Herzliya property prices 2026 הרצליה
Herzliya registers at about ₪38,923 per square metre (median of 2,908 registered sales, Jan 2023–Aug 2026 (pooled)), which is number 2 of the forty cities in this series. At that rate a 70 sqm three-room costs about ₪2.72m and a 100 sqm four-room about ₪3.89m. A three-room asks about ₪9,511 a month and a four-room about ₪11,024, against Tel Aviv averages of ₪10,123 and ₪13,824.
Herzliya in six numbers
Herzliya is a premium, slightly softening market: CBS average prices dipped about 1% year on year in H1 2026, and volumes have almost halved, which favours patient buyers who negotiate from registered deals. The city centre and Weizmann offer the best entry points (about ₪35,000–38,000/sqm), and renewal areas suit long-horizon buyers.
Renting is relatively cheap against purchase prices, with gross yields near 2.5%, so renting first to learn the neighbourhoods is sensible. Expect about ₪9,500 asking for 3 rooms and about ₪11,000 for 4 rooms on the portals, less in older central streets and far more in Pituach.
What Herzliya is
Herzliya is the second most expensive city in Israel for housing after Tel Aviv, according to CBS figures reported by ynet. It combines an older, mid-priced town centre with new-tower family neighbourhoods and the villa and beachfront district of Herzliya Pituach. The Pituach industrial park is a major high-tech employment hub. Prices are drifting slightly lower in 2025–2026: CBS reports the average transaction price down 0.9% year on year in H1 2026, and deal volume down sharply.
Boundaries and parts
Coastal Sharon city immediately north of Tel Aviv. Borders Ramat HaSharon to the south (the Tzmerot towers sit on that line), Ra'anana and Kfar Shmaryahu to the east/north-east, and the Mediterranean to the west. The Ayalon/Route 2 coastal highway splits the city: the older town and the Yeruka neighbourhoods lie east of it, Herzliya Pituach, the marina and the high-tech industrial zone lie west of it. Route 4 and the coastal rail line run through the eastern side.
- Merkaz HaIr (city centre): older low-rise stock and ongoing TAMA 38 / renewal; the city's largest resale market and its cheaper core (Dirobot median about ₪35,300/sqm, 648 deals 2023–Aug 2026)
- Weizmann: large established neighbourhood facing a big Azorim pinui-binui scheme; mid-to-upper price (Dirobot median about ₪38,300/sqm, 514 deals)
- Herzliya HaYeruka (Green Herzliya, incl. HaYeruka HaMerkazit / Western Yeruka): family area east of the centre with many new towers; Bizportal puts the last-12-month average at about ₪35,500/sqm (Sept 2026)
- Galil Yam (new): 2010s–2020s towers and new projects on the southern edge; Dirobot median about ₪45,400/sqm, but Bizportal reports falls of over 20% from peak
- Herzliya Pituach: villas, cottages and luxury beachfront towers west of the highway, among Israel's most expensive addresses; Dirobot median about ₪57,100/sqm for apartments, new sea-view apartments around ₪72,000/sqm
- Marina Herzliya: resort towers at the marina; very thin market, luxury pricing, several listings cut sharply
- Tzmerot: one-street tower cluster on the Ramat HaSharon border; about four sales a year, closings around ₪25,000–35,000/sqm
- Neve Israel, Gan Rashal, Kiryat Shalom, Herzliya B: older and mixed neighbourhoods; Dirobot medians range from about ₪34,700/sqm (Neve Israel) to about ₪48,700/sqm (Herzliya B)
- Yad HaTisha: small, older units in the north of the city, now the subject of a 4,600-unit renewal plan; Dirobot median price just over ₪2 million
Getting around
Herzliya railway station sits in the Ayalon/Route 2 median on the coastal line, with a direct commute to Tel Aviv's business stations. Route 2 (coastal highway) and Route 4 give road access north and south, and Route 2 is the main link to Tel Aviv. The Tel Aviv light rail Green Line is planned with a northern branch to Herzliya. Wikipedia lists planned openings of 2028 for the southern section and 2030 for the whole line, so no light rail should be assumed before then. The Pituach high-tech park is a large local employment centre within the city.
