Beit HaKerem property prices 2026 בית הכרם
Beit HaKerem registers at about ₪41,023 per square metre (median of registered sales, 2025 (Tax Authority data via Dirobot)), which is number 14 of the thirty neighbourhoods in this series. At that rate a 70 sqm three-room costs about ₪2.87m and a 100 sqm four-room about ₪4.10m. A three-room asks about ₪6,950 a month and a four-room about ₪7,850, against Jerusalem averages of ₪6,603 and ₪8,595.
Beit HaKerem in six numbers
Beit HaKerem traded at a median of about ₪42,600/sqm in 2026 YTD, above the Jerusalem median of about ₪35,200/sqm. Prices have been broadly flat since 2024 (₪42,122 in 2024, ₪41,023 in 2025), which rewards careful street-level selection over chasing momentum. It suits buyers who want a green, secular-leaning, light-rail-served neighbourhood with strong schools. Buyers should price in construction on the Herzl corridor.
Asking rents were about ₪6,950 for a 3-room and ₪7,850 for a 4-room in Aug 2025, close to the Jerusalem average for 3 rooms and below it for 4 rooms on Scoutr's Sep 2026 figures. It is good value for families who want Red Line access and Givat Ram proximity, but supply is thin and turns over quickly.
What Beit HaKerem is
Founded in 1922 as one of Jerusalem's six Mandate-era garden suburbs, originally planned by Richard Kauffmann, with about 15,000 residents. The eastern core keeps small tree-lined streets and low-rise buildings, while the western Yefe Nof side has 6-8 storey blocks and Ramat Beit HaKerem is a denser 1990s-2000s district. Madlan describes it as an established, green, largely secular neighbourhood with a socio-economic rating of 8/10. The Hebrew University Givat Ram campus and David Yellin College are next door.
Boundaries and parts
Per the Jerusalem municipality outline plan (Plan 16000, c. 930 dunams): Zev Vilnai Street and Kiryat Moshe to the north, Jerusalem Forest and Mount Herzl to the northwest, Shmuel Bayit Street and Shaare Zedek to the south, and Begin Boulevard to the east. Ramat Beit HaKerem (founded 1991) sits on the hill to the south, between Beit HaKerem, Givat Ram and Bayit VeGan; Dirobot's Tax Authority figures for 'Beit HaKerem' include Ramat Beit HaKerem streets such as Moshe Kol.
- Historic Beit HaKerem garden-city core (east of Herzl Blvd)
- Herzl Boulevard corridor
- Yefe Nof / western Beit HaKerem
- Ramat Beit HaKerem (Moshe Kol, Nof Harim area)
Getting around
The Red Line of the Jerusalem Light Rail runs along Herzl Boulevard with stops at HeHalutz, Denia Square and Yefe Nof, linking to the city centre and Jerusalem-Yitzhak Navon station, where the fast train to Tel Aviv takes about 28 minutes. Ramat Beit HaKerem relies on buses (lines 5, 21, 50 per Wikipedia). Herzl Boulevard is a busy main road.
Schools, parks and families
Wikipedia cites 25 kindergartens, four elementary schools and three high schools, described as among the most prestigious in Jerusalem. Madlan lists elementary schools including Beit HaKerem, Yefe Nof and Mamad Dror, and high schools including Makif Ze'ev and the Hebrew University Secondary School area. Gan HaShvushit is the main park in Ramat Beit HaKerem, and the neighbourhood borders the Jerusalem Forest. The school system is mainly state-secular (mamlachti), with fewer national-religious options than in southern Anglo neighbourhoods.
English speakers
We found no documented dedicated Anglo community infrastructure (English-language shuls, Anglo gan networks) in our sources. The Jerusalem municipality lists Beit HaKerem on its Anglo-communities pages, but that page returned 404 when we checked. Daily life here is mostly in Hebrew. Olim looking for a large English-speaking religious community usually look further south, in Baka, the German Colony or Katamon.
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 ₪32,600 to ₪54,545. 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 ₪39,496; 2024 ₪42,122; 2025 ₪41,023; 2026 YTD (to 12 Jul) ₪42,578.
