French Hill property prices 2026 הגבעה הצרפתית (גבעת שפירא)
French Hill registers at about ₪31,842 per square metre (median of registered sales, 2025 (Tax Authority data via Dirobot)), which is number 27 of the thirty neighbourhoods in this series. At that rate a 70 sqm three-room costs about ₪2.23m and a 100 sqm four-room about ₪3.18m. A three-room asks about ₪6,500 a month and a four-room about ₪7,850, against Jerusalem averages of ₪6,603 and ₪8,595.
French Hill in six numbers
French Hill is one of the cheaper established neighbourhoods close to the centre: registered sales ran at about ₪31,800/sqm in 2025, rising to about ₪33,500 in the first half of 2026, which suits buyers who want light-rail access and university-linked rental demand. Price in the ageing stock and the security and political considerations. Renewal upside mainly applies on the Bar Kokhba, HaHagana and Guli Kanya blocks already in plans.
Three-room asking rents of about ₪6,000 to ₪7,000 are close to the Jerusalem average. Four-room asks of about ₪7,500 to ₪8,000 are below the city-wide ₪8,600, which makes French Hill good value for families and academics who need space near Mount Scopus. Avoid signing in late summer when student demand peaks, and inspect for subdivided flats.
What French Hill is
French Hill was founded in 1971 and is mostly 1970s and 1980s walk-up and mid-rise blocks, with a few high-rises at the summit and terraced homes in Tzameret HaBira. The Jerusalem Post (Oct 2024) gives a population of about 7,500, describes it as medium-to-high socioeconomic, and says it is a secular, religious and Haredi mix with an Arab population of about 20%. The neighbourhood sits beside the Hebrew University Mount Scopus campus and Hadassah Mount Scopus, so there is a large student and academic rental market. Diplomats, journalists and long-established Anglo and European olim also live here.
Boundaries and parts
North-east Jerusalem on a ridge at about 838 m. Per the Jerusalem Municipality: Route 1 and Shuafat to the north, Route 60 to the west, the Government Quarter and the Hebrew University Mount Scopus campus to the south, and Tzameret HaBira to the east. The neighbourhood covers about 970 dunams together with Tzameret HaBira.
- Givat Shapira (the main hilltop estate: Bar Kokhba, HaHagana, HaChayal, Etzel, Lohamei HaGetaot, Guli Kanya)
- Tzameret HaBira (terraced cottage-style homes, east side)
- French Hill Junction / Student Village (Hebrew University dorms and commercial strip)
- Mevo HaRarim / Mevo Daker / Nahalei HaPradot side streets
Getting around
The neighbourhood is on the Jerusalem Light Rail Red Line corridor, with a stop at French Hill Junction, and many bus routes serve it. It has direct road access to Route 1 (north to Pisgat Ze'ev and east to Ma'ale Adumim), Route 60 and the Begin Highway. The Hebrew University Mount Scopus campus and Hadassah Mount Scopus are within walking distance or a short bus ride. The Jerusalem Post (2024) notes heavy peak-hour congestion around Route 1 and the junction.
Schools, parks and families
Nadlanist lists state schools (including Frankel and Kursetzak), religious-stream schools (Chabad Beit Chana, Dkalim) and Arab-sector schools in or next to the area. RE/MAX Jerusalem describes some schools as among the city's best, which is marketing copy. The Jerusalem Post (Oct 2024) counts about 2,000 residents under 18 and nearly 1,500 over 65, so the population is established rather than dominated by young families. Parks and pine-wood remnants surround the summit.
English speakers
The Anglo presence is long-established rather than a new-olim hub. Older sources describe a high share of residents who made aliyah years ago from North America and Europe, and RE/MAX notes that diplomats, consular staff and foreign journalists own or rent here. Synagogues range from Reform to Orthodox. English-speaking academics and students connected to the Hebrew University Rothberg International School also add to the English-speaking population. We found no current, dedicated Anglo organisation for the neighbourhood.
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 ₪28,866 to ₪43,509. 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 ₪29,986; 2024 ₪30,623; 2025 ₪31,842; 2026 (Jan to 13 Jul) ₪33,472.
