Malha property prices 2026 מלחה / מנחת
Malha registers at about ₪33,728 per square metre (median of 20 registered sales, 2025 (Tax Authority data via Dirobot); 2023 and 2026 medians are skewed by price-capped Mehir LaMishtaken sales), which is number 26 of the thirty neighbourhoods in this series. At that rate a 70 sqm three-room costs about ₪2.36m and a 100 sqm four-room about ₪3.37m. A three-room asks about ₪5,930 a month and a four-room about ₪6,700, against Jerusalem averages of ₪6,603 and ₪8,595.
Malha in six numbers
Malha suits buyers who want a quiet, family-scale south-west neighbourhood with new light-rail access, either a 1990s garden cottage or a newer Mordot Malha flat at roughly ₪30,000–38,000/sqm on open-market resales. Value depends on screening out the price-capped sales that dominate the published medians and on checking resale restrictions and multi-level sizes.
Renters get new-build flats and large garden cottages, but the supply is small (around 40 Yad2 listings) and quoted rents vary widely from older units to new build. The L3 light rail opened in August 2026, which makes Givat Ram, the city centre and Navon station realistic without a car.
What Malha is
Malha is a former Arab village (al-Maliha) rebuilt from the late 1980s as a low-rise, largely family neighbourhood of terraced cottages and multi-level garden units, with some original stone village houses still standing. It sits next to the city's largest shopping centre, Teddy Stadium, Pais Arena and the Technology Park, so the eastern edge is commercial and busy on match and event days. Since 2023 the new Mordot Malha scheme on the western slope has added several hundred flats in 6–9 storey blocks, a large share sold under the price-capped Mehir LaMishtaken programme. Madlan rates its socio-economic index at 7/10, with high school-quality and security scores but weak parking.
Boundaries and parts
South-west Jerusalem. Bounded roughly by Derech Yitzhak Moda'i / Golomb and the Malha Mall–Teddy Stadium–Technology Park complex to the north and east, the Refa'im valley and the old Malha railway line to the south, and the Mordot Malha slopes towards Givat Massuah to the west. Dirobot (Tax Authority data) treats it as one unit, 'Manahat-Malha', covering the old village/animal-name streets (HaNamer, HaAyal, HaKfir, HaDishon, HaDov, HaYa'en, Kedoshei Struma, Amasa) and the new Mordot Malha blocks on Avraham Khila and Edmond Sahayik.
- Old Malha village core (stone houses, Kedoshei Struma / Amasa)
- Malha 1990s terraced cottages and low-rise (HaKfir, HaAyal, HaNamer, HaDishon, HaDov, HaYa'en)
- Mordot Malha new build (Avraham Khila, Edmond Sahayik) — Mehir LaMishtaken plus open-market units
- Malha Mall / Teddy Stadium / Pais Arena / Technology Park (Gav Yam) commercial zone
- Former Malha railway station site (planned towers)
Getting around
Light rail: the Green Line L3 branch opened in late August 2026, running from near Malha Mall via Teddy Stadium, Pais Arena, Givat Ram (Hebrew University, Knesset) and the Central Bus Station / Navon station to HaTurim; Navon gives the fast train to Tel Aviv and Ben Gurion Airport. The Blue Line is scheduled for 2029–2030, and a further L4 branch towards Gilo for December 2026 (JPost). Heavy rail: the Jerusalem–Malha station has had no passenger service since March 2020 (Wikipedia), so there is currently no direct train from Malha. Road access via Begin Highway and Derech Moda'i is fast but congests around the mall and stadium.
Schools, parks and families
Madlan lists the Manahat state elementary school and ORT Minkoff (grades 7–9), plus several municipal kindergartens, and residents rate school quality 4.6/5 and personal security 4.3/5. Nadlanist lists Manahat Elementary, Tel Chayim and nearby secondary options (Makif Keshet, Givat Gonen). The 87-dunam neighbourhood park planned with Mordot Malha and the mall's facilities make it practical for families.