Sources: Computed from the 6 registered 3-room sales Jun-Jul 2026 listed in examples (Dirobot/Madlan). Small sample; indicative only · Computed from the 4 registered 4-room sales Jun-Jul 2026 listed in examples (Dirobot/Madlan). Small sample; indicative only
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 |
|---|---|---|---|---|---|---|
| Magdim 15 | 4 | 5 | 96 | ₪3,950,000 | ₪41,146 | 2026-07 |
| Karmon 16 | 3 | 2 | 58 | ₪2,740,000 | ₪47,241 | 2026-07 |
| Nof Harim 10 (Ramat Beit HaKerem) | 3 | 1 | 66 | ₪2,640,000 | ₪40,000 | 2026-07 |
| Moshe Kol 44 (Ramat Beit HaKerem) | 6 | 1 | 204 | ₪8,226,000 | ₪40,324 | 2026-07 |
| Hazon Tzion 2 (high-rise, 9th floor; possibly new-build, not verified) | 3 | 9 | 76 | ₪2,741,000 | ₪36,066 | 2026-07 |
| HaMeyasdim 21 | 2 | 1 | 56 | ₪2,250,000 | ₪40,179 | 2026-07 |
| HaArazim 16 | 3 | 5 | 100 | ₪3,260,000 | ₪32,600 | 2026-07 |
| HeHalutz 78 | 3 | 4 | 55 | ₪3,000,000 | ₪54,545 | 2026-07 |
| Hazon Tzion 2 (high-rise, 15th floor; possibly new-build, not verified) | 3 | 15 | 76 | ₪3,712,000 | ₪48,842 | 2026-06 |
| HaMeshoeret 6 | 4 | 2 | 87 | ₪3,330,000 | ₪38,276 | 2026-06 |
| Yaakov Shreibaum 5 | 4 | 2 | 91 | ₪3,250,000 | ₪35,714 | 2026-06 |
| Moshe Kol 64 (Ramat Beit HaKerem) | 4 | 2 | 94 | ₪4,470,000 | ₪47,553 | 2026-06 |
Sources: Dirobot (Israel Tax Authority registered sales), Beit HaKerem incl. Ramat Beit HaKerem streets. 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 median of 6 Yad2 asking listings (Nof Harim 6, Karmon 14, Moshe Kol, Beit HaKerem 16, Magdim 15, Mara 20), viewed Sep 2026
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 |
|---|---|---|---|---|
| HaArazim urban renewal (pinui-binui, 401 units replacing 154) Dunietz-Elad | Pinui-binui: 13 towers and mid-rise buildings, 3-5 rooms, mini-penthouses and penthouses | — | Building permit application submitted; no delivery date published | |
| HaTomer 8-10 urban renewal (222 units replacing 70) Beit Jerusalem Group | Pinui-binui: two 28-30 storey towers | — | Local committee recommended to district committee (Nov 2024); no date. Article cited new-build pricing in the area at ₪39,000-42,000/sqm for smaller units | |
| Degania / Herzl Blvd tower (c.135 units replacing 40) Hod HaIr Ltd. | Pinui-binui: 24 residential floors over 6 commercial floors next to the light rail | — | Approved for deposit Jul 2026; planning stage | |
| Mechir Matara project, Beit HaKerem (57 units) Kotler Adika | State discounted (Mechir Matara) plus 11 market-rate units | ₪25,252 | ₪/sqm before discount (Mechir Matara units); market units c.₪38,000/sqm | 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 Beit HaKerem's rate a 70 sqm three-room is about ₪2.87m and a 100 sqm four-room about ₪4.10m. On the four-room an oleh pays ₪10,618 in purchase tax; an Israeli resident buying a sole home pays ₪100,653; a non-resident or anyone buying a second home pays ₪328,184.
