Baka property prices 2026 בקעה / גאולים
Baka registers at about ₪49,735 per square metre (median of registered sales, 2025 (Tax Authority data via Dirobot)), which is number 6 of the thirty neighbourhoods in this series. At that rate a 70 sqm three-room costs about ₪3.48m and a 100 sqm four-room about ₪4.97m. A three-room asks about ₪6,800 a month and a four-room about ₪7,900, against Jerusalem averages of ₪6,603 and ₪8,595.
Baka in six numbers
Baka is one of Jerusalem's most liquid Anglo neighbourhoods, with registered medians of about ₪50,000/sqm in 2025–H1 2026 after a 17% rise from 2023. Growth flattened to under 1% in 2026. The value lies in older Geulim blocks with real TAMA 38 or rebuild potential, while finished new-build units already price in a premium of 40% or more.
Rents of about ₪6,800 for 3 rooms and ₪7,900 for 4 rooms sit close to Jerusalem's city-wide averages despite far higher purchase prices, which makes Baka good value to rent rather than buy for families trying out the area. Stock is tight (about 53 listings on Yad2), so move fast on well-kept flats close to Derech Beit Lechem.
What Baka is
Baka is a mixed south-Jerusalem neighbourhood of Arab-era stone villas, private homes with gardens and low 1950s-70s public-housing blocks, many now renovated or being rebuilt under TAMA 38. Derech Beit Lechem is the local shopping street, and Emek Refaim's cafes and the First Station are within walking distance. The population spans secular to ultra-Orthodox, and Jerusalempedia estimates roughly 40% religious and about 20% English speakers. Madlan rates the socio-economic index at 7/10.
Boundaries and parts
South Jerusalem between the German Colony / Emek Refaim (west) and Derech Hevron (east); the old railway line (HaRakevet / Park HaMesila) runs along its western and northern edge, with Talpiot and the Talpiot industrial zone to the south-east and Mekor Haim to the south. The Tax Authority / CBS statistical area 'Geulim-Baka' used by Dirobot covers 41 streets, including Derech Beit Lechem, Gad, Reuven, Naftali, Tzippora, Mordechai HaYehudi, Esther HaMalka, Yehuda and parts of Derech Hevron and General Pierre Koenig.
- Old Baka (Arab-era stone houses around Derech Beit Lechem, Yehuda, Rachel Imenu edge)
- Geulim (1950s-70s housing blocks on the Tribes streets: Reuven, Shimon, Levi, Gad, Asher, Naftali, Dan)
- Esther HaMalka / Mordechai HaYehudi / Miriam HaChashmonait (Purim streets)
- Derech Hevron / General Pierre Koenig edge (towards Talpiot)
Getting around
Egged buses run along Derech Beit Lechem, Derech Hevron and Emek Refaim towards the city centre, which is about 10 minutes away by bus. The Jerusalem Light Rail Blue Line is being built along Derech Hevron on the neighbourhood's eastern edge, and agents describe the Blue and Green lines as passing close to Baka. The HaMesila (Railway) Park path gives a walking and cycling route north to the First Station and the German Colony. Karni Realty and Madlan residents rate public transport weakly (4.6/10 in Madlan's resident survey).
Schools, parks and families
Madlan lists state primary schools including Efrata and Tali Geulim, plus secondary options such as the Experimental girls' school and a Sudbury school, alongside many municipal kindergartens. The area has a community centre (matnas) with a library that runs English story hours, Bnei Akiva, many parks and playgrounds, and synagogues of several streams. Emek Refaim and the Talpiot shopping zone are close by.
English speakers
Baka is one of Jerusalem's established Anglo neighbourhoods. Jerusalempedia estimates about 20% of residents are English speakers, and Anglo-focused agencies (Karni, RE/MAX Jerusalem, Anglo-Saxon, Daniel Bouzaglo) market it heavily to North American, UK and French olim. It sits beside the German Colony and Arnona Anglo communities, and English-speaking and mixed synagogues are within walking distance. Janglo carries a steady flow of Baka listings.
