Abu Tor property prices 2026 אבו טור / גבעת חנניה
Abu Tor registers at about ₪38,222 per square metre (indicative: median of 8 registered sales, 2025–26; the 2025 Dirobot median (₪27,333, 11 deals) is pulled down by partial and Arab-side transfers), which is number 17 of the thirty neighbourhoods in this series. At that rate a 70 sqm three-room costs about ₪2.68m and a 100 sqm four-room about ₪3.82m. A three-room asks about ₪7,000 a month and a four-room about ₪11,000, against Jerusalem averages of ₪6,603 and ₪8,595.
Abu Tor in six numbers
Whole flats in Jewish Givat Hananya registered at about ₪38,000–41,000/sqm in 2025 (Ein Rogel 4 and 16), while Derech Hevron-side 1970s blocks traded near ₪20,000/sqm in 2026. That puts Abu Tor's view streets close to Baka pricing, with a cheaper tier along the main road. Buy here for Old City views and village quiet, after careful title checks, and do not rely on the thin, distorted official median.
Rents are wide-ranging: about ₪5,000–5,700 for small or Derech Hevron flats, around ₪7,000 for a typical 3-room, and about ₪11,000 for a 4-room. Renovated view homes go well above that. Rental stock is limited (37 Realta listings), so it suits renters who want views and walkability to the German Colony and First Station and can live without local schools and shops.
What Abu Tor is
Abu Tor is one of Jerusalem's few genuinely mixed Jewish–Arab neighbourhoods. Between 1948 and 1967 it was split by the armistice line, with the upper western streets on the Israeli side and the lower slopes under Jordan, and today Asael Street still marks the seam. The Jewish section is small (Teperberg puts it at about 400 families) and largely secular, with many journalists, diplomats and UN staff. Its housing mixes old Arab-style stone houses and villas with modest 1960s–70s apartment blocks, and many homes look across the Hinnom Valley to the Old City walls, Mount Zion and the Temple Mount.
Boundaries and parts
A hill directly south of the Old City. The Hinnom Valley and Train Track Park / First Station area lie to the north and west, Derech Hevron and the old railway station to the west, Nahal Azal (Wadi Yasul) to the south, and the Sherover Promenade and Peace Forest toward Armon HaNatziv. The Jewish western section (Givat Hananya) covers the upper streets off Derech Hevron: Ein Rogel, Gichon, Naomi, Tzruya, Aminadav, Yishai, Oved and HaMalach BaLavan. Asael Street, which was the 1949–1967 armistice line, marks the edge of the mostly Arab lower slopes to the east.
- Givat Hananya – upper Jewish section (Ein Rogel, Gichon, Naomi, Aminadav, Oved)
- Derech Hevron frontage (Tzruya, Yishai, lower Derech Hevron)
- Asael Street seam (former 1949–67 border line)
- Arab Abu Tor / al-Thuri – lower eastern slopes toward Silwan
Getting around
The Jewish section is a walk of roughly 10–20 minutes downhill to the First Station, Emek Refaim and the German Colony, and further on to Mamilla, the Old City (Zion/Dung Gates via the Hinnom Valley) and the city centre. Buses run along Derech Hevron. The light-rail Blue Line is being built along Derech Hevron (Section 21), but JDN reported in August 2026 that no completion date has been announced for this section. Inside the neighbourhood the streets are narrow, steep and short on parking.
Schools, parks and families
The Jewish section has no schools of its own: Madlan's school list for 'Abu Tor' is dominated by Arab-sector and Old City institutions. Jewish families use state and state-religious schools and gans in neighbouring Baka, the German Colony and Talpiot. Within walking distance are Train Track Park, the Sherover/Haas promenades, the Peace Forest and the First Station. The Beit Nehemia community centre serves the area, and synagogues include Har Refaim, Shalom V'Achva and a Chabad House.
English speakers
Abu Tor has a small but long-standing English-speaking presence: North American immigrants, foreign journalists, diplomats and UN staff (Times of Israel 2021; Teperberg). Anglo-run coexistence projects such as 'Good Neighbors' operate here. English-language listings appear regularly on Janglo and with Anglo agencies. The day-to-day Anglo community life (shuls, schools, shopping) is mainly in adjoining Baka and the German Colony rather than in Abu Tor itself.
