Herzliya Pituach property prices 2026.
Villas, sea and diplomats, but the visible data is mostly flats in new towers.
Herzliya Pituach is the seaward side of Herzliya, west of Route 2, with villa streets, a marina and a business park. The registered median of ₪7.2m at about ₪50,000/m² mostly describes flats, many in new towers near the business park. The villas that make the name trade privately, often in the tens of millions.
Data area: Herzliya Pituach (neighbourhood page; a narrower street cut gives ₪5.05m and ₪57,143/m² on 101 deals)
Prices
Price per square metre, year by year
Median ₪ per m² of registered sales each year; the latest year is in red. Years with few deals move more than the market does.
Purchase tax at the median (₪7.20m)
| Buyer | Purchase tax |
|---|---|
| Single home (Israeli resident) | ₪289,890 |
| Oleh within the eligibility window | ₪111,980 |
| Foreign resident or additional home | ₪598,900 |
2026 bands. The oleh rate applies from one year before to seven years after aliyah. Confirm your own position with your lawyer before you sign.
Recent registered sales
| Date | Street | Rooms | m² | Price | ₪/m² |
|---|---|---|---|---|---|
| Jul 2026 | Tof Mariam | 4 | 101 | ₪4,050,000 | ₪40,099 |
| Jun 2026 | HaHaruv † | 4 | 113 | ₪1,800,000 | ₪15,929 |
| May 2026 | — | 1 | 34 | ₪1,950,000 | ₪57,353 |
| May 2026 | Aba Even | 3 | 110 | ₪8,513,000 | ₪77,391 |
| May 2026 | Aba Even | 3 | 110 | ₪8,322,000 | ₪75,655 |
| Apr 2026 | Yahadut HaDmama † | 8 | 391 | ₪4,100,000 | ₪10,486 |
| Mar 2026 | Aba Even | 3 | 103 | ₪7,436,000 | ₪72,194 |
From the Israel Tax Authority register as published by Dirobot. † Price looks out of line with the size: probably a partial share or a family transfer, not a market sale. Left out of the chart.
Size against price
The dashed red line is the area median of ₪50,259 per m². Dots above it sold for more per metre than the median; dots below it, for less.
The area
What you get
- Detached villas on large plots behind walls and hedges, mostly sold off-market.
- New residential towers near the business park, where registered sales on Aba Even reached over ₪70,000/m² in 2026.
- Around ₪5m buys a flat, not a house; villas are a separate market priced far higher.
- Some registered prices do not fit the recorded size and are likely part-share sales or plots.
- The marina, beach hotels and promenade within easy reach.
Who lives here
Established Israeli families, senior tech and finance figures, diplomats and a long-standing English-speaking community. The new towers add younger buyers and investors.
Getting around
Route 2 runs along the eastern edge, and most residents drive; Tel Aviv is 20 to 40 minutes away depending on traffic. Herzliya station is across Route 2, and the light rail Green Line is not expected in Herzliya until around 2030.
For the full picture of daily life, schools and community, read The Honest Guide to Herzliya Pituach.
Beware
- The kurkar cliff on the northern coast is eroding, and sections at Sidna Ali collapsed twice in late 2024.
- Planning now favours density near the business park, so towers and traffic are spreading.
- The 2026 per-metre median rests on 18 deals and is lifted by new towers, not villa values.
- Liquidity at the very top is thin, and a ₪40m house can take a long time to sell.
- Peak-hour traffic at the Route 2 junctions is a daily frustration.
Check before you make an offer
- Check whether the land is private or Israel Land Authority leasehold, and its capitalisation status.
- Compare the building file at the planning committee with extensions, basements and pool houses on the ground.
- For homes near the northern edge, get the coastal-zone position and any engineering report on the cliff.
- Ask whether a betterment levy has been assessed or paid, and allocate it in the contract.
- Check approved and pending plans nearby that could change light, views or traffic.
The verdict
Works well for
- Families who want a large house and garden within reach of Tel Aviv and the sea.
- Senior professionals working in the Herzliya business park.
- Buyers who value privacy, security and discreet neighbours.
- Long-term owners who can ride out slow resale at the top of the market.
Harder to recommend for
- Families seeking a close-knit English-speaking community on the doorstep.
- Buyers who want a house but have a flat budget.
- Anyone who needs to sell quickly at a predictable price.
Herzliya Pituach deserves its reputation, with the sea, the marina and some of Israel's most pleasant streets. But towers are changing the south, the cliff is changing the north, and the public data is mostly about flats. Pituach rewards the prepared and punishes the hurried.
Questions buyers ask
What is the median property price in Herzliya Pituach?
The median registered sale in Herzliya Pituach is ₪7,200,000, or ₪50,259 per square metre, based on 197 registered deals (Jan 2023 – Jul 2026). These are sold prices from the Israel Tax Authority register, not asking prices.
How much purchase tax would I pay on a median-priced home in Herzliya Pituach?
On ₪7,200,000, under the 2026 bands: about ₪289,890 for a resident buying a single home, about ₪111,980 for an oleh within the eligibility window, and about ₪598,900 for a foreign resident or someone buying an additional home. Confirm your own position with your lawyer.
What are the main risks of buying in Herzliya Pituach?
The kurkar cliff on the northern coast is eroding, and sections at Sidna Ali collapsed twice in late 2024. Planning now favours density near the business park, so towers and traffic are spreading. The 2026 per-metre median rests on 18 deals and is lifted by new towers, not villa values.
What should I check before making an offer in Herzliya Pituach?
Check whether the land is private or Israel Land Authority leasehold, and its capitalisation status. Compare the building file at the planning committee with extensions, basements and pool houses on the ground. For homes near the northern edge, get the coastal-zone position and any engineering report on the cliff.
Who does Herzliya Pituach suit?
It works well for: Families who want a large house and garden within reach of Tel Aviv and the sea; Senior professionals working in the Herzliya business park; Buyers who value privacy, security and discreet neighbours; Long-term owners who can ride out slow resale at the top of the market.
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Asking prices are not sold prices. Every figure here comes from registered sales unless stated. This is general information, not legal or financial advice. Updated October 2026.