Arnona property prices 2026 ארנונה
Arnona registers at about ₪35,648 per square metre (median of registered sales, 2025 (Tax Authority data via Dirobot)), which is number 22 of the thirty neighbourhoods in this series. At that rate a 70 sqm three-room costs about ₪2.50m and a 100 sqm four-room about ₪3.56m. A three-room asks about ₪6,980 a month and a four-room about ₪8,830, against Jerusalem averages of ₪6,603 and ₪8,595.
Arnona in six numbers
Established Upper Arnona apartments trade at about ₪35,000–37,000/sqm, clearly below Baka and the German Colony, with a strong Anglo retiree community and views. Buy for the long term, and check a building's pinui-binui status and its distance from Derech Hevron works before committing.
Expect about ₪7,000 a month for 3 rooms and ₪8,800 for 4 rooms, noticeably above Jerusalem's city-wide averages. Tower flats near the embassy come in at the top of that range.
What Arnona is
Arnona was founded in 1931 by Keren HaEzra to plans by architect Richard Kauffmann. It sits at about 800 m, with views east to the Judean Desert and the Dead Sea. Old Arnona keeps low-rise houses and cottages, while Upper Arnona and the slopes to the south are mostly apartment buildings and newer 19–23-storey towers. The US Embassy moved to the neighbourhood in May 2018, and the area is now going through several pinui-binui (demolish-and-rebuild) projects and large new-build schemes.
Boundaries and parts
South Jerusalem, on a ridge of about 800 m, between Talpiot/North Talpiot to the north and Kibbutz Ramat Rachel to the south, with Derech Hevron as its western spine. Arnona and Talpiot are often treated as one area (Madlan lists it as 'Arnona (Talpiot)'). The newer tower district on the southern slopes near the US Embassy is recorded separately by Madlan as 'Mordot Arnona' (Arnona slopes).
- Old Arnona (Arnona HaVatika): the original 1931 garden suburb, with low-rise houses and cottages (Leib Yafe, Ein Tzurim, Rabbenu Politi)
- Arnona HaTze'ira / Upper Arnona: 1970s–90s apartment blocks and towers on HaShofet Haim Cohen, Tzvi Noyman, Kore HaDorot and Ravadim
- US Embassy area: the embassy compound, which has served as the US Embassy since 14 May 2018
- Mordot Arnona (Arnona slopes): new towers such as Arnona Hills and the Consulate Towers, plus Prof. Ya'akov Naaman St; Madlan and Realta record it as a separate neighbourhood
Getting around
Derech Hevron is the main bus corridor into Talpiot, Baka and the city centre. The Blue Line light rail will run along Derech Hevron and through the Talpiot industrial zone; it is in its first utility-relocation phase, with partial opening targeted for 2029 and the full line for 2031 (Kan). After a legal fight, the Derech Hevron section was approved as a single track. Upper Arnona is about a 10-minute walk from Hadar Mall and 15 minutes from Baka (JPost 2024).
Schools, parks and families
Madlan lists Arzim (state) and Arnona (state-religious) elementary schools, a municipal traditional secondary school (grades 7–12), and several municipal kindergartens along Derech Beit Lechem. Families also use schools in neighbouring Talpiot and Baka. The Mako 2022 report on the Consulate Towers described buyers as mainly young families aged 30–45.
English speakers
Upper Arnona has an established English-speaking community, especially North American retirees in the apartment blocks on Tzvi Noyman and HaShofet Haim Cohen streets. JPost (June 2024) described it as 'something of a retiree summer camp' with a welcoming local synagogue. The US Embassy and the new towers nearby have added more Anglo demand. Baka and the German Colony, the city's main Anglo hubs, are a short bus ride or walk away.
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 12 sales in this brief the price per square metre runs from ₪32,456 to ₪65,385. 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 ₪32,811; 2024 ₪35,938; 2025 ₪35,648; 2026 (Jan–Jun) ₪37,320.
