German Colony property prices 2026 המושבה הגרמנית / עמק רפאים
German Colony registers at about ₪57,824 per square metre (median of registered sales, 2025 (Tax Authority data via Dirobot)), which is number 1 of the thirty neighbourhoods in this series. At that rate a 70 sqm three-room costs about ₪4.05m and a 100 sqm four-room about ₪5.78m. A three-room asks about ₪7,600 a month and a four-room about ₪8,700, against Jerusalem averages of ₪6,603 and ₪8,595.
German Colony in six numbers
The German Colony is one of Jerusalem's priciest resale markets (registered median about ₪55,700/sqm for 2023–mid-2026) with a small, tightly held stock, so good 3–4 room flats in quiet Templer-core streets rarely come up and command premiums. The light-rail disruption and a softer run of 2026 registered sales give patient buyers some room to negotiate, but only with building-level comparables in hand.
Renters pay above the Jerusalem average for 3 rooms (asking median about ₪7,600 vs ₪6,603 city-wide), with a wide spread between old walk-ups and renovated garden or Emek Refaim units. Many listings are furnished and aimed at Anglo families and foreign residents; tenants should factor in construction noise and access problems on Emek Refaim until the Blue Line opens.
What German Colony is
Founded in 1873 by the German Templer sect, the neighbourhood keeps its one- and two-storey Templer stone houses with tiled roofs alongside Ottoman, Mandate-era and Art Deco buildings, and a Templer cemetery dating from 1878. Emek Refaim Street has become an upmarket avenue of cafes, restaurants and shops, and the area is known for its large English-speaking population. Residents are a mix of secular and religious, mostly owner-occupiers with above-average incomes working in medicine, tech, education and law. The official 2017 population was about 1,930, so housing stock is small and tightly held.
Boundaries and parts
South-central Jerusalem, built around Emek Refaim Street. Roughly bounded by Derech Beit Lehem / the First Station (HaTachana HaRishona) complex to the north-east, Train Track Park (Park HaMesila, the old Ottoman railway line) along the southern/eastern edge towards Baka, Rachel Imenu Street and Old Katamon to the west, and the Oranim junction to the south. Dirobot and the Tax Authority treat it as one statistical area, 'Emek Refaim–HaMoshava HaGermanit'.
- Emek Refaim Street (commercial spine)
- Templer core: HaMagid, Lloyd George, Cremieux, Masaryk, Dor Dor VeDorshav, Graetz, Hildesheimer
- HaTzfira / Yehoshua Ben Nun / Klein streets
- Rachel Imenu edge (towards Old Katamon)
- Amatzia / Uziya / Yotam streets (towards Baka)
Getting around
The Jerusalem Light Rail Blue Line (Gilo–Ramot) runs along Emek Refaim, with planned stops near Rachel Imenu, the Oranim junction and the First Station. Construction on Emek Refaim began on 7 July 2025 and made the street one-way in sections. From late June 2026 the stretch between Martin Luther King and Rachel Imenu was fully closed to traffic for about six months. The southern section is expected to open around 2028 and the full line by 2030. Until then, residents rely on buses rerouted through Baka and the German Colony side streets. The First Station and Train Track Park walking and cycling path link the area to the city centre and Baka.
Schools, parks and families
Madlan lists state-religious Yehuda Halevi and the state Waldorf 'Adam' school for primary, and the Hartman experimental high school (state-religious), a state secondary and a Haredi yeshiva for secondary. Madlan gives the area an education index of 81/100, against 64/100 for Jerusalem as a whole. Residents rate parks at 4.6/5 and kindergartens at 4.3/5 (Madlan survey). Train Track Park and the First Station are the main family outdoor spaces.
English speakers
This is one of Jerusalem's traditional Anglo hubs, with a large English-speaking population. English-language rental and sale listings are plentiful on Janglo, and Anglo-run brokerages (RE/MAX, Anglo-Saxon) are active here. Nearby Baka, Katamon and Talbiya widen the English-speaking community and synagogue choice. The neighbourhood also draws a significant number of foreign-resident and second-home buyers.
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 ₪32,609 to ₪76,818. 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 ₪55,567; 2024 ₪53,846; 2025 ₪57,824; 2026 (to 12 Jun) ₪50,000.