How these figures are based
Each figure is the best available for that neighbourhood, and the bases differ: German Colony ₪57,824 — median of registered sales, 2025 (Tax Authority data via Dirobot); Baka ₪49,735 — median of registered sales, 2025 (Tax Authority data via Dirobot); Old Katamon ₪49,332 — median of registered sales, 2025 (Tax Authority data via Dirobot); Rehavia ₪56,604 — median of registered sales, 2025 (Tax Authority data via Dirobot); Talbiyeh ₪53,543 — median of registered sales, 2025 (Tax Authority data via Dirobot); Arnona ₪35,648 — median of registered sales, 2025 (Tax Authority data via Dirobot); Har Nof ₪35,689 — median of registered sales, 2025 (Tax Authority data via Dirobot); Ramot ₪36,408 — median of registered sales, 2025 (Tax Authority data via Dirobot); French Hill ₪31,842 — median of registered sales, 2025 (Tax Authority data via Dirobot); Beit HaKerem ₪41,023 — median of registered sales, 2025 (Tax Authority data via Dirobot); Katamonim ₪41,846 — median of registered sales, 2025 (Tax Authority data via Dirobot); Old City (JQ) ₪55,556 — median of only 7 registered sales, 2025 (Tax Authority data via Dirobot), some of them partial shares; Nachlaot ₪45,245 — median of registered sales, 2025 (Tax Authority data via Dirobot); Kiryat HaYovel ₪35,490 — median of registered sales, 2025 (Tax Authority data via Dirobot); Gilo ₪29,680 — median of registered sales, 2025 (Tax Authority data via Dirobot); Talpiot ₪37,046 — median of registered sales, 2025 (Tax Authority data via Dirobot); Givat Mordechai ₪37,288 — median of registered sales, 2025 (Tax Authority data via Dirobot); Kiryat Moshe ₪43,198 — median of registered sales, 2025 (Tax Authority data via Dirobot); Pisgat Ze'ev ₪27,711 — median of registered sales, 2025 (Tax Authority data via Dirobot); Ramat Eshkol ₪49,343 — median of registered sales, 2025 (Tax Authority data via Dirobot); Yemin Moshe ₪51,466 — indicative: median of 9 registered sales, 2025–26, across Yemin Moshe, David's Village and Mamilla — too few for a neighbourhood median; Abu Tor ₪38,222 — indicative: median of 8 registered sales, 2025–26; the 2025 Dirobot median (₪27,333, 11 deals) is pulled down by partial and Arab-side transfers; Mekor Haim ₪43,427 — median of registered sales, 2025 (Tax Authority data via Dirobot); Kiryat Shmuel ₪45,441 — median of registered sales, 2025 (Tax Authority data via Dirobot); Bayit VeGan ₪39,103 — median of registered sales, 2025 (Tax Authority data via Dirobot); Ein Kerem ₪34,559 — median of only 6 registered sales, 2025 (Tax Authority data via Dirobot), mostly the Derech Karmit blocks rather than village houses; Armon HaNatziv ₪29,917 — median of registered sales, 2025 (Tax Authority data via Dirobot); Ramat Sharett ₪34,773 — median of registered sales, 2025, Ramat Sharett only (Tax Authority data via Dirobot); Ramat Denya ₪28,916 on 15 deals; Givat Shaul ₪39,863 — median of registered sales, 2025 (Tax Authority data via Dirobot); Malha ₪33,728 — median of 20 registered sales, 2025 (Tax Authority data via Dirobot); 2023 and 2026 medians are skewed by price-capped Mehir LaMishtaken sales. 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 8 sales in this brief the price per square metre runs from ₪19,730 to ₪92,308. 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 ₪31,921; 2024 ₪41,417.
No reliable price by room count is published for this neighbourhood; the registered sales below are the better guide.