English speakers
No Anglo-specific community data for Malha was found in Nefesh B'Nefesh or Janglo sources in this pass. Its position between Katamon/Baka-oriented Anglo areas and the new L3 light rail makes it a practical option, but buyers should not assume an established English-speaking community or shul on site.
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 ₪28,882 to ₪40,960. 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 ₪36,145; 2025 ₪33,728.
How these figures are based
Sources: TAPI median of 2 Dirobot-registered 2025 open-market sales (HaAyal 56, Edmond Sahayik 11); very small sample · TAPI median of 7 registered Oct 2025–Aug 2026 sales (Dirobot: Edmond Sahayik 9/10/19, HaAyal 85 x3; Madlan: HaAyal 71) · TAPI median of 8 registered 2025–2026 sales (Dirobot), mixing flats and multi-level garden/cottage units; excludes Mehir LaMishtaken sales and a duplicated paired registration
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 |
|---|---|---|---|---|---|---|
| Avraham Khila 24 (Mordot Malha new build; possibly first-hand developer sale) | 5 | 4 | 128 | ₪5,150,000 | ₪40,234 | 2026-07 |
| HaNamer 17 | 5 | 1 | 116 | ₪3,500,000 | ₪30,172 | 2026-07 |
| HaAyal 61 | 5 | 2 | 133 | ₪4,565,000 | ₪34,323 | 2026-06 |
| HaAyal 83 | 5 | 8 | 157 | ₪5,100,000 | ₪32,484 | 2026-06 |
| Edmond Sahayik 9 (Mordot Malha new build) | 4 | — | 93 | ₪3,080,000 | ₪33,118 | 2026-06 |
| Edmond Sahayik 19 (Mordot Malha new build) | 4 | 5 | 95 | ₪2,950,000 | ₪31,053 | 2026-03 |
| Edmond Sahayik 8 (Mordot Malha new build) | 5 | 4 | 179 | ₪6,306,000 | ₪35,229 | 2026-02 |
| HaKfir 2 (multi-level, ground–2nd) | 5 | 0 | 177 | ₪7,250,000 | ₪40,960 | 2026-01 |
| Edmond Sahayik 10 (Mordot Malha new build) | 5 | 4 | 148 | ₪5,900,000 | ₪39,865 | 2025-12 |
| Edmond Sahayik 11 (Mordot Malha new build) | 3 | — | 76 | ₪2,960,000 | ₪38,947 | 2025-10 |
| HaAyal 85 (garden duplex, ground+1st) | 6 | 0 | 161 | ₪4,650,000 | ₪28,882 | 2025-10 |
| HaAyal 56 | 3 | 2 | 74 | ₪2,350,000 | ₪31,757 | 2025-07 |
Sources: Dirobot (Israel Tax Authority data), neighbourhood 'Manahat-Malha'. 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 for-sale listings, Malha (76 listings, viewed Oct 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 |
|---|---|---|---|---|
| Mordot Malha (phase 1) Achim Hasid | Mehir LaMishtaken (80%) + open market (20%); 244 units in 14 buildings | ₪14,336 | ₪/sqm winning 2019 tender price for price-capped units (not available to open-market buyers) | Registrations 2023 and 2026 per Dirobot; resales and remaining open-market units now trading |
| Malha (Megureit / Dira LeHaskir) Megureit with Manrav Group | 98 long-term regulated rental units, 4 buildings of 6–9 storeys | — | regulated rent set by government appraiser | Fully let |
| Malha railway station towers Israel Railways / Jerusalem Development Authority (plan) | 4 towers up to 40 storeys, c.400 homes plus hotel, retail, offices | — | n/a | Plan stage (district committee Feb 2024); c.15-year implementation estimate |
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 Malha's rate a 70 sqm three-room is about ₪2.36m and a 100 sqm four-room about ₪3.37m. On the four-room an oleh pays ₪6,970 in purchase tax; an Israeli resident buying a sole home pays ₪64,178; a non-resident or anyone buying a second home pays ₪269,824.