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 |
|---|---|---|---|---|---|---|
| Derech Hevron 137-141 (building age and off-plan status not confirmed) | 4.5 | 3 | 118 | ₪3,920,000 | ₪33,220 | 2026-07 |
| Kore HaDorot 10 | 3 | 1 | 68 | ₪2,780,000 | ₪40,882 | 2026-07 |
| Israel Eldad 10 | 4 | 4 | 114 | ₪3,700,000 | ₪32,456 | 2026-07 |
| Kore HaDorot 39 | 4 | 1 | 95 | ₪3,250,000 | ₪34,211 | 2026-06 |
| Rabbenu Politi 14 (multi-level unit, basement to 2nd floor) | 6 | — | 188 | ₪8,300,000 | ₪44,149 | 2026-05 |
| Ein Tzurim 4 (ground floor; very small registered area, outlier at ₪65,385/sqm) | 2.5 | 0 | 39 | ₪2,550,000 | ₪65,385 | 2026-05 |
| Ravadim 28 | 5 | 4 | 114 | ₪4,500,000 | ₪39,474 | 2026-02 |
| HaShofet Haim Cohen 14 (floor 2 of 16) | 3.5 | 2 | 91 | ₪3,200,000 | ₪35,165 | 2026-02 |
| Kore HaDorot 58 | 3 | 1 | 82 | ₪2,800,000 | ₪34,146 | 2026-01 |
| HaShofet Haim Cohen 6 | 4 | 7 | 115 | ₪4,280,000 | ₪37,217 | 2025-12 |
| HaShofet Haim Cohen 10 (tower, floor 20 of 24) | 4 | 20 | 96 | ₪3,850,000 | ₪40,104 | 2025-10 |
| Leib Yafe 63 (garden/cottage unit, basement to 1st floor) | 5 | — | 152 | ₪5,340,000 | ₪35,132 | 2025-10 |
Sources: Dirobot (Israel Tax Authority registered deals), neighbourhood 'Jerusalem, Arnona'. 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 ₪/sqm calculated from the five Madlan 'Arnona (Talpiot)' for-sale listings below (Sep 2026), which run from ₪34,746 to ₪44,231/sqm. Madlan showed about 222–241 listings in the neighbourhood.
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 |
|---|---|---|---|---|
| Arnona Hills (ארנונה הילס) Geshem Holdings (גשם החזקות) | About 452 units in 21 nine-storey buildings across 3 complexes on the Arnona slopes near the US Embassy. Remaining stock listed on Yad1: single-level 5–6-room penthouses of 180–198 sqm. | ₪6,200,000 | 5–6-room penthouse, 180–198 sqm | Yad1 lists construction as completed; the developer's site describes the scheme as under construction (phased) |
| Consulate Towers (מגדלי הקונסוליה) Issta Real Estate with Sela Binui | 4 towers of 19–23 storeys, about 293–301 units (5–6 rooms, mini-penthouses and penthouses), with a small open-air retail centre. Mako (2022) reported that only 59 units were sold on the open market; Madlan tags the project 'Mechir LaMishtaken', the state subsidised-housing lottery. | — | 5–6 rooms / penthouses | Not published |
| TOP Arnona Boni HaTichon (בוני התיכון) | 10 buildings of 10–12 storeys, 340 units, at Avner Gershon 2 | — | n/a | Early stage, with the building permit approved per Madlan; no date published |
| Arnona Residence (pinui-binui) Azorim | Pinui-binui (demolish-and-rebuild) on Shlom Yehuda St: 48 units from the 1950s replaced by 144 units in two 22-storey towers, plus about 1,000 sqm of retail and a synagogue | — | n/a | Completion projected for 2029 (as of Aug 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 Arnona's rate a 70 sqm three-room is about ₪2.50m and a 100 sqm four-room about ₪3.56m. On the four-room an oleh pays ₪7,930 in purchase tax; an Israeli resident buying a sole home pays ₪73,778; a non-resident or anyone buying a second home pays ₪285,184.
