Givat Shaul property prices 2026 גבעת שאול
Givat Shaul registers at about ₪39,863 per square metre (median of registered sales, 2025 (Tax Authority data via Dirobot)), which is number 15 of the thirty neighbourhoods in this series. At that rate a 70 sqm three-room costs about ₪2.79m and a 100 sqm four-room about ₪3.99m. A three-room asks about ₪7,950 a month and a four-room about ₪8,750, against Jerusalem averages of ₪6,603 and ₪8,595.
Givat Shaul in six numbers
Givat Shaul gives Haredi and religious buyers central-Jerusalem access at about ₪40k/sqm (2025 median), rising about 5.6% in 2025 and further in 2026, below many central alternatives. The industrial-zone towers add long-term upside but also years of disruption, so buy resale stock on quiet residential streets and verify renewal status.
Family-size flats rent for roughly ₪8,000–₪10,500 a month for 3–4.5 rooms, with new-standard 5-room flats near ₪15,000, which is above the Jerusalem average. Renting first suits olim testing the Haredi community fit and school options before buying.
What Givat Shaul is
Founded in 1906 and named after Sephardi Chief Rabbi Yaakov Shaul Elyashar, Givat Shaul sits at the western entrance to Jerusalem east of Har Nof and north of Kiryat Moshe. The north of the neighbourhood is predominantly Haredi (Hasidic, Lithuanian and Mizrahi), the south more Religious-Zionist. Madlan rates its socio-economic index at 2/10 and describes it as suitable for Haredi and religious families and less suited to secular residents. The adjacent industrial zone is being converted into an employment and high-rise residential district.
Boundaries and parts
Western entrance to Jerusalem: Har Nof to the west, Kiryat Moshe to the south (some streets such as Ben Tzion are listed by portals under both names), Har HaMenuchot cemetery on the north-western ridge, and the Givat Shaul industrial/employment zone (Kanfei Nesharim, Beit HaDfus) along the northern and western edge towards Route 16 and the city entrance. Kiryat Mattersdorf is NOT included: it sits by Kiryat Itri and Romema in northern Jerusalem and no source groups it with Givat Shaul.
- Residential Givat Shaul core (Kahati, Baal HaShailtot, Chaim Vital, Rabbi Yisrael Najara, Cordovero, Alkabetz, Shirira Gaon, Kotler)
- Kiryat Moshe border (Ben Tzion)
- Givat Shaul industrial / employment zone (Kanfei Nesharim, Beit HaDfus) — new towers
- City-entrance quarter (Ir Olam / former flour mill)
Getting around
Madlan residents rate public transport 4.7/5. The neighbourhood is a short ride from the Central Bus Station and Yitzhak Navon railway station (fast train to Tel Aviv and Ben Gurion), and sits on Route 1 / Begin Highway and the Route 16 link at the city entrance; Ir Olam marketing cites red and green light-rail stations nearby. Parking is rated poorly (2.9/5).
Schools, parks and families
Education is overwhelmingly Haredi: Beit Yaakov Givat Shaul (~180 girls per grade), Ateret Rachel and Bat Torah seminaries, plus the state-religious Noam Banim school and Haredi and municipal-religious kindergartens. Madlan gives local high schools 52/100 vs a 65 national average (Haredi institutions largely do not sit matriculation exams). Residents rate kindergartens 4.4/5 and schools 4.2/5.
English speakers
Givat Shaul has an English-speaking Haredi presence that overlaps with neighbouring Har Nof, one of Jerusalem's main Anglo Haredi centres; Anglo listings circulate on Janglo. No source quantifies the Anglo population of Givat Shaul itself. Kiryat Mattersdorf, often mentioned alongside it, is a separate Litvish neighbourhood near Romema with many US and UK immigrants.
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 ₪32,143 to ₪50,573. 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 ₪37,353; 2024 ₪37,736; 2025 ₪39,863; 2026 (to 28 Jul) ₪41,761.