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 ₪37,273 to ₪62,253. 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 ₪42,482; 2024 ₪46,708; 2025 ₪49,735; 2026 H1 (to 29 Jun) ₪50,099.
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 Beit Lechem 98 (OFF-PLAN: delivery 2028 per Bizportal) | 4 | 0 | 104 | ₪4,500,000 | ₪43,269 | 2026-07 |
| Esther HaMalka 6 (OFF-PLAN: delivery 2030 per Bizportal) | 5 | 4 | 122 | ₪6,060,000 | ₪49,672 | 2026-06 |
| General Pierre Koenig 17 (1970s building) | 3 | 6 | 55 | ₪2,085,000 | ₪37,909 | 2026-05 |
| Gad 12 (new building completed 2025, per Bizportal) | 3 | 3 | 74 | ₪4,540,000 | ₪61,351 | 2026-05 |
| Gad 12 (new building completed 2025) | 4 | 3 | 103 | ₪5,840,000 | ₪56,699 | 2026-05 |
| General Pierre Koenig 17 | 3 | 1 | 55 | ₪2,050,000 | ₪37,273 | 2026-04 |
| Street not reported (Geulim-Baka statistical area) | 3 | 8 | 76 | ₪3,090,000 | ₪40,658 | 2026-04 |
| Miriam HaChashmonait 8 | 3 | 5 | 79 | ₪4,918,000 | ₪62,253 | 2026-03 |
Sources: Dirobot, Geulim-Baka neighbourhood page (Israel Tax Authority registered deals). 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. Computed by us as the median ₪/sqm of 8 Yad2 Baka for-sale listings captured 27 Sep 2026 (range ₪38,900–₪54,400/sqm). Bizportal (2 Sep 2026) notes that some asking prices approach ₪100,000/sqm for top stock. Madlan listed 111–117 Baka apartments for sale at the same date.
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 |
|---|---|---|---|---|
| Bustan Baka (בוסתן בקעה) M.H.A.R Building & Investments Ltd (מ.ה.א.ר בנין והשקעות) | New construction: 161 apartments in 7 buildings, 5–8 storeys, architects Braidman Agmon | — | apartment | Not stated; Madlan shows it at planning / permit-application stage |
| Boutique presale, 5 units (unnamed) Not disclosed (marketed by OPAL Real Estate Services) | Boutique new build: 3-room to penthouse | ₪6,500,000 | 3-room, 79 sqm (4-room 99 sqm ₪8.2m; 4-room 111 sqm ₪8.9m; penthouse 212 sqm ₪23m) | Not stated; 15/85 payment terms |
| Esther HaMalka 6 (off-plan resale) Not identified | Off-plan / urban-renewal building | — | 5-room 122 sqm sold for ₪6.06m, Jun 2026 | 2030 (per Bizportal) |
| Derech Beit Lechem 98 (off-plan) Not identified | Off-plan new build | — | 4-room 104 sqm sold for ₪4.5m, Jul 2026 | 2028 (per Bizportal) |
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 Baka's rate a 70 sqm three-room is about ₪3.48m and a 100 sqm four-room about ₪4.97m. On the four-room an oleh pays ₪14,974 in purchase tax; an Israeli resident buying a sole home pays ₪144,213; a non-resident or anyone buying a second home pays ₪397,880.
