar?
At the registered rate a 70 sqm three-room apartment costs about ₪1.56m and a 100 sqm four-room about ₪2.23m. 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 Har Adar?
No reliable rent by room count is published for Har Adar. There were only 9 rental listings. The 2-room figure is the median of 4 small units (43-80 sqm, ₪3,500-5,300), and the 3-room and 5-room figures each rest on a single listing. Small rentals are mostly units carved out of private houses. A whole 6-room, 220 sqm house was asking ₪12,900. Realta lists by 'bedrooms', which may mean rooms, so treat the room counts with caution.
How much purchase tax does a new oleh pay in Har Adar?
On a four-room at about ₪2.23m, an oleh using the regulation 12A relief pays about ₪1,243 in purchase tax, against ₪8,699 for an Israeli resident buying a sole home and ₪178,184 for a non-resident or anyone buying an additional home. The relief applies from one year before aliyah to seven years after, once.
Is Har Adar a good place to buy?
Har Adar suits secular or mixed families who want a detached house with garden 15-20 minutes from Jerusalem, at roughly ₪4.3-5.3m (about ₪20,000-24,000/sqm) for a typical 5-7 room home. Buy only after a lawyer has checked the Judea and Samaria title chain and a bank has approved a mortgage on that exact house.
Is Har Adar a good place to rent?
Rental stock is tiny: in late September 2026 there were nine listings, mostly small units inside houses at about ₪3,200-5,300, and whole houses at about ₪8,500-12,900. It works as a trial before buying if a unit comes up, but otherwise renting in Mevaseret Zion or Jerusalem while you search is usually more practical.
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 Har Adar
- 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 — Har Adar and the alternatives, side by side.
Sources. Dirobot - Har Adar prices (accessed 2026-10-02 (deals Oct 2024 - Apr 2026)); Madlan - Har Adar area info (accessed 2026-10-02); Madlan - HaGai street page (recent deals) (accessed 2026-10-02); Madlan - HaAlon street page (incl. Mevo HaRimon 4 deal) (accessed 2026-10-02); Realta - Har Adar rentals (data updated 2026-09-27); RE/MAX Shiraz - Har Adar listings (accessed 2026-10-02); Komo - houses for sale in Har Adar (accessed 2026-10-02); Wikipedia - Har Adar (accessed 2026-10-02 (population 2024)); Yesha Council - Har Adar local council (accessed 2026-10-02); Har Adar Local Council - detailed plan for Phases A and B (published 2016-12-20); Homee - education in Har Adar (accessed 2026-10-02); Tnufa - bus line 187 (accessed 2026-10-02); Times of Israel - After deadly attack, some in Har Adar rethink Palestinian hires (2017-09). 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. Dirobot's Har Adar page holds only 5 matched deals (Oct 2024 - Apr 2026) and flags them as too few to be representative; it gives no yearly medians or room breakdown. The 'trend' values are our medians of the individual Madlan and Dirobot deals (n=2, 6 and 4), not published series. yoy_pct is null because the yearly samples are too small for a meaningful year-on-year figure; the n=6 to n=4 change from 2025 to 2026 is about +2.5% and is not reliable. No 2023 per-sqm data: Madadirot shows only two 2023 deals (HaGai ₪2.816m; Nof Harim ₪5.8m) with no sqm. No 3- or 4-room sales: the stock is almost entirely 5+ room houses, so by_rooms covers 5, 6 and 7 rooms only.
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.