How these figures are based
Sources: Median of the 7 three-room registered sales in 'examples' below (Jun 2025 – Aug 2026; Dirobot / Madlan, Tax Authority data). Small sample. · Median of the 2 four-room registered sales in 'examples' below (Masaryk 5, May 2026; HaMagid 16-18, Aug 2026; Dirobot / Madlan). Very small sample, indicative only. median_sqm is 91.5, rounded.
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 |
|---|---|---|---|---|---|---|
| HaMagid 16-18 | 4 | 2 | 91 | ₪6,330,000 | ₪69,560 | 2026-08 |
| HaMoshava (street not specified by Madlan) | 3 | 2 | 81 | ₪3,900,000 | ₪48,148 | 2026-08 |
| Azriel Hildesheimer 10 | 3 | 1 | 78 | ₪3,050,000 | ₪39,103 | 2026-06 |
| Yotam 7 | 3 | 3 | 81 | ₪4,780,000 | ₪59,012 | 2026-06 |
| Masaryk 5 | 4 | 0 | 92 | ₪4,150,000 | ₪45,109 | 2026-05 |
| Tzvi Graetz 13 | 3 | 0 | 64 | ₪2,087,000 | ₪32,609 | 2026-04 |
| Emek Refaim 57 | 2 | 2 | 44 | ₪2,200,000 | ₪50,000 | 2026-01 |
| Yotam 7 | 3 | 5 | 77 | ₪4,950,000 | ₪64,286 | 2025-12 |
| Emek Refaim 57 | 2 | 0 | 44 | ₪3,380,000 | ₪76,818 | 2025-11 |
| HaTzfira 3 | 3 | 3 | 84 | ₪4,640,000 | ₪55,238 | 2025-11 |
| HaTzfira 3 | 5 | 3 | 153 | ₪9,600,000 | ₪62,745 | 2025-07 |
| HaTzfira 3 | 3 | 4 | 86 | ₪5,150,000 | ₪59,884 | 2025-06 |
Sources: Dirobot (Israel Tax Authority registered sales), neighbourhood 'Emek Refaim–HaMoshava HaGermanit'. Sales marked off-plan or new-build carry a new-build premium; a sale with no floor or date shown was published without one.
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What is for sale, and what is being built
Asking prices are what sellers hope for. Set them against section two, not in place of it. Median asking ₪/sqm of the 5 Madlan for-sale listings below (range ₪53,333–₪72,000), sampled 27 Sep 2026. Madlan showed ~123–130 listings in the neighbourhood.
Pale bar: the neighbourhood's registered figure. Asking prices per sqm are the listed price divided by the advertised area, which is often measured generously.
New build and renewal schemes
| Scheme | Type | From | Units | Delivery |
|---|---|---|---|---|
| HaShlosha (The Three) Oren Cohen Group | New build: 45 units in three 5-storey buildings around a private garden (corner of HaMagid, Klein and Zev Bakr streets); garden flats, 3–4 room units, 6-room full-floor penthouses | — | Price on request | December 2027 (developer estimate); developer says only a few final units remain |
| Amatzia 3 Kahn Group | Urban renewal (redevelopment of an existing building), 7 storeys, 2–5 rooms incl. penthouses | — | Not published | Not published |
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 German Colony's rate a 70 sqm three-room is about ₪4.05m and a 100 sqm four-room about ₪5.78m. On the four-room an oleh pays ₪19,018 in purchase tax; an Israeli resident buying a sole home pays ₪184,658; a non-resident or anyone buying a second home pays ₪462,592.
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 · ₪4.05m | Oleh, reg. 12A | ₪10,345 | ₪134,407 | ₪144,751 | 3.6% |
| Resident, sole home | ₪97,922 | ₪134,407 | ₪232,329 | 5.7% | |
| Non-resident / additional | ₪323,814 | ₪134,407 | ₪458,221 | 11.3% | |
| 4-room · ₪5.78m | Oleh, reg. 12A | ₪19,018 | ₪185,581 | ₪204,599 | 3.5% |
| Resident, sole home | ₪184,658 | ₪185,581 | ₪370,239 | 6.4% | |
| Non-resident / additional | ₪462,592 | ₪185,581 | ₪648,173 | 11.2% |
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 ₪136,465 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 German Colony's four-room price it is worth ₪165,640 against the resident rate and ₪443,574 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in German Colony
Asking rents vary widely. 3-room listings run from ₪5,200 (older walk-ups) to ₪10,500 (large ground-floor units on Emek Refaim), and 4-room listings from ₪6,250 to ₪12,500. Across Jerusalem, Scoutr's Israel Rent Report (last 30 days to 26 Sep 2026) puts average asking rent at ₪6,603 for 3 rooms and ₪8,595 for 4 rooms, so the German Colony median runs above the city average for 3 rooms and roughly level for 4 rooms.