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 · ₪2.50m | Oleh, reg. 12A | ₪2,583 | ₪88,613 | ₪91,196 | 3.7% |
| Resident, sole home | ₪20,306 | ₪88,613 | ₪108,919 | 4.4% | |
| Non-resident / additional | ₪199,629 | ₪88,613 | ₪288,242 | 11.6% | |
| 4-room · ₪3.56m | Oleh, reg. 12A | ₪7,930 | ₪120,162 | ₪128,092 | 3.6% |
| Resident, sole home | ₪73,778 | ₪120,162 | ₪193,940 | 5.4% | |
| Non-resident / additional | ₪285,184 | ₪120,162 | ₪405,346 | 11.4% |
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 ₪84,129 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 Arnona's four-room price it is worth ₪65,848 against the resident rate and ₪277,254 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in Arnona
Live Madlan rental listings in Sep 2026 are in line with these figures: 3-room flats from ₪6,000 to ₪7,700, 4-room from ₪8,200 to ₪9,800, and 5-room from ₪8,600 to ₪10,800. Realta puts the average asking rent at ₪8,345 for Arnona (Talpiot) and ₪8,251 for Arnona Slopes, against ₪7,944 city-wide. We did not find a Scoutr Jerusalem figure. As a city-wide benchmark, CBS (via CEIC, Q4 2025) puts average actual rent in Jerusalem at ₪4,791 for 2.5–3 rooms and ₪6,060 for 3.5–4 rooms; these are rents on actual contracts, not asking prices.
Madadirot, Arnona (Talpiot) rent by rooms — Last 12 months to Sep 2026
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 | ₪6,980 |
| Security, at the legal cap (3 months) | ₪20,940 |
| Broker, if you hired one: one month + VAT | ₪8,236 |
| Cash out before moving in | ₪36,156 |
On a three-room at ₪6,980 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 3.4% gross — before the building committee, maintenance, empty months, management and tax — Arnona 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
Several pinui-binui projects are active. Dan Real Estate reached the required resident majority (March 2026) on Ben Gabriel St (39 units demolished, about 150 built in two 15–18-storey buildings) and Kore HaDorot St (37 units demolished, about 108 built in two 7-storey buildings). Azorim's Arnona Residence on Shlom Yehuda St (48 units demolished, 144 built in two 22-storey towers) has a permit, with completion projected for 2029. Azorim also has approval for 'Mei HaMayim' on Derech Hevron: 374 units in three towers of about 30 storeys.
Specific to Arnona
Which 'Arnona'?
Madlan, Realta and Dirobot draw the boundary differently: 'Arnona', 'Arnona (Talpiot)' and 'Mordot Arnona' are separate datasets. Prices for new towers on the slopes are not the same as prices for older blocks in Upper Arnona. Check which dataset a quoted figure comes from.
Cottage outliers skew ₪/sqm
Old Arnona cottage and garden units are registered at very high rates per sqm, for example Ein Tzurim 4 at ₪65,385/sqm and Leib Yafe 61 at ₪72,268/sqm. Registered area often leaves out gardens and basements. Compare flats with flats, not with the neighbourhood median.
Thin 2026 sample
The 2026 Dirobot median of ₪37,320/sqm rests on only 6 deals, so the +4.7% year-on-year change is not robust. Use the 2024–25 medians of about ₪35,600–35,900/sqm as the anchor for valuations.
Blue Line works to 2031
Blue Line utility and track works on Derech Hevron are under way, with partial service targeted for 2029 and full service for 2031. Expect traffic diversions and noise on the main road for years. Homes right on Derech Hevron will be affected most, both during the works and after, with trams running outside.
Years of demolition next door
Pinui-binui schemes on Ben Gabriel, Kore HaDorot and Shlom Yehuda, plus the towers on the slopes, mean a large construction pipeline. Buying near a scheme means dust and noise for several years. Inside a signed building it can mean a new flat plus about 25 sqm, but on a timeline of 5 years or more.
Embassy security footprint
The US Embassy compound brings security measures and periodic road restrictions nearby. Visit at different times of day and check the approach roads before committing to a street next to the compound.
Tower running costs and subsidised units
The new 19–30-storey towers come with higher building-committee fees, lifts and parking upkeep. Some units in schemes such as the Consulate Towers were sold through Mechir LaMishtaken, the state subsidised-housing lottery, so check the resale history and any restrictions on a specific unit before buying.