How these figures are based
Sources: TAPI median of 3 resale deals registered May–Aug 2026 (Kahati 7, Kuanka 12, Baal HaShailtot 18), Madlan/Dirobot. Very small sample · TAPI median of 6 resale 4-room deals registered May–Aug 2026 (Kahati 6, Kahati 20, Najara 63, Cordovero 3, Chaim Vital 39, Ben Tzion 21), Madlan/Dirobot; new-build Baal HaShailtot 12 excluded
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 |
|---|---|---|---|---|---|---|
| Rabbi Yisrael Najara 63 | 4 | 5 | 70 | ₪3,330,000 | ₪47,571 | 2026-08 |
| Kuenka 12 | 3 | 4 | 67 | ₪2,700,000 | ₪40,299 | 2026-08 |
| Kanfei Nesharim 14 (likely new building at industrial-zone edge, ₪50.6k/sqm) | 5 | — | 131 | ₪6,625,000 | ₪50,573 | 2026-07 |
| Chaim Vital 39 | 4 | 2 | 95 | ₪3,600,000 | ₪37,895 | 2026-07 |
| Ben Tzion 21 (Kiryat Moshe border; Yad2 lists units here as new from contractor) | 4 | 6 | 104 | ₪3,700,000 | ₪35,577 | 2026-07 |
| Rav Pinchas Kahati 7 | 3 | 3 | 73 | ₪2,690,000 | ₪36,849 | 2026-06 |
| Baal HaShailtot 12 (OFF-PLAN / new project sale per Madlan) | 4 | — | 86 | ₪4,234,600 | ₪49,240 | 2026-06 |
| Baal HaShailtot 18 | 3.5 | 1 | 64 | ₪3,050,000 | ₪47,656 | 2026-06 |
| Cordovero 3 | 4 | 3 | 80 | ₪3,410,000 | ₪42,625 | 2026-06 |
| Rav Pinchas Kahati 6 | 4 | 1 | 98 | ₪3,150,000 | ₪32,143 | 2026-06 |
| Rav Pinchas Kahati 20 | 4 | 3 | 79 | ₪3,230,000 | ₪40,886 | 2026-05 |
| Beit HaDfus 1 (new residential tower, industrial zone) | 3 | 21 | 80 | ₪3,710,000 | ₪46,375 | 2026-05 |
Sources: Dirobot (Tax Authority data); deal count is transactions with recorded area. 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. TAPI median of 7 Yad2 for-sale listings with price and area, accessed 1 Oct 2026 (range ₪34.5k–₪47k/sqm)
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 |
|---|---|---|---|---|
| Angel Bakery complex Knafayim Ruach Building Jerusalem Ltd. | Redevelopment of former bakery site: 972 units (avg ~80 sqm) in three 35-storey towers plus 17-storey employment tower, school, plaza; link to Route 16 | — | apartments | Plan approved by Jerusalem District Planning Committee July 2026; no marketing yet |
| Egged Beit HaDfus complex Egged | 321 residential units next to the light rail, height cut from 25–30 to 12 storeys; separate HaMelamed site with three 20-storey office buildings | — | apartments | Recommended for deposit by local committee April 2026; planning stage |
| Chaim Vital 52 Private initiative | TAMA 38 demolition and rebuild: 36 apartments, 11 storeys | — | apartments | Madlan forecasts completion early 2028 (status shown inconsistently) |
| Ir Olam (World City), former flour mill Danya Cebus | Mixed-use city-entrance quarter; 28-storey office tower under construction; Emess reports ~360 homes in 4 buildings up to 30 storeys | — | offices / apartments | Under construction (March 2025) |
| Beit HaDfus 1 residential tower (name not confirmed) not confirmed | High-rise residential tower in the industrial zone; resale/new deals registered on floors 21–23 in 2026 | — | apartments | Occupied/completed (deals registered 2026) |
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 Givat Shaul's rate a 70 sqm three-room is about ₪2.79m and a 100 sqm four-room about ₪3.99m. On the four-room an oleh pays ₪10,038 in purchase tax; an Israeli resident buying a sole home pays ₪94,853; a non-resident or anyone buying a second home pays ₪318,904.