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 · ₪2.36m | Oleh, reg. 12A | ₪1,911 | ₪84,648 | ₪86,559 | 3.7% |
| Resident, sole home | ₪13,586 | ₪84,648 | ₪98,235 | 4.2% | |
| Non-resident / additional | ₪188,877 | ₪84,648 | ₪273,525 | 11.6% | |
| 4-room · ₪3.37m | Oleh, reg. 12A | ₪6,970 | ₪114,498 | ₪121,468 | 3.6% |
| Resident, sole home | ₪64,178 | ₪114,498 | ₪178,676 | 5.3% | |
| Non-resident / additional | ₪269,824 | ₪114,498 | ₪384,322 | 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 ₪79,598 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 Malha's four-room price it is worth ₪57,208 against the resident rate and ₪262,854 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in Malha
The survey average looks low against what is listed today: Madlan shows a ₪9,700 average for Malha, and Yad2 lists 3–4 room new-build units on Avraham Khila at ₪7,500–8,900 and garden/cottage homes at ₪12,700–16,000. Expect a wide spread between older stock and Mordot Malha new build; no 5-room survey figure was found.
Differential (Diferent) analysis of c.180,000 listings, via Mynet Jerusalem, 14 Sep 2025 — August 2025 (average asking rents)
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 | ₪5,930 |
| Security, at the legal cap (3 months) | ₪17,790 |
| Broker, if you hired one: one month + VAT | ₪6,997 |
| Cash out before moving in | ₪30,717 |
On a three-room at ₪5,930 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 3.0% gross — before the building committee, maintenance, empty months, management and tax — Malha 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
No specific TAMA 38 or pinui-binui scheme inside Malha was identified. The low-rise cottage stock is largely 1990s and not a renewal candidate. The main growth is new-build (Mordot Malha) and the Malha station tower plan of c.400 homes, which is still at the planning stage.
Specific to Malha
Headline medians are distorted
Dirobot's 2023 and 2026 medians (~₪19,000/sqm) are pulled down by dozens of Mehir LaMishtaken registrations on Avraham Khila. Market resale pricing is closer to ₪30,000–38,000/sqm, so never compare a resale asking price with the blended median.
Price-capped units resale rules
Many Mordot Malha flats were bought under Mehir LaMishtaken, which carries resale and letting restrictions for a period after delivery. Check the purchase track and any restriction period before buying one second-hand.
No train at Malha station
The Malha railway station still appears on maps, but it has had no passenger service since March 2020. Rail commuting to Tel Aviv means taking the L3 light rail to Navon, not walking to the local station.
Stadium and mall traffic
Teddy Stadium, Pais Arena and Malha Mall bring heavy traffic, noise and parking pressure on match, concert and weekend days. Streets nearest the complex are hit hardest, and Madlan residents rate parking only 2.5/5.
Station tower construction
The planned four towers of up to 40 storeys on the old station site would mean years of construction and changed views for the southern streets. The timeline is long and uncertain, so check the plan before buying a view.
Multi-level cottage sizes
Much Malha stock is basement+ground+first triplex cottages, where registered sqm may include basements or exclude garden and roof areas. Per-sqm comparisons between these and flats can mislead, so check the Tabu and permits for each level.
Duplicate and bulk registrations
Several Tax Authority records show identical prices on paired addresses on the same day (for example Edmond Sahayik 6/8 and 15/19). These may be one deal registered across plots or bulk developer sales, so treat them as unverified comparables.
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.
Malha, Jerusalem property: common questions
What is the average price per square metre in Malha, Jerusalem?
Registered sales put Malha, Jerusalem at about ₪33,728 per square metre (median of 20 registered sales, 2025 (Tax Authority data via Dirobot); 2023 and 2026 medians are skewed by price-capped Mehir LaMishtaken sales). Individual sales in this brief range from about ₪28,882 to ₪40,960 per square metre, depending on the building, floor and condition.