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 · ₪3.48m | Oleh, reg. 12A | ₪7,514 | ₪117,703 | ₪125,216 | 3.6% |
| Resident, sole home | ₪69,611 | ₪117,703 | ₪187,314 | 5.4% | |
| Non-resident / additional | ₪278,516 | ₪117,703 | ₪396,219 | 11.4% | |
| 4-room · ₪4.97m | Oleh, reg. 12A | ₪14,974 | ₪161,718 | ₪176,692 | 3.6% |
| Resident, sole home | ₪144,213 | ₪161,718 | ₪305,932 | 6.2% | |
| Non-resident / additional | ₪397,880 | ₪161,718 | ₪559,598 | 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 ₪117,375 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 Baka's four-room price it is worth ₪129,240 against the resident rate and ₪382,906 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in Baka
Madadirot (12 months to Sep 2026) is higher: 2-room ₪5,240, 3-room ₪6,980, 4-room ₪8,830 and 5-room ₪11,730. A garden apartment asks about ₪9,000 (Bizportal), and gross yield is only about 1.6%. For comparison, Scoutr's Jerusalem city-wide average asking rent (30 days to 26 Sep 2026, 4,188 listings) is ₪6,603 for 3 rooms and ₪8,595 for 4 rooms, so Baka rents sit close to the city average even though its purchase prices are well above it.
Bizportal, 'בקעה בירושלים: 51 אלף שקל למ"ר בממוצע...' — Asking rents, Baka, as reported 2 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 | ₪6,800 |
| Security, at the legal cap (3 months) | ₪20,400 |
| Broker, if you hired one: one month + VAT | ₪8,024 |
| Cash out before moving in | ₪35,224 |
On a three-room at ₪6,800 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 2.3% gross — before the building committee, maintenance, empty months, management and tax — Baka 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
TAMA 38 extensions and demolish-and-rebuild projects are widespread in the 1950s-70s Geulim blocks. Bizportal shows new-build stock trading at about ₪61,300/sqm against about ₪37,900/sqm in 1970s buildings, a 39% premium on a 4-room. Off-plan deals registered in 2026 at Esther HaMalka 6 (delivery 2030) and Derech Beit Lechem 98 (delivery 2028) show several buildings mid-process. The larger Bustan Baka scheme (161 units, 7 buildings) is at permit stage, and Bizportal notes 220 new units planned in adjacent Talpiot near the light rail.
Specific to Baka
Church and leasehold land
Some Baka streets sit on church-owned or other leasehold land rather than Israel Land Authority freehold. Check the Tabu extract for the registered owner and the lease expiry before signing. A short remaining lease can make a mortgage hard to get and damage resale.
Two-tier pricing
The same street can trade at under ₪38,000/sqm in a tired 1970s block and over ₪60,000/sqm in a new building (Bizportal, Sep 2026). A neighbourhood median of about ₪50,000/sqm tells you little about a specific flat. Compare against deals in the same building type.
Registered outliers
The registry holds deals that are not like-for-like, such as a 55 sqm unit on Miriam HaChashmonait recorded at ₪6.65m and two ₪25m whole-house sales on Reuven. These are probably houses on land or combined transactions. Remove them before you benchmark.
Off-plan delivery risk
Several 2026 deals are TAMA / new-build units with delivery dates in 2028–2030. Delays are common in Jerusalem urban renewal. Insist on a bank guarantee (Sale Law) and a realistic delivery clause with compensation.
Weak rental yield
Asking rents of about ₪6,800 for a 3-room against sale prices of ₪3m+ give a gross yield of only about 1.6% (Bizportal). Baka is a lifestyle or long-hold purchase, not an income investment.
Construction disruption
With many TAMA 38 sites and the Blue Line works on Derech Hevron, expect noise, scaffolding and parking loss for years on some streets. Ask the municipality about permits already granted next door before buying a view or a quiet street.
Unauthorised additions
Older Arab-era houses and ground-floor garden flats often carry unlicensed extensions, enclosed balconies or roof rooms. Compare the municipal building file (tik binyan) with what is on the ground. The bank valuer may exclude unregistered space from the mortgage value.
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.
Baka, Jerusalem property: common questions
What is the average price per square metre in Baka, Jerusalem?
Registered sales put Baka, Jerusalem at about ₪49,735 per square metre (median of registered sales, 2025 (Tax Authority data via Dirobot)). Individual sales in this brief range from about ₪37,273 to ₪62,253 per square metre, depending on the building, floor and condition.
How much does an apartment cost in Baka, Jerusalem?
