Ein Kerem property prices 2026 עין כרם
Ein Kerem registers at about ₪34,559 per square metre (median of only 6 registered sales, 2025 (Tax Authority data via Dirobot), mostly the Derech Karmit blocks rather than village houses), which is number 25 of the thirty neighbourhoods in this series. At that rate a 70 sqm three-room costs about ₪2.42m and a 100 sqm four-room about ₪3.46m. A four-room asks about ₪13,250 a month, against a Jerusalem average of ₪8,595.
Ein Kerem in six numbers
Buyers who want a modern 4-room flat with views can find tower units on Derech Karmit at about ₪3.3m to ₪3.9m (about ₪34–35k/sqm), a price that has been flat between 2024 and 2025. A true village house is a rare, illiquid heritage asset at ₪7m to ₪15m+, so buy one only after full title, ILA lease and planning due diligence.
Renting is mostly small units in village houses for about ₪4,500 to ₪5,000 for 2 rooms, and larger family homes are scarce at ₪12,500 to ₪15,000. It suits singles, couples and Hadassah staff better than families who need volume and choice.
What Ein Kerem is
Ein Kerem is a pre-1948 stone village, now a protected heritage area, known for its churches and monasteries (Visitation, St John the Baptist, Notre Dame de Sion) and a steady flow of tourists and pilgrims. Housing in the village core is mostly detached and semi-detached stone houses and subdivided old buildings, so registered sales are very few and highly varied. Most recorded apartment deals in the statistical area are actually in the modern towers on Derech Karmit and the new HaYekev buildings on the ridge above the village. Madlan's resident survey describes it as secular, family- and retiree-oriented, with a socio-economic index of 7/10.
Boundaries and parts
Historic village in the valley in south-west Jerusalem, below Hadassah Ein Kerem hospital (west/south-west) and Kiryat HaYovel (east), bounded by the Jerusalem Forest and Nahal Sorek slopes to the north and west. The statistical neighbourhood used by Dirobot and Madlan also takes in the newer apartment towers on Derech Karmit and HaYekev on the ridge above the village toward Kiryat HaYovel.
- Historic village core (Derech Ein Kerem, HaMa'ayan, Madregot Gan Eden, Madregot HaRomanim)
- Emek HaTeimanim / Nahal Teimanim
- Derech Karmit towers (Dona and similar projects)
- HaYekev new-build cluster
- Ma'agal HaNikba / Shaul Barkali / HaHadasim houses
- Derech HaTzfiyit / HaSela / HaAchayot hillside streets
Getting around
The Red Line light-rail extension to Hadassah Ein Kerem opened in March 2025, with stops in Kiryat HaYovel and at the hospital, but both are a steep walk or short bus ride up from the village floor. Inside the village the roads are narrow and winding and parking is chronically short, especially on weekends and festivals. By car it is close to Route 386 and Begin Boulevard / Route 50.
Schools, parks and families
Madlan lists the state Broshim primary school (grades 1 to 8) and the small state HaMa'ayan school (grades 1 to 12), plus about five municipal kindergartens serving Ein Kerem, Ramat Menachem and Nicaragua Square. Most families also use the larger school network in Kiryat HaYovel and Beit HaKerem. Residents give high scores for community feel and safety, but walkability (3.7/5) and parking (3.8/5) score lowest.
English speakers
Ein Kerem has no organised Anglo community. English speakers here are typically artists, academics, Hadassah medical staff and buyers looking for a heritage house, and Anglo agents (Janglo, Alon Central, Jerusalem Post Real Estate) market village houses mainly at the ₪7m to ₪15m+ end. For Anglo shuls and support, olim usually rely on Beit HaKerem, Kiryat HaYovel or Ramat Sharett / Bayit VeGan nearby.
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 ₪31,532 to ₪52,273. 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: 2024 ₪34,510; 2025 ₪34,559.