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 · ₪2.87m | Oleh, reg. 12A | ₪4,464 | ₪99,712 | ₪104,177 | 3.6% |
| Resident, sole home | ₪39,119 | ₪99,712 | ₪138,831 | 4.8% | |
| Non-resident / additional | ₪229,729 | ₪99,712 | ₪329,441 | 11.5% | |
| 4-room · ₪4.10m | Oleh, reg. 12A | ₪10,618 | ₪136,018 | ₪146,636 | 3.6% |
| Resident, sole home | ₪100,653 | ₪136,018 | ₪236,671 | 5.8% | |
| Non-resident / additional | ₪328,184 | ₪136,018 | ₪464,202 | 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 ₪96,814 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 Beit HaKerem's four-room price it is worth ₪90,036 against the resident rate and ₪317,566 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in Beit HaKerem
Beit HaKerem average asking rent was ₪6,670 in Aug 2025 (flat YoY), with 3-rooms +6% and 4-rooms +12% YoY. More recent aggregates: Madlan shows an average rent of ₪7,900 (Sep 2026) and Realta ₪6,124 across 66 live listings, with 4-room listings on Herzl Blvd at ₪8,200-10,500. Jerusalem city-wide average asking rent per Scoutr (updated 26 Sep 2026): 3 rooms ₪6,603, 4 rooms ₪8,595 (overall ₪7,520).
Differant rental study (c.180,000 listings) via mynet Jerusalem, 14 Sep 2025 — August 2025
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 | ₪6,950 |
| Security, at the legal cap (3 months) | ₪20,850 |
| Broker, if you hired one: one month + VAT | ₪8,201 |
| Cash out before moving in | ₪36,001 |
On a three-room at ₪6,950 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 2.9% gross — before the building committee, maintenance, empty months, management and tax — Beit HaKerem 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
Plan 16000, the neighbourhood outline plan, sets three zones: a preserved historic core (up to 4 storeys), a central area (up to 5 storeys), and the Herzl corridor/north (6-12 storeys). The plan was reported to add about 4,000 units, and residents opposed it (Kol Ha'ir, 2019). Large pinui-binui schemes in the pipeline include HaArazim (Dunietz-Elad, 401 units), HaTomer 8-10 (Beit Jerusalem, 222 units, 28-30 storey towers) and Degania/Herzl (Hod HaIr, c.135 units, 24+6 storeys, deposited Jul 2026), along with Herzl 98-100 (Kahn Group) and TAMA 38 on smaller buildings.
Specific to Beit HaKerem
Sub-area price gap
Registered 2026 deals range from about ₪36,000/sqm on older 3-rooms to almost ₪50,000/sqm on upper-floor tower units. The historic core, Herzl Blvd and Ramat Beit HaKerem trade quite differently. Benchmark against deals on the same street, not the neighbourhood median.
Data mixes Ramat Beit HaKerem
Dirobot's 'Beit HaKerem' series includes Ramat Beit HaKerem streets such as Moshe Kol, its top street by deal count. Madlan and Yad2 group the areas differently. Be sure you are comparing like with like.
Construction on Herzl corridor
Several 24-30 storey pinui-binui towers are planned or deposited along Herzl, Degania, HaTomer and HaArazim. Buyers near these sites should expect years of construction. Views and parking pressure may also change.
Pinui-binui timelines
Most large schemes, such as HaArazim with 401 units, are still at permit or committee stage with no delivery date. Do not pay a premium for 'renewal potential' without seeing signed-majority status and the plan's approval stage.
Preservation limits in the core
The historic garden-city core is a preservation zone, capped at about 4 storeys under Plan 16000. This limits TAMA 38 or additions and can make renovations to listed buildings slower and costlier.
Ramat Beit HaKerem soil legacy
Part of Ramat Beit HaKerem was built near a former Israel Military Industries munitions factory (1951-1997), and environmental groups have reported residual soil contamination. Buyers should ask the municipality about the specific plot.
Old stock, few shelters
Much of the stock is 1930s-1960s low-rise, often without lifts, parking or a mamad. Floor, lift, shelter and parking drive large price differences that median figures do not capture.
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.
Beit HaKerem, Jerusalem property: common questions
What is the average price per square metre in Beit HaKerem, Jerusalem?
Registered sales put Beit HaKerem, Jerusalem at about ₪41,023 per square metre (median of registered sales, 2025 (Tax Authority data via Dirobot)). Individual sales in this brief range from about ₪32,600 to ₪54,545 per square metre, depending on the building, floor and condition.
How much does an apartment cost in Beit HaKerem, Jerusalem?