How these figures are based
Sources: Our calculation from 10 whole-unit 3-room sales, Dec 2025 to Jul 2026, listed on Dirobot street and neighbourhood pages (Bar Kokhba, HaHagana, Etzel). This is a small sample, not an official Dirobot figure · Our calculation from 10 whole-unit 4-room sales, Nov 2025 to Jul 2026, listed on Dirobot street and neighbourhood pages (Bar Kokhba, HaHagana, HaChayal, Lohamei HaGetaot). This is a small sample, not an official Dirobot figure
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 |
|---|---|---|---|---|---|---|
| HaHagana 25 | 3 | 4 | 73 | ₪2,424,200 | ₪33,208 | 2026-07 |
| HaHagana 22 | 4 | 2 | 90 | ₪3,110,000 | ₪34,556 | 2026-06 |
| Etzel 9 | 3 | 2 | 96 | ₪3,100,000 | ₪32,292 | 2026-06 |
| Lohamei HaGetaot 7 | 4 | 3 | 77 | ₪2,585,000 | ₪33,571 | 2026-06 |
| Bar Kokhba 15 | 3 | 2 | 57 | ₪2,480,000 | ₪43,509 | 2026-05 |
| HaHagana 8 | 4 | 5 | 97 | ₪2,800,000 | ₪28,866 | 2026-05 |
| Bar Kokhba 87 | 4 | 0 | 99 | ₪3,450,000 | ₪34,848 | 2026-02 |
| Bar Kokhba 2 | 4 | 8 | 89 | ₪2,610,000 | ₪29,326 | 2026-02 |
| HaHagana 9 | 4 | 2 | 109 | ₪3,475,000 | ₪31,881 | 2025-12 |
| HaHagana 5 | 3 | 4 | 69 | ₪2,580,000 | ₪37,391 | 2025-12 |
| Bar Kokhba 18 | 3 | 0 | 57 | ₪2,400,000 | ₪42,105 | 2025-12 |
| HaHagana 8 | 4 | 4 | 98 | ₪3,000,000 | ₪30,612 | 2025-11 |
Sources: Dirobot (Israel Tax Authority registered sales), neighbourhood 'הגבעה הצרפתית - גבעת שפירא'. 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. Madlan listings, accessed 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 |
|---|---|---|---|---|
| French Hill Jerusalem (3 towers) ICR (Israel Canada-Ram); the land was sold to 'Nicha BeGivea' for ₪300m | About 500 apartments in 3 towers of 22 to 26 storeys, plus about 5,000 sqm of commercial space | — | not yet priced | Plan (TABA) approved by the District Committee, reported June 2025; not yet under construction. ICR's site says 'coming soon' |
| Bar Kokhba urban renewal compound (pinui-binui) Tera Urban Renewal and Rotstein Real Estate, with the Jerusalem Municipality | Demolish 8 buildings (268 units) at Bar Kokhba 5-15, Guli Kanya 3 and HaHagana 3-5, and build about 1,019 units: 7-storey and 10-storey buildings plus three 30-storey towers; average unit 117 sqm | — | The developer's feasibility study assumes about ₪2.4m per unit; this is not a sale price | Submitted to the District Committee, Dec 2024; no delivery date |
| French Hill Junction mixed-use plan Initiated by Avi Chaver; Pros Architects | About 400 homes in four buildings up to 35 storeys, plus commercial and employment space, beside the light rail | — | n/a | Local committee recommended deposit with the District Committee; date of report not captured |
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 French Hill's rate a 70 sqm three-room is about ₪2.23m and a 100 sqm four-room about ₪3.18m. On the four-room an oleh pays ₪6,027 in purchase tax; an Israeli resident buying a sole home pays ₪54,748; a non-resident or anyone buying a second home pays ₪254,736.