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 Karmit 12 | 4 | 9 | 102 | ₪3,410,000 | ₪33,431 | 2026-05 |
| Derech Karmit 14 | 4 | 0 | 90 | ₪3,880,000 | ₪43,111 | 2026-04 |
| Derech Karmit 14 | 4 | 1 | 103 | ₪3,350,000 | ₪32,524 | 2025-09 |
| Derech Karmit 12 | 4 | 6 | 103 | ₪3,300,000 | ₪32,039 | 2025-08 |
| Derech Karmit 1 | 4 | — | 96 | ₪4,400,000 | ₪45,833 | 2025-07 |
| HaYekev 1 (OFF-PLAN, building listed as 2025 completion) | 5 | 8 | 180 | ₪6,300,000 | ₪35,000 | 2025-07 |
| HaYekev 2 (OFF-PLAN, building listed as 2028 completion) | 3 | 1 | 76 | ₪3,760,000 | ₪49,474 | 2025-07 |
| HaYekev 2 (OFF-PLAN, building listed as 2026 completion) | 2 | -1 | 47 | ₪2,100,000 | ₪44,681 | 2025-07 |
| HaYayin 43 (house) | 6 | — | 132 | ₪6,900,000 | ₪52,273 | 2025-04 |
| HaYekev 4 (OFF-PLAN, building listed as 2027 completion) | 4 | -1 | 97 | ₪4,790,000 | ₪49,381 | 2025-03 |
| Derech Karmit 7 | 4 | 8 | 103 | ₪3,700,000 | ₪35,922 | 2025-03 |
| Derech Karmit 1 | 4 | 11 | 111 | ₪3,500,000 | ₪31,532 | 2025-02 |
Sources: Dirobot (Israel Tax Authority deal data). 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 six Madlan for-sale listings with stated area (mostly houses and garden units), accessed 1 Oct 2026; not comparable with the tower-dominated sold median
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 |
|---|---|---|---|---|
| HaYekev buildings (project name not confirmed) | New-build apartments, 2 to 5 rooms, up to 8+ floors | ₪2,100,000 | 2-room, 47 sqm (registered off-plan sale, Jul 2025) | Buildings listed by Madlan with completion years 2025 to 2028 |
| Dona BeEin Kerem Dona Engineering and Construction | Stepped buildings and luxury towers on Derech Karmit | — | Completed; marked SOLD OUT | |
| HaMigdal / Nof Ein Kerem Yehuda Rahamim Construction | 15-storey tower; last penthouses marketed | — | Largely complete | |
| Karmit compound (Mitcham Karmit) | Plan for about 1,000 homes in 8 to 10 storey buildings plus two hotels, between Ein Kerem and Kiryat HaYovel | — | Approved for deposit by the District Committee on 2 Oct 2023; no permits or marketing found |
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 Ein Kerem's rate a 70 sqm three-room is about ₪2.42m and a 100 sqm four-room about ₪3.46m. On the four-room an oleh pays ₪7,386 in purchase tax; an Israeli resident buying a sole home pays ₪68,333; a non-resident or anyone buying a second home pays ₪276,472.
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 · ₪2.42m | Oleh, reg. 12A | ₪2,202 | ₪86,364 | ₪88,566 | 3.7% |
| Resident, sole home | ₪16,495 | ₪86,364 | ₪102,859 | 4.3% | |
| Non-resident / additional | ₪193,530 | ₪86,364 | ₪279,895 | 11.6% | |
| 4-room · ₪3.46m | Oleh, reg. 12A | ₪7,386 | ₪116,949 | ₪124,335 | 3.6% |
| Resident, sole home | ₪68,333 | ₪116,949 | ₪185,282 | 5.4% | |
| Non-resident / additional | ₪276,472 | ₪116,949 | ₪393,421 | 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 ₪81,559 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 Ein Kerem's four-room price it is worth ₪60,948 against the resident rate and ₪269,086 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in Ein Kerem
The rental pool is tiny and mostly 1 to 2.5-room units carved out of village houses (₪4,000 to ₪8,100); r2 is the median of 8 unique 2-room listings. No priced 3-room listing was live, and r4 is the midpoint of just two 4-room listings (₪12,500 Realta, ₪14,000 Yad2 house on Ma'agal HaNikba). Larger houses ask ₪14,500 to ₪15,000 (6-room Derech Karmit tower unit, 5-room house), and Realta's neighbourhood-wide average asking rent is ₪7,738.
Yad2 (12 listings) and Realta (8 listings); medians computed by TAPI — Asking rents, Yad2 and Realta listings live 1 Oct 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 | ₪13,250 |
| Security, at the legal cap (3 months) | ₪39,750 |
| Broker, if you hired one: one month + VAT | ₪15,635 |
| Cash out before moving in | ₪68,635 |
On a four-room at ₪13,250 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
Without a reliable three-room rent there is no like-for-like yield figure for Ein Kerem.
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
There is no classic TAMA 38 or pinui-binui in the conserved village core, where the heritage plan strictly limits extensions and demolition. The renewal and new-build pressure is on the ridge: the HaYekev and Derech Karmit towers, and the contested Karmit compound (about 1,000 homes plus hotels, approved for deposit in 2023 against environmental objections). The 'Regularisation of residential plots in Nahal Teimanim' plan (2022) caps homes at 250 sqm existing / 190 sqm new and one unit per plot; 156 objections were heard in March 2024, and residents warn that non-conforming structures could face demolition.
Specific to Ein Kerem
Median reflects towers, not the village
About 15 of Dirobot's 18 registered deals since June 2023 are on Derech Karmit, so the ₪34.6k/sqm median describes ridge-top tower flats. Historic stone houses in the village trade rarely and at very different prices, and asking prices for them run well above ₪40k/sqm.
Leasehold, ILA and absentee-property title
Much of the village was absentee property after 1948 and is now held by the Israel Land Authority / Development Authority, often under leases, Amidar arrangements or protected tenancies. Check the Tabu and ILA lease status, consent fees and any protected tenant before signing.