At the registered rate a 70 sqm three-room apartment costs about ₪2.87m and a 100 sqm four-room about ₪4.10m. 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 Beit HaKerem, Jerusalem?
Asking rent for a three-room apartment in Beit HaKerem, Jerusalem is about ₪6,950 a month, and about ₪7,850 for a four-room. Twelve months' rent against a 70 sqm three-room at the registered rate gives a gross yield of about 2.9%.
How much purchase tax does a new oleh pay in Beit HaKerem, Jerusalem?
On a four-room at about ₪4.10m, an oleh using the regulation 12A relief pays about ₪10,618 in purchase tax, against ₪100,653 for an Israeli resident buying a sole home and ₪328,184 for a non-resident or anyone buying an additional home. The relief applies from one year before aliyah to seven years after, once.
Is Beit HaKerem, Jerusalem a good place to buy?
Beit HaKerem traded at a median of about ₪42,600/sqm in 2026 YTD, above the Jerusalem median of about ₪35,200/sqm. Prices have been broadly flat since 2024 (₪42,122 in 2024, ₪41,023 in 2025), which rewards careful street-level selection over chasing momentum. It suits buyers who want a green, secular-leaning, light-rail-served neighbourhood with strong schools. Buyers should price in construction on the Herzl corridor.
Is Beit HaKerem, Jerusalem a good place to rent?
Asking rents were about ₪6,950 for a 3-room and ₪7,850 for a 4-room in Aug 2025, close to the Jerusalem average for 3 rooms and below it for 4 rooms on Scoutr's Sep 2026 figures. It is good value for families who want Red Line access and Givat Ram proximity, but supply is thin and turns over quickly.
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 Beit HaKerem
- 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 — Beit HaKerem and the alternatives, side by side.
Sources. Dirobot - Beit HaKerem, Jerusalem (Tax Authority data) (data to 12 Jul 2026; accessed 27 Sep 2026); Dirobot - Jerusalem neighbourhood prices (2023-Aug 2026; accessed 27 Sep 2026); Madlan - Beit HaKerem area info (accessed 27 Sep 2026); Madlan - Ramat Beit HaKerem area info (accessed 27 Sep 2026); Yad2 - for sale, Beit HaKerem / Ramat Beit HaKerem (accessed 27 Sep 2026); ad.co.il - for sale, Beit HaKerem (accessed 27 Sep 2026); mynet Jerusalem - rents by neighbourhood (Differant study) (14 Sep 2025); Realta - rentals Beit HaKerem (accessed 27 Sep 2026); Scoutr - Israel rent report (updated 26 Sep 2026); Bizportal - HaTomer 8-10 urban renewal (4 Nov 2024); Globes - Mechir Matara project in Beit HaKerem (24 Mar 2023); Nadlan Center - 5 pinui-binui plans deposited incl. Beit HaKerem (7 Jul 2026); Dunietz-Elad - Beit HaKerem project (accessed 27 Sep 2026); Jerusalem Municipality - Beit HaKerem outline plan (accessed 27 Sep 2026); Kol Ha'ir - residents fight Beit HaKerem outline plan (24 Feb 2019); Wikipedia - Beit HaKerem, Jerusalem (accessed 27 Sep 2026); Wikipedia - Ramat Beit HaKerem (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. No published by-rooms medians were found (Dirobot's room charts need JavaScript). The by_rooms figures are computed from the 10 3- and 4-room example deals, so they are indicative only. All 12 example sales are from June-July 2026. Dirobot and Madlan showed only their latest page of deals, so no 2025 individual deals were captured, and Dirobot's data stops at 12 Jul 2026. Excluded HaHalutz 30 (3 rooms, 73 sqm, ₪1.45M, Aug 2026, ₪19,863/sqm per Madlan) as a likely partial-share or non-market sale. Also excluded two Madlan deals with no street address ('Beit HaKerem JLM', 3 rooms, 72-76 sqm, floors 10-13, ₪3.58-3.78M, Jul 2026), which are probably new-tower or off-plan units that could not be verified. Magdim 15 (Jul 2026) is recorded as 96 sqm on Dirobot and 114 sqm on Madlan. We used Dirobot's figure.
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.