Schools, parks and families
Madlan scores Herzliya's schools at 79/100 against a 65/100 national average. The Yeruka neighbourhoods, Galil Yam and Weizmann are the main family areas, and the city also has the beach, the marina and Reichman University (formerly IDC Herzliya) in Pituach. Check registration zones (azorei rishum) for specific schools with the municipality before buying.
English speakers
Nefesh B'Nefesh's Herzliya community guide says most olim choose to live on the western side of the city, and it points newcomers to a community Facebook group and a local relocation contact. Herzliya Pituach and the western neighbourhoods have a long-standing international and diplomatic population because of the embassies' residences and the high-tech park. Anglo numbers are not published.
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 ₪24,324 to ₪77,364. 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 Herzliya; the headline figure pools every registered sale since January 2023, which smooths out the 2025–26 softening.
No reliable price by room count is published for this city; the registered sales below are the better guide.
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 |
|---|---|---|---|---|---|---|
| HaNadiv 53-59, Herzliya HaYeruka [NEW-BUILD project, likely developer/off-plan sale] | 4 | 6 | 101 | ₪4,400,000 | ₪43,564 | 2026-09 |
| Hannah Senesh 27, Herzliya | 4 | 2 | 110 | ₪3,100,000 | ₪28,182 | 2026-09 |
| HaIlanot 23, Herzliya | 4 | 5 | 96 | ₪3,575,000 | ₪37,240 | 2026-08 |
| Shirat Geulim 24, Herzliya | 4 | 2 | 99 | ₪2,620,000 | ₪26,465 | 2026-08 |
| Harei Golan 11, Herzliya | 3 | 2 | 60 | ₪2,130,000 | ₪35,500 | 2026-07 |
| Ahad Ha'am 8, Herzliya | 3 | 3 | 106 | ₪3,266,000 | ₪30,811 | 2026-07 |
| Bar Kokhba 115, Herzliya | 4 | 2 | 111 | ₪2,700,000 | ₪24,324 | 2026-07 |
| Kibbush HaAvoda 27, Herzliya HaYeruka (1970 building) | 4 | 1 | 63 | ₪2,880,000 | ₪45,714 | 2026-06 |
| David Shimoni 18, Herzliya HaYeruka (2005 building) | 5 | 4 | 118 | ₪4,850,000 | ₪41,102 | 2026-06 |
| Aba Even area new sea-front tower, Herzliya Pituach [NEW-BUILD developer sale] | 3 | 5 | 110 | ₪8,510,000 | ₪77,364 | 2026-05 |
| Tzmerot 6, Tzmerot | 4 | 3 | 133 | ₪4,000,000 | ₪30,075 | 2026-03 |
| Tzmerot 2, Tzmerot | 4.5 | 12 | 141 | ₪3,520,000 | ₪24,965 | 2025-11 |
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 for-sale listings (Sept 2026); Bizportal (2 Sept 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 |
|---|---|---|---|---|
| Shviro Galil Yam Shviro | New construction | ₪3,450,000 | 3–6 rooms | Near occupancy (per Yad1) |
| Tzamarot Galil Yam (Baba Idelson 3) Not stated | New construction | ₪3,790,000 | 3–5 rooms | Not stated |
| AMPA Galil Yam (HaKinnor 1) Ampa (per project name) | New construction | ₪5,390,000 | 4–5 rooms | Not stated |
| Herzliya HaYeruka (HaNadiv 51–59, Ezra HaSofer 13–15, Nehemia 17) Not stated | New construction / renewal | ₪4,100,000 | 3–5 rooms | Not stated |
| Sarah Malkin 8 Not stated | New construction | ₪3,040,000 | 3–5 rooms | Not stated |
| Yehuda HaLevi 9–11 Not stated | Urban renewal / new | ₪2,960,000 | 3–6 rooms | Not stated |
| Haim Weizmann 43 Not stated | Urban renewal / new | ₪2,750,000 | 3–5 rooms | Not stated |
| Azorim Herzliya VILLE (Ibn Gabirol 48) Azorim | New construction | — | 3–7 rooms | Not stated |
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 Herzliya's rate a 70 sqm three-room is about ₪2.72m and a 100 sqm four-room about ₪3.89m. On the four-room an oleh pays ₪9,568 in purchase tax; an Israeli resident buying a sole home pays ₪90,153; a non-resident or anyone buying a second home pays ₪311,384.