Nahal Teimanim regularisation risk
Homes in Emek/Nahal HaTeimanim are covered by a 2022 regularisation plan that caps built area and allows one unit per plot. Residents and the neighbourhood council say non-conforming structures may not be approved and could be demolished, so buyers there need a planning lawyer's opinion.
Strict conservation rules
The village is a declared heritage area. Extensions, new openings, roof additions and even materials need conservation approval, which takes time and money, and unauthorised additions are common in older houses.
Thin data and off-plan distortion
There were only 6 deals with area data in 2025 and 2 so far in 2026. Several 2025 HaYekev sales were off-plan (completion 2026 to 2028), and some registered deals on large old houses show very low ₪/sqm figures that may reflect partial shares or unusual terms.
Tourism, traffic and parking
Churches, restaurants and weekend visitors bring coaches and car traffic into narrow lanes, and parking is scarce. Homes on the main Derech Ein Kerem road and near the Spring of Mary feel this most.
Karmit compound construction
The approved Karmit plan will add about 1,000 homes and hotels on the slope between Ein Kerem and Kiryat HaYovel. Expect years of construction and lost green views for nearby properties, and environmental groups have vowed further challenges.
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.
Ein Kerem, Jerusalem property: common questions
What is the average price per square metre in Ein Kerem, Jerusalem?
Registered sales put Ein Kerem, Jerusalem at about ₪34,559 per square metre (median of only 6 registered sales, 2025 (Tax Authority data via Dirobot), mostly the Derech Karmit blocks rather than village houses). Individual sales in this brief range from about ₪31,532 to ₪52,273 per square metre, depending on the building, floor and condition.
How much does an apartment cost in Ein Kerem, Jerusalem?
At the registered rate a 70 sqm three-room apartment costs about ₪2.42m and a 100 sqm four-room about ₪3.46m. 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 Ein Kerem, Jerusalem?
Asking rent for a four-room apartment in Ein Kerem, Jerusalem is about ₪13,250 a month; too few three-rooms are listed for a reliable figure.
How much purchase tax does a new oleh pay in Ein Kerem, Jerusalem?
On a four-room at about ₪3.46m, an oleh using the regulation 12A relief pays about ₪7,386 in purchase tax, against ₪68,333 for an Israeli resident buying a sole home and ₪276,472 for a non-resident or anyone buying an additional home. The relief applies from one year before aliyah to seven years after, once.
Is Ein Kerem, Jerusalem a good place to buy?
Buyers who want a modern 4-room flat with views can find tower units on Derech Karmit at about ₪3.3m to ₪3.9m (about ₪34–35k/sqm), a price that has been flat between 2024 and 2025. A true village house is a rare, illiquid heritage asset at ₪7m to ₪15m+, so buy one only after full title, ILA lease and planning due diligence.
Is Ein Kerem, Jerusalem a good place to rent?
Renting is mostly small units in village houses for about ₪4,500 to ₪5,000 for 2 rooms, and larger family homes are scarce at ₪12,500 to ₪15,000. It suits singles, couples and Hadassah staff better than families who need volume and choice.
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 Ein Kerem
- 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 — Ein Kerem and the alternatives, side by side.
Sources. Dirobot – Ein Kerem neighbourhood prices (Tax Authority data) (accessed 2026-10-01; data 2023-06 to 2026-05); Madlan – Ein Kerem area-info (registered deals, schools, survey) (accessed 2026-10-01); Madlan – Ein Kerem for-sale listings (accessed 2026-10-01); Yad2 – Ein Kerem rentals (accessed 2026-10-01); Realta – Ein Kerem rentals (accessed 2026-10-01); Janglo – Ein Kerem sale listings (accessed 2026-10-01); Mynet Jerusalem – Karmit compound plan approved (2023-10); Calcalist – Nahal Teimanim plan threatening Ein Kerem homes (2024-03); Maariv – Red Line reaches Hadassah Ein Kerem (2025-03-09); Dona – Dona BeEin Kerem project (accessed 2026-10-01); Yehuda Rahamim – HaMigdal Ein Kerem (accessed 2026-10-01). 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. 2023 and 2026-to-date medians are null: Dirobot shows 'sample too small' (3 and 2 deals with area data). Dirobot's 'Ein Karem' series is dominated by Derech Karmit tower flats (15 of 18 deals) and does not represent historic village houses; there is no separate village-core median. Dirobot's 2025 deal list did not include the HaYekev off-plan deals that Madlan shows; the two sources' neighbourhood boundaries probably differ. Excluded from examples as possible partial-share or atypical deals: Derech Ein Kerem 20 (247 sqm, ₪3.5m, Jul 2025, about ₪14.2k/sqm) and HaHadasim 24 (320 sqm, ₪4.75m, Nov 2025, about ₪14.8k/sqm); the share status could not be verified.
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.