Median of asking rents on Yad2, Janglo, Madlan and Realta, collected by TAPI and deduplicated (2 rooms: n=3; 3 rooms: n=6; 4 rooms: n=8). These are asking rents, not signed leases. — Live asking rents, 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 | ₪7,600 |
| Security, at the legal cap (3 months) | ₪22,800 |
| Broker, if you hired one: one month + VAT | ₪8,968 |
| Cash out before moving in | ₪39,368 |
On a three-room at ₪7,600 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 — German Colony 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
Much of the Templer core is covered by conservation constraints, so large-scale demolition and rebuilding is rare and new supply comes mainly as boutique infill: Oren Cohen Group's 45-unit 'HaShlosha' (delivery Dec 2027) and Kahn Group's Amatzia 3 redevelopment. Next door in Katamon (Ben Zakkai / Yehoshua Ben Nun / Elazar HaModai, near the Oranim junction), the Jerusalem District Planning Committee approved Asdan's urban renewal plan in March 2026. It replaces 194 units in seven old buildings with 512, in towers of 40 and 34 storeys plus four buildings of 8–9 storeys, immediately adjacent to the German Colony and Baka. The municipality applies its own TAMA 38 policy city-wide, so check any building-specific plan with the municipal planning department.
Specific to German Colony
Light rail construction
Blue Line works have disrupted Emek Refaim since July 2025, and a full closure between Martin Luther King and Rachel Imenu began in June 2026. Expect noise, diversions and weaker trade on the street until at least 2028. Price in the disruption now, and the value boost from the line once it opens.
Thin, lumpy deal data
Dirobot recorded only about 30 sales a year with floor area and just 9 in the first half of 2026. The 2026 median of ₪50,000/sqm versus ₪57,824 in 2025 may be down to which flats happened to sell rather than a real fall. Judge value from building-level comparables, not the headline median.
Conservation limits
Many Templer and Mandate-era buildings are listed for conservation. That restricts additions, TAMA 38-style upgrades, window and roof changes, and sometimes elevators. Get the building's conservation status and permitted rights from the municipality before paying a premium for 'potential'.
Old stock, no mamad
Much of the housing is pre-1948 or 1950s–60s walk-ups without a safe room (mamad), lift or parking. Renovation costs for old stone buildings (damp, roofs, plumbing) can be high.
Asking vs sold gap
Asking prices sampled on Madlan (median about ₪67,700/sqm) sit well above the registered-sales median of about ₪55,700/sqm. Negotiate from registered sales in the same building or street, not from other listings.
Unusual deals in the data
Some registered entries are clearly not open-market flat sales. At HaTzfira 28, sqm and room counts don't match, and Amatzia 3 sold at ₪21,000/sqm, probably a redevelopment or partial right. The same flat can also show very different prices (Emek Refaim 57: ₪3.38m in Nov 2025, ₪2.2m in Jan 2026). Always check the Tabu extract and whether a deal was a partial share.
Tower next door
The approved Asdan plan puts 40- and 34-storey towers at the Katamon/Oranim edge. That brings years of construction plus new traffic and density near the southern German Colony. Buyers on Rachel Imenu, Yehoshua Ben Nun and the Oranim end should review the plan's staging.
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.
German Colony, Jerusalem property: common questions
What is the average price per square metre in German Colony, Jerusalem?
Registered sales put German Colony, Jerusalem at about ₪57,824 per square metre (median of registered sales, 2025 (Tax Authority data via Dirobot)). Individual sales in this brief range from about ₪32,609 to ₪76,818 per square metre, depending on the building, floor and condition.
How much does an apartment cost in German Colony, Jerusalem?
At the registered rate a 70 sqm three-room apartment costs about ₪4.05m and a 100 sqm four-room about ₪5.78m. 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 German Colony, Jerusalem?
Asking rent for a three-room apartment in German Colony, Jerusalem is about ₪7,600 a month, and about ₪8,700 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 German Colony, Jerusalem?