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 · ₪2.72m | Oleh, reg. 12A | ₪3,729 | ₪95,376 | ₪99,105 | 3.6% |
| Resident, sole home | ₪31,769 | ₪95,376 | ₪127,145 | 4.7% | |
| Non-resident / additional | ₪217,969 | ₪95,376 | ₪313,345 | 11.5% | |
| 4-room · ₪3.89m | Oleh, reg. 12A | ₪9,568 | ₪129,823 | ₪139,391 | 3.6% |
| Resident, sole home | ₪90,153 | ₪129,823 | ₪219,976 | 5.7% | |
| Non-resident / additional | ₪311,384 | ₪129,823 | ₪441,207 | 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 ₪91,858 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 Herzliya's four-room price it is worth ₪80,586 against the resident rate and ₪301,816 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in Herzliya
These are asking rents from portal listings, and they run above the transaction-style averages: Madlan shows a city-wide average rent of about ₪8,800, and Bizportal (June 2026) about ₪8,850 with a gross yield near 2.5%. Rents vary widely by area: Bizportal puts Herzliya HaYeruka at ₪6,500 for 3 rooms up to ₪10,500 for 5 rooms (Sept 2026), while Madlan's Herzliya Pituach average is about ₪27,500, driven by villas.
Scoutr rent report (Yad2, Madlan and Facebook listings) — 30 days to 26 Sept 2026 (asking rents)
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 | ₪9,511 |
| Security, at the legal cap (3 months) | ₪28,533 |
| Broker, if you hired one: one month + VAT | ₪11,223 |
| Cash out before moving in | ₪49,267 |
On a three-room at ₪9,511 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 4.2% gross — before the building committee, maintenance, empty months, management and tax — Herzliya 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
The city has about 40 active urban renewal plans at various stages (Nadlan Center, May 2026). The largest is Yad HaTisha: 1,483 old units are to be replaced by 4,616 new ones in 6–10 storey buildings and towers of up to 35 floors, with about 600 long-term rental units. It was approved for deposit on 16 April 2026. Other major schemes include Weizmann (Azorim: 576 units become 1,846, municipally approved), Ben Gurion/Shikun Darom (216 become 661; Almogim, Yam Suf, Levinstein) and the Al-Khazari complex (66 become 204). Central Herzliya alone has about 1,300 planned units and 46 developers active (Nadlan Center, June 2025).
Specific to Herzliya
Falling volume
CBS counted 300 transactions in H1 2026, against 544 in the comparable earlier period. Madadirot shows a roughly 48% drop year on year. Thin volume makes medians noisy and gives buyers more room to negotiate.
Galil Yam off its peak
Bizportal reports that Galil Yam prices have fallen more than 20% from their peak within two years, with market units now around ₪40,000/sqm and subsidised units around ₪35,000/sqm. Buyers who bought at the top in 2022–2023 may be under pressure to sell. Anchor any offer to 2026 registered deals, not 2023 comparables.
Marina: asking vs reality
Bizportal found two years with no market-price sale in Marina Herzliya, and the 2026 registry entries there are non-market transfers. One listing was cut by ₪1.1 million. Treat marina asking prices as opening positions only.
Tzmerot asking gap
The Tzmerot towers record only about four sales a year, closing around ₪25,000–35,000/sqm. Listings there ask up to ₪45,000/sqm. Expect a large gap between the list price and a realistic offer.
Pituach is a different market
Apartment medians in Herzliya Pituach (about ₪56,000–57,000/sqm, and about ₪72,000/sqm for new sea-view units) are far above the city median, and villas trade at ₪15–27 million. Do not use city-wide averages to value property west of the highway.
Renewal timelines
Yad HaTisha has failed several times before, and the 2016 Yad HaTisha (Shviv) track stalled over resident opposition. Only a deposited plan exists today, not permits. Buying an old unit for its renewal upside means a wait of many years, and fragmented ownership can slow signatures.
Low rental yield
Gross yields are about 2.3–2.5% (Bizportal, 2026), before arnona, maintenance and vacancy. Herzliya works as a long-term home or a capital-preservation buy, not an income investment.
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.