Dotted lines mark 75%, 100% and 130% of the neighbourhood rate per sqm. A dot above the middle line paid more per metre than the area figure.
| Address | Rooms | Floor | Sqm | Price | ₪/sqm | Date |
|---|---|---|---|---|---|---|
| Tzruya 2 | 4 | 3 | 111 | ₪2,190,000 | ₪19,730 | 2026-05 |
| Naomi 15 | 4 | 3 | 82 | ₪1,760,000 | ₪21,463 | 2026-02 |
| Naomi 21 (micro-unit) | 1 | 0 | 17 | ₪1,190,000 | ₪70,000 | 2026-02 |
| HaMalach BaLavan 4 | 5 | 0 | 150 | ₪4,100,000 | ₪27,333 | 2025-11 |
| Derech Hevron 1 (9th floor; western edge, possibly a newer building — not verified) | 4 | 9 | 109 | ₪4,180,000 | ₪38,349 | 2025-10 |
| Ein Rogel 4 | 3 | 2 | 106 | ₪4,350,000 | ₪41,038 | 2025-08 |
| Ein Rogel 16 | 5 | 1 | 105 | ₪4,000,000 | ₪38,095 | 2025-07 |
| Aminadav St (two-family house, 300 sqm garden) | 3 | 0 | 65 | ₪6,000,000 | ₪92,308 | 2025-06 |
Sources: Dirobot, 'גבעת חנניה - אבו תור' neighbourhood page (Israel Tax Authority registered deals, 50 deals from 2 Feb 2023 to 3 Jun 2026). CAUTION: the 2025 figure is pulled down by very low-value deals of about ₪5,500–8,800/sqm (Gichon 6, HaMalach BaLavan 3, Ein Rogel 4 Apr-2025). These are most likely partial-share transfers or Arab-section stock. Arm's-length sales of whole flats in the Jewish section registered at about ₪38,000–41,000/sqm in 2025.. 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 asking ₪/sqm across five Madlan Abu Tor listings that show a floor area (Ein Rogel 14, Oved 3, Oved row house, Amindav 3, Gichon; my calculation, ₪32,000–78,600/sqm), viewed 1 Oct 2026. The ₪29m Ein Rogel penthouse is excluded as an outlier. Madlan shows 41 flats for sale, ₪1.03m–₪29m.
Pale bar: the neighbourhood'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 |
|---|---|---|---|---|
| Al-Muqaddasi Street plot (ILA tender, about half a dunam) Soham Engineering and Development | Land tender won for ₪9.1m plus ₪230k development costs. About 8 apartments allowed; no approved building plan yet, so the winner must do the planning. The plot is on the Arab side of the neighbourhood. | — | about 8 apartments | Not scheduled. Planning had not started when the tender was won in April 2024. |
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 Abu Tor's rate a 70 sqm three-room is about ₪2.68m and a 100 sqm four-room about ₪3.82m. On the four-room an oleh pays ₪9,217 in purchase tax; an Israeli resident buying a sole home pays ₪86,648; a non-resident or anyone buying a second home pays ₪305,776.
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 · ₪2.68m | Oleh, reg. 12A | ₪3,484 | ₪93,928 | ₪97,412 | 3.6% |
| Resident, sole home | ₪29,315 | ₪93,928 | ₪123,244 | 4.6% | |
| Non-resident / additional | ₪214,043 | ₪93,928 | ₪307,972 | 11.5% | |
| 4-room · ₪3.82m | Oleh, reg. 12A | ₪9,217 | ₪127,755 | ₪136,972 | 3.6% |
| Resident, sole home | ₪86,648 | ₪127,755 | ₪214,403 | 5.6% | |
| Non-resident / additional | ₪305,776 | ₪127,755 | ₪433,531 | 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 ₪90,204 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 Abu Tor's four-room price it is worth ₪77,431 against the resident rate and ₪296,559 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in Abu Tor
Realta puts the overall Abu Tor average asking rent at ₪9,754/month, against a Jerusalem average of ₪7,990. Rents vary widely: Derech Hevron 3-room flats ask ₪5,600–5,700, while renovated flats with a lift and mamad on Aminadav ask ₪10,000. Large houses and garden flats on Gichon, Aminadav and Ein Rogel ask ₪17,000–20,000. Only two genuine 5-room listings were found (Gikhon 172 sqm ₪20,000; Oved 5.5-room cottage ₪9,800), so no 5-room figure is given.