On a four-room at about ₪5.78m, an oleh using the regulation 12A relief pays about ₪19,018 in purchase tax, against ₪184,658 for an Israeli resident buying a sole home and ₪462,592 for a non-resident or anyone buying an additional home. The relief applies from one year before aliyah to seven years after, once.
Is German Colony, Jerusalem a good place to buy?
The German Colony is one of Jerusalem's priciest resale markets (registered median about ₪55,700/sqm for 2023–mid-2026) with a small, tightly held stock, so good 3–4 room flats in quiet Templer-core streets rarely come up and command premiums. The light-rail disruption and a softer run of 2026 registered sales give patient buyers some room to negotiate, but only with building-level comparables in hand.
Is German Colony, Jerusalem a good place to rent?
Renters pay above the Jerusalem average for 3 rooms (asking median about ₪7,600 vs ₪6,603 city-wide), with a wide spread between old walk-ups and renovated garden or Emek Refaim units. Many listings are furnished and aimed at Anglo families and foreign residents; tenants should factor in construction noise and access problems on Emek Refaim until the Blue Line opens.
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 German Colony
- 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 — German Colony and the alternatives, side by side.
Sources. Dirobot – Emek Refaim–HaMoshava HaGermanit neighbourhood prices (Data to 12 Jun 2026; accessed 2026-09-27); Dirobot – HaTzfira 3 building (2026-09-27); Dirobot – HaTzfira 10 building (2026-09-27); Dirobot – HaTzfira 28 building (2026-09-27); Dirobot – Emek Refaim 57 building (2026-09-27); Dirobot – Masaryk 5 building (2026-09-27); Dirobot – Yotam 7 building (2026-09-27); Dirobot – Azriel Hildesheimer 10 building (2026-09-27); Madlan – German Colony area info (sales, schools, ratings) (2026-09-27); Madlan – German Colony for sale (2026-09-27); Madlan – German Colony for rent (2026-09-27); Madlan – German Colony new projects (2026-09-27); Yad2 – rentals, Emek Refaim / German Colony (2026-09-27); Janglo – German Colony / Emek Refaim rentals (2026-09-27); Realta – 4-room rental, German Colony (2026-09-27); Scoutr – Israel Rent Report (Jerusalem city averages) (2026-09-26); Oren Cohen Group – HaShlosha, German Colony (2026-09-27); Kahn Group – Amatzia 3 (2026-09-27); Jerusalem News – Blue Line works on Emek Refaim (2026-06-28); Times of Israel – Emek Refaim train construction begins (2025-07); Wikipedia – Blue Line (Jerusalem Light Rail) (2026-09-27); Wikipedia – German Colony, Jerusalem (2026-09-27); Nadlan Center – Asdan urban renewal towers approved next to German Colony (2026-03). Jerusalem-wide rents: Scoutr rent report, 26 September 2026. Purchase tax: Land Taxation (Betterment and Acquisition) Law 5723-1963 and the Purchase Tax Regulations, reg. 12A, bands frozen to 15 January 2028.
Limits of the data. Dirobot's pooled median (₪55,696/sqm, 103 deals, Jan 2023 – Jun 2026) is the headline figure. The 2026 yearly median rests on only 9 deals. yoy_pct (+7.4%) compares full-year 2025 with full-year 2024. Comparing 2026 so far with 2025 would give -13.5%, but that sample is too small to publish as a trend. Dirobot's Jerusalem city page showed a different line (₪36,800/sqm, 317 deals) for this neighbourhood, but its link pointed to Bayit VeGan, so it looks like a mis-mapping and was not used. Madlan deal dates are shown as m/d/yy and read as 2026. Madlan's Yotam 7 deal (3 rooms, 81 sqm, 3rd floor, ₪4.78m, Jun 2026) does not appear in Dirobot's data, which runs to 12 Jun 2026; it is included from Madlan. Madlan's 'HaMoshava' deal (Aug 2026) has no street number. Excluded from examples: Amatzia 3 (4 rooms, 100 sqm, ₪2.1m, Jun 2026, ₪21,015/sqm), probably a partial right or redevelopment deal in an urban-renewal building; HaTzfira 28 (Mar 2025), where room and sqm fields don't match; and HaTzfira 3 (Apr 2025, ₪1.075m), which has no area and may be a partial share.
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.