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 · ₪2.23m | Oleh, reg. 12A | ₪1,251 | ₪80,754 | ₪82,005 | 3.7% |
| Resident, sole home | ₪8,757 | ₪80,754 | ₪89,511 | 4.0% | |
| Non-resident / additional | ₪178,315 | ₪80,754 | ₪259,069 | 11.6% | |
| 4-room · ₪3.18m | Oleh, reg. 12A | ₪6,027 | ₪108,934 | ₪114,961 | 3.6% |
| Resident, sole home | ₪54,748 | ₪108,934 | ₪163,682 | 5.1% | |
| Non-resident / additional | ₪254,736 | ₪108,934 | ₪363,670 | 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 ₪75,147 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 French Hill's four-room price it is worth ₪48,721 against the resident rate and ₪248,709 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in French Hill
The figures are medians of live Madlan listings. Three-room asks were ₪5,950 to ₪7,200 (Mevo HaRarim 1, Bar Kokhba 1, HaHagana 19) and four-room asks were ₪7,500 to ₪8,000. The five-room figure is a single listing (Mevo Daker 3). Madlan's own neighbourhood page shows an average rent of ₪7,350. For comparison, Scoutr's Jerusalem rent report (updated 26 Sep 2026, last 30 days of listings) gives city-wide average asking rents of ₪6,603 for 3 rooms and ₪8,595 for 4 rooms, so French Hill three-room rents are at about the city average and four-room rents are slightly below it. Many cheap listings (about ₪2,200 to ₪2,450) are single rooms in student flatshares and are excluded here.
Madlan French Hill rental listings (small sample: 3 three-room, 4 four-room, 1 five-room) — Live asking rents, Madlan, September 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 | ₪6,500 |
| Security, at the legal cap (3 months) | ₪19,500 |
| Broker, if you hired one: one month + VAT | ₪7,670 |
| Cash out before moving in | ₪33,670 |
On a three-room at ₪6,500 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 3.5% gross — before the building committee, maintenance, empty months, management and tax — French Hill 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
Three large schemes are in the pipeline. (1) Bar Kokhba pinui-binui by Tera and Rotstein: 268 units become about 1,019, including three 30-storey towers; it was submitted to the District Committee in Dec 2024. (2) ICR's three towers of 22 to 26 storeys with about 500 units; the plan was approved and the land was sold for ₪300m (June 2025). (3) The French Hill Junction employment and residential cluster: a 7-dunam employment plot was sold for about ₪95m in Dec 2024 (Calcalist), and a separate plan for about 400 homes in towers up to 35 storeys is at deposit stage. There are also scattered TAMA 38 building projects. Owners in the 1970s blocks on Bar Kokhba, HaHagana and Guli Kanya may face long timelines before any renewal delivers.
Specific to French Hill
Low-price outliers in the data
The registered deals include sales far below market, for example Bar Kokhba 9 at ₪1.1m (Jul 2026), HaAsara 5 at ₪1.18m (May 2026) and a ₪625k sale at Bar Kokhba 18 (Mar 2025). These are almost certainly partial-share or related-party transfers. Remove them before using a neighbourhood average to value a specific flat.
Seam-line location
French Hill borders Shuafat, Isawiya and Route 1 and sits on the pre-1967 seam. The junction saw repeated attacks during the Second Intifada. Buyers should look at their own street's proximity to the junction and the main roads, and at how they feel about it, not just the neighbourhood as a whole.
Beyond the Green Line
The neighbourhood was built on land captured in 1967. For most Israeli buyers this makes no practical difference, but some foreign governments, lenders or institutions treat post-1967 areas differently. Overseas buyers should check this with their own bank and adviser.
Student rental churn
Being next to Mount Scopus creates steady tenant demand, but many flats have been subdivided or let room by room to students. Expect wear and tear, turnover every academic year and summer voids. Check any flat's layout for unauthorised divisions before buying.
Ageing 1970s stock
Most buildings date from 1960 to 1990: walk-ups without lifts, limited parking and, often, no mamad (safe room). Many three-room units are only 57 to 69 sqm. Budget for renovation and check which floors have lift access.
Long construction pipeline
The Bar Kokhba pinui-binui, ICR's three towers and the junction towers of up to 35 storeys together mean several thousand new units and years of construction next to existing homes. Expect noise, traffic disruption and lost views. The same new supply may also limit resale premiums.
Traffic and road noise
Flats facing Route 1, Route 60 or the French Hill Junction suffer from peak-hour gridlock and road noise. Visit at rush hour before committing, and prefer units on the inner, park-facing streets.
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.
French Hill, Jerusalem property: common questions
What is the average price per square metre in French Hill, Jerusalem?
Registered sales put French Hill, Jerusalem at about ₪31,842 per square metre (median of registered sales, 2025 (Tax Authority data via Dirobot)). Individual sales in this brief range from about ₪28,866 to ₪43,509 per square metre, depending on the building, floor and condition.
How much does an apartment cost in French Hill, Jerusalem?