How much does an apartment cost in Malha, Jerusalem?
At the registered rate a 70 sqm three-room apartment costs about ₪2.36m and a 100 sqm four-room about ₪3.37m. 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 Malha, Jerusalem?
Asking rent for a three-room apartment in Malha, Jerusalem is about ₪5,930 a month, and about ₪6,700 for a four-room. Twelve months' rent against a 70 sqm three-room at the registered rate gives a gross yield of about 3.0%.
How much purchase tax does a new oleh pay in Malha, Jerusalem?
On a four-room at about ₪3.37m, an oleh using the regulation 12A relief pays about ₪6,970 in purchase tax, against ₪64,178 for an Israeli resident buying a sole home and ₪269,824 for a non-resident or anyone buying an additional home. The relief applies from one year before aliyah to seven years after, once.
Is Malha, Jerusalem a good place to buy?
Malha suits buyers who want a quiet, family-scale south-west neighbourhood with new light-rail access, either a 1990s garden cottage or a newer Mordot Malha flat at roughly ₪30,000–38,000/sqm on open-market resales. Value depends on screening out the price-capped sales that dominate the published medians and on checking resale restrictions and multi-level sizes.
Is Malha, Jerusalem a good place to rent?
Renters get new-build flats and large garden cottages, but the supply is small (around 40 Yad2 listings) and quoted rents vary widely from older units to new build. The L3 light rail opened in August 2026, which makes Givat Ram, the city centre and Navon station realistic without a car.
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 Malha
- 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 — Malha and the alternatives, side by side.
Sources. Dirobot — Manahat-Malha neighbourhood prices (Data 13 Jan 2023–15 Jul 2026; accessed 1 Oct 2026); Dirobot — HaAyal street (Accessed 1 Oct 2026); Dirobot — Edmond Sahayik street (Data Apr 2023–Jun 2026; accessed 1 Oct 2026); Dirobot — Avraham Khila street (Data Jun 2023–Jul 2026; accessed 1 Oct 2026); Dirobot — HaKfir street (Accessed 1 Oct 2026); Madlan — Malha area info (Accessed 1 Oct 2026); Madlan — Edmond Sahayik street deals (Accessed 1 Oct 2026); Madlan — Malha for sale (Accessed 1 Oct 2026); Yad2 — Malha, Manahat rentals (Accessed 1 Oct 2026); Mynet Jerusalem — rents by neighbourhood (Differential data) (14 Sep 2025 (data Aug 2025)); Nadlan Center — Mordot Malha Mehir LaMishtaken approved (3 Jul 2019); Calcalist — towers over Malha station (c. Jan 2024); Megureit — Malha rental project (Accessed 1 Oct 2026); Jerusalem Post — L3 opens (Aug 2026); Wikipedia — Jerusalem–Malha railway station (Accessed 1 Oct 2026); Nadlanist — Manahat (Malha) (Accessed 1 Oct 2026). Jerusalem-wide rents: Scoutr rent report, 26 September 2026. Purchase tax: Land Taxation (Betterment and Acquisition) Law 5723-1963 and the Purchase Tax Regulations, reg. 12A, bands frozen to 15 January 2028.
Limits of the data. Dirobot's yearly medians are not a clean market series: 2023 and 2026 are dominated by Mehir LaMishtaken registrations (Avraham Khila). Only 2024 (₪36,145) and 2025 (₪33,728) reflect mostly open-market sales, and both rest on small samples (26 and 20 deals). The year-on-year -6.7% (2025 vs 2024) should be read with that caveat. No source-published price-by-room table for Malha was found. The by_rooms figures are TAPI medians of the individual registered deals listed (n=2 for 3 rooms, which is not reliable). Dirobot showed only the first 10 deals per page, so the full 2025 deal list and a clean open-market-only median could not be extracted. Some Dirobot records may be first-hand developer sales in Mordot Malha. Dirobot does not mark new vs. second-hand, so those addresses are flagged as new build but not confirmed off-plan.
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.