How these figures are based
Realta Abu Tor. r3 is Realta's implied Abu Tor average for 3 rooms: its listing pages say ₪10,000 is 43% above the neighbourhood average and ₪5,600 is 20% below, which both put the average near ₪7,000. r2 is the median of two 2-room listings (Gikhon ₪5,200, Asa'el ₪5,000). r4 is the median of five 4-room listings (₪9,100, ₪9,150, ₪11,000, ₪12,800, ₪12,900). — Asking rents live on Realta on 1 Oct 2026 (37 Abu Tor listings)
Gross yield = twelve months' three-room asking rent against a 70 sqm three-room at each neighbourhood's price per sqm. Old City (JQ), Kiryat HaYovel and Ein Kerem are left out: no reliable three-room rent is published for them. Jerusalem average from Scoutr, September 2026.
Cash out before the keys
| First month's rent | ₪7,000 |
| Security, at the legal cap (3 months) | ₪21,000 |
| Broker, if you hired one: one month + VAT | ₪8,260 |
| Cash out before moving in | ₪36,260 |
On a three-room at ₪7,000 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 3.1% gross — before the building committee, maintenance, empty months, management and tax — Abu Tor 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 active TAMA 38 or pinui-binui projects are listed for Givat Hananya–Abu Tor on CitySquare/TheMarker's renewal tracker (viewed Oct 2026). Much of the Jewish section is low-rise stone houses on steep plots with Old City view corridors, which limits added density. The 1970s blocks on the Derech Hevron side (e.g. Tzruya, Yishai) are the most plausible renewal candidates. New supply is small one-off plots, such as the al-Muqaddasi Street tender won in 2024.
Specific to Abu Tor
Noisy official medians
The Tax Authority series for Givat Hananya–Abu Tor has only 11–21 usable deals a year and mixes in very low-value transfers (₪5,500–8,800/sqm at Gichon 6/14, HaMalach BaLavan 3, Yishai 23). These are probably partial-share or Arab-section deals. That is why Dirobot's 2025 median (₪27,333) is far below the ₪38,000–41,000/sqm achieved on whole flats in the Jewish section.
Mixed-area tensions
Abu Tor straddles the old 1949–67 line, and relations between the two communities are generally calm but can flare. During the May 2021 escalation, cars were vandalised and pipe bombs were reported near residential buildings. Walk the exact street at different times of day, especially near Asael Street, before committing.
Title and planning on the eastern side
Homes on the lower, mainly Arab slopes were often built without formal planning approval (Jerusalem Post 2024), and land registration there can be incomplete. Any purchase near the seam needs a full Tabu, building-permit and municipal-file check by an Israeli lawyer.
View premium is fragile
Asking prices swing from about ₪32,000/sqm to over ₪78,000/sqm depending largely on the Old City view (e.g. a 56 sqm 2-room on Amindav at ₪4.4m). Before paying for a view, check what zoning allows to be built below or in front of it, including the al-Muqaddasi Street plot.
Light-rail works on Derech Hevron
The Blue Line works along Derech Hevron have repeatedly changed traffic arrangements, and in August 2026 there was still no completion date for the section. Flats fronting Derech Hevron get the transport upside eventually, but noise and access disruption in the meantime.
Steep, tight streets
The upper streets are narrow, hilly and short on parking, and many old stone houses have stairs and no lift. Check access, parking rights and whether a flat has a mamad. Renovated flats with a lift and safe room command a clear rent premium, as the ₪10,000 Aminadav 3-room shows.
No local schools or shops
Families rely on Baka, the German Colony and Talpiot for schools, groceries and youth activities. Check commute times to the specific school or gan before buying or signing a lease.
When buying anywhere in Jerusalem
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 Jerusalem
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 Jerusalem'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.
Abu Tor, Jerusalem property: common questions
What is the average price per square metre in Abu Tor, Jerusalem?
Registered sales put Abu Tor, Jerusalem at about ₪38,222 per square metre (indicative: median of 8 registered sales, 2025–26; the 2025 Dirobot median (₪27,333, 11 deals) is pulled down by partial and Arab-side transfers). Individual sales in this brief range from about ₪19,730 to ₪92,308 per square metre, depending on the building, floor and condition.
How much does an apartment cost in Abu Tor, Jerusalem?
At the registered rate a 70 sqm three-room apartment costs about ₪2.68m and a 100 sqm four-room about ₪3.82m. 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 Abu Tor, Jerusalem?