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 · ₪2.79m | Oleh, reg. 12A | ₪4,058 | ₪97,317 | ₪101,375 | 3.6% |
| Resident, sole home | ₪35,059 | ₪97,317 | ₪132,376 | 4.7% | |
| Non-resident / additional | ₪223,233 | ₪97,317 | ₪320,550 | 11.5% | |
| 4-room · ₪3.99m | Oleh, reg. 12A | ₪10,038 | ₪132,596 | ₪142,634 | 3.6% |
| Resident, sole home | ₪94,853 | ₪132,596 | ₪227,449 | 5.7% | |
| Non-resident / additional | ₪318,904 | ₪132,596 | ₪451,500 | 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 ₪94,077 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 Givat Shaul's four-room price it is worth ₪84,816 against the resident rate and ₪308,866 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in Givat Shaul
r2 is a single listing (38 sqm, Najara 61). r3 is the median of three 3–3.5 room listings (₪7,300–₪8,200); r4 the median of eight 4–4.5 room listings (₪7,500–₪10,500); r5 the median of two listings (₪14,500 and ₪15,000, new-standard buildings). Large family flats in new buildings command steep premiums (a 6-room 204 sqm flat asked ₪19,000 on Janglo).
Yad2 Givat Shaul rentals (34 listings), Realta, Janglo; TAPI medians of individual listings — Asking rents, Yad2/Realta/Janglo listings live Jan–Sep 2026, accessed 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 | ₪7,950 |
| Security, at the legal cap (3 months) | ₪23,850 |
| Broker, if you hired one: one month + VAT | ₪9,381 |
| Cash out before moving in | ₪41,181 |
On a three-room at ₪7,950 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 3.4% gross — before the building committee, maintenance, empty months, management and tax — Givat Shaul 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
Active on two fronts: building-level TAMA 38 and demolition-rebuild inside the residential streets (e.g. Chaim Vital 52, 36 units), and large plans in the industrial zone: Angel Bakery (972 units, approved July 2026) and Egged Beit HaDfus (321 units, recommended April 2026). The municipality describes the industrial zone as becoming an employment district.
Specific to Givat Shaul
Partial-share sales distort data
Registered deals include fractional-share transfers, for example Alkabetz 3 (6 rooms, 156 sqm) at ₪892k, which is about ₪5.7k/sqm. Strip these out before benchmarking a price, or the area will look far cheaper than it is.
Boundary confusion with Kiryat Moshe
Portals file streets like Ben Tzion and Sirkis under Givat Shaul or Kiryat Moshe inconsistently. A 'Givat Shaul' listing may sit in a different community and school catchment, so check the exact street.
New-build premiums skew medians
New-project sales such as Baal HaShailtot 12 (about ₪49k/sqm) and Kanfei Nesharim 14 (about ₪50.6k/sqm) run 20–30% above older resale stock at ₪32–38k/sqm. Compare like with like.
Years of construction ahead
Angel Bakery's 35-storey towers, the Egged complex and Ir Olam mean heavy construction traffic and noise at the city entrance for years. Flats facing Kanfei Nesharim and Beit HaDfus will feel it most.
Strongly Haredi character
Madlan rates the area as unsuited to secular residents, and Shabbat street closures, modest-dress norms and Haredi-only schooling shape daily life. Non-Haredi buyers should spend a Shabbat there before committing.
Parking and small older flats
Residents rate parking 2.9/5. Much of the stock is 1950s–70s walk-ups with 64–80 sqm 3–4 room layouts, often without a mamad or lift, so check for these before paying new-build prices.
TAMA 38 and renewal promises
Many buildings advertise renewal potential, but TAMA 38 is being phased out in favour of municipal renewal routes. Verify signed developer agreements and permit status rather than paying for 'potential'.