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.
Arnona, Jerusalem property: common questions
What is the average price per square metre in Arnona, Jerusalem?
Registered sales put Arnona, Jerusalem at about ₪35,648 per square metre (median of registered sales, 2025 (Tax Authority data via Dirobot)). Individual sales in this brief range from about ₪32,456 to ₪65,385 per square metre, depending on the building, floor and condition.
How much does an apartment cost in Arnona, Jerusalem?
At the registered rate a 70 sqm three-room apartment costs about ₪2.50m and a 100 sqm four-room about ₪3.56m. 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 Arnona, Jerusalem?
Asking rent for a three-room apartment in Arnona, Jerusalem is about ₪6,980 a month, and about ₪8,830 for a four-room. Twelve months' rent against a 70 sqm three-room at the registered rate gives a gross yield of about 3.4%.
How much purchase tax does a new oleh pay in Arnona, Jerusalem?
On a four-room at about ₪3.56m, an oleh using the regulation 12A relief pays about ₪7,930 in purchase tax, against ₪73,778 for an Israeli resident buying a sole home and ₪285,184 for a non-resident or anyone buying an additional home. The relief applies from one year before aliyah to seven years after, once.
Is Arnona, Jerusalem a good place to buy?
Established Upper Arnona apartments trade at about ₪35,000–37,000/sqm, clearly below Baka and the German Colony, with a strong Anglo retiree community and views. Buy for the long term, and check a building's pinui-binui status and its distance from Derech Hevron works before committing.
Is Arnona, Jerusalem a good place to rent?
Expect about ₪7,000 a month for 3 rooms and ₪8,800 for 4 rooms, noticeably above Jerusalem's city-wide averages. Tower flats near the embassy come in at the top of that range.
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 Arnona
- 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?
A free personal report for your budget and requirements — Arnona and the alternatives, side by side.
Sources. Dirobot – Jerusalem, Arnona (Tax Authority deals) (Data to 08 Jun 2026; accessed 27 Sep 2026); Madlan – Arnona (Talpiot) area info (Accessed 27 Sep 2026); Madlan – Arnona (Talpiot) for sale (Accessed 27 Sep 2026); Madlan – Arnona (Talpiot) for rent (Accessed 27 Sep 2026); Madlan – Mordot Arnona area info (Accessed 27 Sep 2026); Madadirot – Arnona (Talpiot) prices and rents by rooms (Last 12 months; accessed 27 Sep 2026); Realta – Arnona / Arnona Slopes rent averages (Accessed 27 Sep 2026); CEIC (CBS) – Jerusalem average rent by rooms (Q4 2025); Yad1 – Arnona Hills (Accessed 27 Sep 2026); Geshem – Arnona Hills (Accessed 27 Sep 2026); Sela Binui – Consulate Towers (Accessed 27 Sep 2026); Mako – Consulate Towers / Arnona (9 Mar 2022); Madlan – TOP Arnona project (Accessed 27 Sep 2026); Walla Nadlan – Azorim Arnona Residence pinui-binui (12 Aug 2024); Nadlan Center – Dan Real Estate pinui-binui in Arnona (31 Mar 2026); Kan – Jerusalem light rail works timetable (Accessed 27 Sep 2026); Jerusalem Municipality – Blue Line (Accessed 27 Sep 2026); Jerusalem Post – Anglo immigrants in Arnona (8 Jun 2024); Wikipedia – Arnona (Accessed 27 Sep 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 deal list shown on the page stops at 08 Jun 2026; the July 2026 deals come from Madlan and have not been cross-checked against Tax Authority records. Dirobot does not publish median price or median sqm by room count. The by_rooms prices come from Madadirot, may be averages rather than medians, and have no sqm. Leib Yafe 61 (5 rooms, 85 sqm, ₪6,150,000, Nov 2025) was left out of the examples because its ₪72,268/sqm looks like a cottage with unregistered garden or basement area. We could not confirm whether the Derech Hevron 137-141 deal (Jul 2026) was a new-build or off-plan purchase.
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.