At the registered rate a 70 sqm three-room apartment costs about ₪2.23m and a 100 sqm four-room about ₪3.18m. 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 French Hill, Jerusalem?
Asking rent for a three-room apartment in French Hill, Jerusalem is about ₪6,500 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 3.5%.
How much purchase tax does a new oleh pay in French Hill, Jerusalem?
On a four-room at about ₪3.18m, an oleh using the regulation 12A relief pays about ₪6,027 in purchase tax, against ₪54,748 for an Israeli resident buying a sole home and ₪254,736 for a non-resident or anyone buying an additional home. The relief applies from one year before aliyah to seven years after, once.
Is French Hill, Jerusalem a good place to buy?
French Hill is one of the cheaper established neighbourhoods close to the centre: registered sales ran at about ₪31,800/sqm in 2025, rising to about ₪33,500 in the first half of 2026, which suits buyers who want light-rail access and university-linked rental demand. Price in the ageing stock and the security and political considerations. Renewal upside mainly applies on the Bar Kokhba, HaHagana and Guli Kanya blocks already in plans.
Is French Hill, Jerusalem a good place to rent?
Three-room asking rents of about ₪6,000 to ₪7,000 are close to the Jerusalem average. Four-room asks of about ₪7,500 to ₪8,000 are below the city-wide ₪8,600, which makes French Hill good value for families and academics who need space near Mount Scopus. Avoid signing in late summer when student demand peaks, and inspect for subdivided flats.
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 French Hill
- 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.
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Sources. Dirobot, French Hill - Givat Shapira neighbourhood prices (Data to 13 Jul 2026; accessed 27 Sep 2026); Dirobot, Bar Kokhba street, Jerusalem (Accessed 27 Sep 2026); Dirobot, HaHagana street, Jerusalem (Accessed 27 Sep 2026); Dirobot, Bar Kokhba 18 building (Accessed 27 Sep 2026); Madlan, French Hill area info (Accessed 27 Sep 2026); Madlan, French Hill rentals (Accessed 27 Sep 2026); Madlan listing, HaHagana 4 rooms (Accessed 27 Sep 2026); Madlan listing, HaChayal garden duplex (Accessed 27 Sep 2026); Madlan listing, Bar Kokhba 5 rooms (Accessed 27 Sep 2026); Madlan listing, Guli Kanya garden flat (Accessed 27 Sep 2026); Scoutr, Israel rent report 2026 (Jerusalem) (Updated 26 Sep 2026); Nadlan Center, ICR sells 53 dunams at French Hill for 500 units (12 Jun 2025); Nadlan Center, Jerusalem approves ~1,400 units (French Hill Junction plan) (Undated in capture); Magdilim, Bar Kokhba pinui-binui, 1,000+ units (25 Dec 2024); Calcalist, first plot sold in French Hill employment zone (4 Dec 2024); ICR, French Hill Jerusalem project page (Accessed 27 Sep 2026); Jerusalem Post, A look at Jerusalem's French Hill neighborhood (17 Oct 2024); Jerusalem Municipality, About French Hill (Accessed 27 Sep 2026); Nadlanist, Givat Shapira (French Hill) (Accessed 27 Sep 2026); RE/MAX Jerusalem, French Hill neighbourhood guide (Undated); My Israel Home, Have you considered French Hill? (27 Dec 2011). 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 gives no official by-rooms breakdown. The 3-room and 4-room medians are our own calculation from 10 whole-unit sales each (Nov 2025 to Jul 2026) on Dirobot street and neighbourhood pages, so treat them as indicative. The 2026 median (₪33,472/sqm) covers only 28 deals from Jan to 13 Jul 2026. yoy_pct (+5.1%) compares that partial year with the full 2025 median. Excluded as probable partial-share or non-market transfers: Bar Kokhba 9 at ₪1.1m (Jul 2026), HaAsara 5 at ₪1.18m (May 2026), Bar Kokhba 18 at ₪625k (Mar 2025). Dirobot's headline medians may still include such deals. Madlan's own recent-deal list (e.g. Bar Kokhba 70, 3 rooms, 67 sqm, ₪2.35m, Aug 2026; Mevo HaRari 47, 4 rooms, 88 sqm, ₪3.3m, Jul 2026) shows some deals not yet on Dirobot. It was not used for examples, to keep a single source.
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.