Asking rent for a three-room apartment in Abu Tor, Jerusalem is about ₪7,000 a month, and about ₪11,000 for a four-room. Twelve months' rent against a 70 sqm three-room at the registered rate gives a gross yield of about 3.1%.
How much purchase tax does a new oleh pay in Abu Tor, Jerusalem?
On a four-room at about ₪3.82m, an oleh using the regulation 12A relief pays about ₪9,217 in purchase tax, against ₪86,648 for an Israeli resident buying a sole home and ₪305,776 for a non-resident or anyone buying an additional home. The relief applies from one year before aliyah to seven years after, once.
Is Abu Tor, Jerusalem a good place to buy?
Whole flats in Jewish Givat Hananya registered at about ₪38,000–41,000/sqm in 2025 (Ein Rogel 4 and 16), while Derech Hevron-side 1970s blocks traded near ₪20,000/sqm in 2026. That puts Abu Tor's view streets close to Baka pricing, with a cheaper tier along the main road. Buy here for Old City views and village quiet, after careful title checks, and do not rely on the thin, distorted official median.
Is Abu Tor, Jerusalem a good place to rent?
Rents are wide-ranging: about ₪5,000–5,700 for small or Derech Hevron flats, around ₪7,000 for a typical 3-room, and about ₪11,000 for a 4-room. Renovated view homes go well above that. Rental stock is limited (37 Realta listings), so it suits renters who want views and walkability to the German Colony and First Station and can live without local schools and shops.
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 Abu Tor
- The registered sales in that building, not the neighbourhood 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?
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Sources. Dirobot – Givat Hananya–Abu Tor neighbourhood prices (Tax Authority deals) (Data 2 Feb 2023 – 3 Jun 2026; accessed 1 Oct 2026); Dirobot – Ein Rogel 16 building deals (accessed 1 Oct 2026); Dirobot – Ein Rogel 4 building deals (accessed 1 Oct 2026); Dirobot – Tzruya 2 building deals (accessed 1 Oct 2026); Madlan – Abu Tor (אבו תור) area info and deals (accessed 1 Oct 2026); Madlan – Abu Tor (אבו טור) area info and deals (accessed 1 Oct 2026); Madlan – Abu Tor flats for sale (accessed 1 Oct 2026); Madlan – Abu Tor flats for rent (accessed 1 Oct 2026); Realta – Abu Tor rentals (accessed 1 Oct 2026); Realta – Abu Tor 3-room listing 140967 (neighbourhood comparison) (updated 1 Oct 2026); Realta – Abu Tor 3-room listing 141888 (neighbourhood comparison) (posted 28 Sep 2026); Janglo – Abu Tor real estate for sale (accessed 1 Oct 2026); ynet – deals column (Aminadav St two-family house, ₪6m) (8 Jun 2025); Calcalist – Abu Tor half-dunam plot tender, ₪9.1m (11 Apr 2024); Jerusalem Post – A look at Jerusalem's Abu Tor neighborhood (2 Dec 2024); Times of Israel – A fight brews in Abu Tor over how to get along (21 May 2021); Wikipedia – Abu Tor (accessed 1 Oct 2026); Teperberg – Abu Tor neighbourhood guide (accessed 1 Oct 2026); JDN – Blue Line works on Derech Hevron (7 Aug 2026); CitySquare / TheMarker – TAMA 38 check, Givat Hananya–Abu Tor (accessed 1 Oct 2026). Jerusalem-wide rents: Scoutr rent report, 26 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 2025 median (₪27,333/sqm, 11 deals) is the series headline figure, but it is almost certainly depressed by partial-share or Arab-section transfers that could not be removed from the published median. Whole-flat 2025 deals in the Jewish section ran at about ₪38,000–41,000/sqm. Editors may want to flag this on the page. 2026 to date: Dirobot reports an insufficient sample (4 deals with area to 3 Jun 2026), so the 2026 trend value is null. by_rooms is empty. No neighbourhood-specific median price by room count was found, and no Madadirot or other city-generic room figures were used. Conflicting records for Ein Rogel 16 (Jul 2025): Dirobot gives 105 sqm at ₪4.0m and Madlan gives 104 sqm at ₪2.0m. Dirobot's figure is used.
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.