Herzliya property: common questions
What is the average price per square metre in Herzliya?
Registered sales put Herzliya at about ₪38,923 per square metre (median of 2,908 registered sales, Jan 2023–Aug 2026 (pooled)). Individual sales in this brief range from about ₪24,324 to ₪77,364 per square metre, depending on the building, floor and condition.
How much does an apartment cost in Herzliya?
At the registered rate a 70 sqm three-room apartment costs about ₪2.72m and a 100 sqm four-room about ₪3.89m. 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 Herzliya?
Asking rent for a three-room apartment in Herzliya is about ₪9,511 a month, and about ₪11,024 for a four-room. Twelve months' rent against a 70 sqm three-room at the registered rate gives a gross yield of about 4.2%.
How much purchase tax does a new oleh pay in Herzliya?
On a four-room at about ₪3.89m, an oleh using the regulation 12A relief pays about ₪9,568 in purchase tax, against ₪90,153 for an Israeli resident buying a sole home and ₪311,384 for a non-resident or anyone buying an additional home. The relief applies from one year before aliyah to seven years after, once.
Is Herzliya a good place to buy?
Herzliya is a premium, slightly softening market: CBS average prices dipped about 1% year on year in H1 2026, and volumes have almost halved, which favours patient buyers who negotiate from registered deals. The city centre and Weizmann offer the best entry points (about ₪35,000–38,000/sqm), and renewal areas suit long-horizon buyers.
Is Herzliya a good place to rent?
Renting is relatively cheap against purchase prices, with gross yields near 2.5%, so renting first to learn the neighbourhoods is sensible. Expect about ₪9,500 asking for 3 rooms and about ₪11,000 for 4 rooms on the portals, less in older central streets and far more in Pituach.
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 Herzliya
- 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 — Herzliya and the alternatives, side by side.
Sources. Dirobot – Herzliya sold prices (Tax Authority data) (accessed 2026-09-27 (data Jan 2023–Aug 2026)); Madlan – Herzliya city page (accessed 2026-09-27); Madlan – Herzliya Pituach page (accessed 2026-09-27); Madlan – Herzliya for sale (accessed 2026-09-27); Madlan – Herzliya for rent (accessed 2026-09-27); Bizportal – הרצליה מאטה (2026-06-09); Bizportal – הרצליה הירוקה (2026-09-02); Bizportal – צמרות בהרצליה (2026-09-02); Bizportal – הרצליה פיתוח (2026-09-02); Bizportal – מרינה הרצליה (2026-09-02); ynet – CBS H1 2026 city prices (2026-09-14); ynet – CBS Q4 2025 city prices (2026-02-20); Scoutr – rent report (2026-09-26); Yad1 (Yad2) – new projects Herzliya (accessed 2026-09-27); Nadlan Center – Yad HaTisha plan (2026-04-15); Nadlan Center – Pinui binui Herzliya 2026 guide (2026-05-10); Nadlan Center – central Herzliya renewal (2025-06-14); Madadirot – Herzliya (accessed 2026-09-27); Nefesh B'Nefesh – Herzliya community guide (accessed 2026-09-27); Wikipedia – Green Line (Tel Aviv Light Rail) (accessed 2026-09-27). 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. Yearly city median ₪/sqm for 2022–2026 was not found. Dirobot publishes only a pooled Jan 2023–Aug 2026 median, so 'trend' is empty. As a proxy, CBS average transaction prices (not ₪/sqm) via ynet were about ₪4.06m in Q4 2024, ₪3.97m in Q4 2025, ₪3.814m in H1 2025 and ₪3.782m in H1 2026. yoy_pct (-0.9) is the CBS change in average transaction PRICE, H1 2026 vs H1 2025. It is not a ₪/sqm median change. The Dirobot deal count is inconsistent: the page title says 2,310 deals and the page body says 2,908 (Jan 2023–Aug 2026). The body figure is used. Median sold price and sqm by room count were not available for the city, so by_rooms is empty. Neighbourhood figures exist only for HaYeruka (Nadlan Center 2025: new 3-room avg ₪2.772m, new 4-room ₪3.677m, new 5-room ₪4.404m; Bizportal 2026: 4-room resale avg ₪3.06m, new ₪3.85m).
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.