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.
Givat Shaul, Jerusalem property: common questions
What is the average price per square metre in Givat Shaul, Jerusalem?
Registered sales put Givat Shaul, Jerusalem at about ₪39,863 per square metre (median of registered sales, 2025 (Tax Authority data via Dirobot)). Individual sales in this brief range from about ₪32,143 to ₪50,573 per square metre, depending on the building, floor and condition.
How much does an apartment cost in Givat Shaul, Jerusalem?
At the registered rate a 70 sqm three-room apartment costs about ₪2.79m and a 100 sqm four-room about ₪3.99m. 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 Givat Shaul, Jerusalem?
Asking rent for a three-room apartment in Givat Shaul, Jerusalem is about ₪7,950 a month, and about ₪8,750 for a four-room. Twelve months' rent against a 70 sqm three-room at the registered rate gives a gross yield of about 3.4%.
How much purchase tax does a new oleh pay in Givat Shaul, Jerusalem?
On a four-room at about ₪3.99m, an oleh using the regulation 12A relief pays about ₪10,038 in purchase tax, against ₪94,853 for an Israeli resident buying a sole home and ₪318,904 for a non-resident or anyone buying an additional home. The relief applies from one year before aliyah to seven years after, once.
Is Givat Shaul, Jerusalem a good place to buy?
Givat Shaul gives Haredi and religious buyers central-Jerusalem access at about ₪40k/sqm (2025 median), rising about 5.6% in 2025 and further in 2026, below many central alternatives. The industrial-zone towers add long-term upside but also years of disruption, so buy resale stock on quiet residential streets and verify renewal status.
Is Givat Shaul, Jerusalem a good place to rent?
Family-size flats rent for roughly ₪8,000–₪10,500 a month for 3–4.5 rooms, with new-standard 5-room flats near ₪15,000, which is above the Jerusalem average. Renting first suits olim testing the Haredi community fit and school options before buying.
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 Givat Shaul
- 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 — Givat Shaul and the alternatives, side by side.
Sources. Dirobot — Givat Shaul neighbourhood prices (Data 03.01.2023–28.07.2026, accessed 2026-10-01); Madlan — Givat Shaul area info (accessed 2026-10-01); Madlan — Baal HaShailtot street deals (accessed 2026-10-01); Madlan — Givat Shaul industrial zone (accessed 2026-10-01); Madlan — Chaim Vital 52 project (accessed 2026-10-01); Yad2 — Givat Shaul for sale (accessed 2026-10-01); Yad2 — Givat Shaul rentals (accessed 2026-10-01); Realta — Givat Shaul rental listing (Baal HaShailtot, 4.5 rooms) (updated 2026-09-30); Janglo — Givat Shaul rentals (accessed 2026-10-01); Nadlan Center — Angel Bakery approval (2026-07-20); Emess — 960 units at Angel Bakery (undated); Magdilim — Egged complexes, Givat Shaul (2026-04-20); Kikar — Ir Olam business district (2025-03-20); Wikipedia — Givat Shaul (accessed 2026-10-01); Wikipedia — Kiryat Mattersdorf (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. No individual 2025 registered sales could be retrieved: Madlan and Dirobot only expose the most recent ~8–10 deals, so all examples are from May–Aug 2026. Dirobot deal counts are transactions WITH recorded area (2025: 56); total 2025 deal count is not published on the page. by_rooms medians are TAPI calculations from 3 (3-room) and 6 (4-room) 2026 deals: indicative only. Madadirot room figures were not used. Source conflicts: Baal HaShailtot 12 price (₪4,234,600 Dirobot vs ₪4.15m Madlan) and floor; Najara 63 room count (3/4/4.5); Kahati 20 vs Kahati 2 (79 vs 71 sqm); Cordovero 1 and 3 both listed by Dirobot at the same price and date (possible duplicate).
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.