Har Homa property prices 2026.
Modern, spacious Jerusalem flats for less per metre, with flat prices and long commutes.
Har Homa, officially Homat Shmuel, is Jerusalem's youngest large neighbourhood, built since 1997 on a hill on the city's south-eastern edge. A median of about ₪2.6m buys a modern four-room flat with a lift and mamad, at a price per square metre about a fifth below the city figure. Prices have barely moved since 2023, it is off the light rail, and heavy new supply is coming next door.
Har Homa lies beyond the 1949 Armistice Line, in territory Israel annexed in 1967; most of the international community regards it as occupied territory, a position Israel rejects.
Data area: Homat Shmuel – Har Homa (חומת שמואל–הר חומה)
Prices
Price per square metre, year by year
Median ₪ per m² of registered sales each year; the latest year is in red. Years with few deals move more than the market does.
Purchase tax at the median (₪2.59m)
| Buyer | Purchase tax |
|---|---|
| Single home (Israeli resident) | ₪25,160 |
| Oleh within the eligibility window | ₪3,070 |
| Foreign resident or additional home | ₪207,400 |
2026 bands. The oleh rate applies from one year before to seven years after aliyah. Confirm your own position with your lawyer before you sign.
Recent registered sales
| Date | Street | Rooms | m² | Price | ₪/m² |
|---|---|---|---|---|---|
| Jul 2026 | HaRav Aryeh Bina | 4 | 109 | ₪3,220,000 | ₪29,541 |
| Jul 2026 | HaMaharal MiPrague | 4 | 90 | ₪2,550,000 | ₪28,333 |
| Jul 2026 | HaRav Nissim Yitzhak | 4 | 97 | ₪2,700,000 | ₪27,835 |
| Jul 2026 | HaMamtzi | 4 | 91 | ₪2,460,000 | ₪27,033 |
| Jul 2026 | Yehuda Leo Picard | 3 | 78 | ₪2,080,000 | ₪26,667 |
| Jul 2026 | HaRav Aryeh Bina | 4 | 107 | ₪3,020,000 | ₪28,224 |
| Jul 2026 | Shlomo Baum | 5 | 132 | ₪4,600,000 | ₪34,848 |
| Jun 2026 | HaMaharal MiPrague | 5 | 97 | ₪2,810,000 | ₪28,969 |
| Jun 2026 | HaRav Nissim Yitzhak | 3 | 71 | ₪2,075,000 | ₪29,225 |
From the Israel Tax Authority register as published by Dirobot.
Size against price
The dashed red line is the area median of ₪27,972 per m². Dots above it sold for more per metre than the median; dots below it, for less.
The area
What you get
- Mostly six- to ten-storey blocks built within the last 25 years.
- Lifts, parking and a mamad are common, unlike older neighbourhoods nearer the centre.
- Recent four-room sales cluster around ₪2.5m–₪3.2m for about 90–110 m².
- Wide streets and some of Jerusalem's best views over the Judean Desert and Herodion.
- New-build and off-plan stock in the expansion areas and neighbouring Givat HaMatos.
Who lives here
Around 25,000 residents, mostly young Israeli families. National-religious, secular and Haredi households live side by side, with a modest English-speaking presence.
Getting around
Buses, including faster Superbus lines, run to the central bus station and the Malha hi-tech area. The light rail does not serve Har Homa, and the entrances are congested at peak times.
For the full picture of daily life, schools and community, read The Honest Guide to Har Homa.
Beware
- Median price per square metre has barely moved since 2023, while much of Jerusalem rose.
- Thousands of new units in the expansion and Givat HaMatos will compete with resales.
- Parking shortages and traffic at the neighbourhood entrances are common complaints.
- Permanent synagogue buildings and some public facilities lag behind the population.
- Its location beyond the 1949 line may carry foreign-jurisdiction or labelling implications for some buyers.
Check before you make an offer
- Confirm whether the flat is registered in the Tabu or still with the Israel Land Authority or developer, and the expected registration date.
- For off-plan units, insist on a bank guarantee or policy for every payment above 7% under s.2 of the Sale (Apartments) (Assurance of Investments) Law 5735-1974.
- Read the delivery and delay-compensation clauses against s.5A of the Sale (Apartments) Law 5733-1973.
- Check approved plans around the building, since an open view may face a new tower.
- Confirm the parking space is registered to the flat, and test the rush-hour commute from the actual street.
The verdict
Works well for
- Young families wanting a modern flat with a lift, parking and mamad below Jerusalem's average price per metre.
- Buyers comfortable in a mixed secular, national-religious and Haredi environment.
- Commuters towards Gush Etzion and the south.
- Buyers looking at new-build or off-plan stock.
Harder to recommend for
- Anyone who wants the light rail or to walk into town.
- Families who need a strong English-speaking community around them.
- Investors counting on rapid capital growth.
Har Homa gives Jerusalem buyers something rare: modern, spacious flats at a price per metre far below the city average. It is far from the centre, off the rail network and still a building site in places, and prices have been flat for three years. Buy here for the home, not the trade.
Questions buyers ask
What is the median property price in Har Homa?
The median registered sale in Har Homa is ₪2,592,500, or ₪27,972 per square metre, based on 431 registered deals (Jan 2023 – Jul 2026). These are sold prices from the Israel Tax Authority register, not asking prices.
How much purchase tax would I pay on a median-priced home in Har Homa?
On ₪2,592,500, under the 2026 bands: about ₪25,160 for a resident buying a single home, about ₪3,070 for an oleh within the eligibility window, and about ₪207,400 for a foreign resident or someone buying an additional home. Confirm your own position with your lawyer.
What are the main risks of buying in Har Homa?
Median price per square metre has barely moved since 2023, while much of Jerusalem rose. Thousands of new units in the expansion and Givat HaMatos will compete with resales. Parking shortages and traffic at the neighbourhood entrances are common complaints.
What should I check before making an offer in Har Homa?
Confirm whether the flat is registered in the Tabu or still with the Israel Land Authority or developer, and the expected registration date. For off-plan units, insist on a bank guarantee or policy for every payment above 7% under s.2 of the Sale (Apartments) (Assurance of Investments) Law 5735-1974. Read the delivery and delay-compensation clauses against s.5A of the Sale (Apartments) Law 5733-1973.
Who does Har Homa suit?
It works well for: Young families wanting a modern flat with a lift, parking and mamad below Jerusalem's average price per metre; Buyers comfortable in a mixed secular, national-religious and Haredi environment; Commuters towards Gush Etzion and the south; Buyers looking at new-build or off-plan stock.
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Asking prices are not sold prices. Every figure here comes from registered sales unless stated. This is general information, not legal or financial advice. Updated October 2026.