At the registered rate a 70 sqm three-room apartment costs about ₪3.48m and a 100 sqm four-room about ₪4.97m. 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 Baka, Jerusalem?
Asking rent for a three-room apartment in Baka, Jerusalem is about ₪6,800 a month, and about ₪7,900 for a four-room. Twelve months' rent against a 70 sqm three-room at the registered rate gives a gross yield of about 2.3%.
How much purchase tax does a new oleh pay in Baka, Jerusalem?
On a four-room at about ₪4.97m, an oleh using the regulation 12A relief pays about ₪14,974 in purchase tax, against ₪144,213 for an Israeli resident buying a sole home and ₪397,880 for a non-resident or anyone buying an additional home. The relief applies from one year before aliyah to seven years after, once.
Is Baka, Jerusalem a good place to buy?
Baka is one of Jerusalem's most liquid Anglo neighbourhoods, with registered medians of about ₪50,000/sqm in 2025–H1 2026 after a 17% rise from 2023. Growth flattened to under 1% in 2026. The value lies in older Geulim blocks with real TAMA 38 or rebuild potential, while finished new-build units already price in a premium of 40% or more.
Is Baka, Jerusalem a good place to rent?
Rents of about ₪6,800 for 3 rooms and ₪7,900 for 4 rooms sit close to Jerusalem's city-wide averages despite far higher purchase prices, which makes Baka good value to rent rather than buy for families trying out the area. Stock is tight (about 53 listings on Yad2), so move fast on well-kept flats close to Derech Beit Lechem.
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 Baka
- 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 — Baka and the alternatives, side by side.
Sources. Dirobot – Geulim-Baka neighbourhood prices (Tax Authority data, 2 Jan 2023 – 29 Jun 2026) (2026-09-27 (accessed)); Bizportal – בקעה בירושלים: 51 אלף שקל למ"ר בממוצע (2026-09-02); Madlan – Baka area info (2026-09-27 (accessed)); Madlan – Esther HaMalka street deals (2026-09-27 (accessed)); Madlan – Bustan Baka project (2026-09-27 (accessed)); Madadirot – Baka neighbourhood (2026-09-27 (accessed)); Yad2 – Baka apartments for sale (2026-09-27 (accessed)); Yad2 – Baka rentals (2026-09-27 (accessed)); Scoutr – Israel rent report (Jerusalem city-wide) (2026-09-26); mynet Jerusalem – rents by neighbourhood (Baka, Aug 2025) (2025-09-14); Jerusalem Post Real Estate – 5 boutique presale units in Baka (2026-08-02); Karni Realty – Arnona vs Baka'a (undated); Jerusalempedia – Baka (undated); Janglo – Baka real estate for sale (2026-09-27 (accessed)). 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. Only 8 clean registered sales could be extracted, all from 2026. Dirobot shows only the latest 10 of 268 deals, and Madlan's street and address pages returned only the newest 2026 deals, so no individual 2025 transactions could be confirmed. The 8–12 target was not met. Excluded from the examples: Miriam HaChashmonait 6 (55 sqm at ₪6.65m, ₪120,909/sqm, probably a house or land deal); Reuven 12 (two ₪25m entries, a combined or whole-building deal); Yehuda 47 (₪978k and ₪2m entries with no area and possibly partial shares); Naftali 17 (38 sqm at ₪900k, ₪23,949/sqm, far below the area norm and possibly a partial share or special deal); an unreported-address 5-room on the 26th floor at ₪8.226m (a tower that is probably at the Talpiot/Derech Hevron edge rather than Baka proper). The Madlan and Bizportal figure of about ₪51,200/sqm (82 deals in the past year) is an average, while Dirobot's is a median. Dirobot's 'Geulim-Baka' statistical area includes edge streets such as General Pierre Koenig and Derech Hevron. The yoy_pct of 0.7% compares the 2026 H1 median (20 deals) with the full-year 2025 median (78 deals). The small 2026 sample makes it indicative 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.