Kiryat HaYovel property prices 2026 קריית היובל
Kiryat HaYovel registers at about ₪35,490 per square metre (median of registered sales, 2025 (Tax Authority data via Dirobot)), which is number 23 of the thirty neighbourhoods in this series. At that rate a 70 sqm three-room costs about ₪2.48m and a 100 sqm four-room about ₪3.55m. Asking rents run about ₪4,625 a month on average across all sizes.
Kiryat HaYovel in six numbers
Kiryat HaYovel traded at a median of ₪35,490/sqm in 2025 (319 deals, Dirobot), essentially flat on 2024, with 2026 to date at ₪37,167. It is among the cheaper routes into south-west Jerusalem, with large renewal upside, but buyers are also buying into construction disruption and a contested Haredi-secular future.
Average rent of about ₪4,625/month (Madlan) makes it one of the more affordable western Jerusalem options for olim who are comfortable in Hebrew. Renters get flexibility while the renewal and demographic picture settles, but should check the specific block and nearby building sites before signing.
What Kiryat HaYovel is
A 1950s-1970s housing-estate neighbourhood of long blocks (shikunim) that is now one of Jerusalem's largest pinui-binui (demolish-and-rebuild) zones. Madlan gives it a socio-economic rating of 5/10 and describes mixed housing with 'significant ultra-Orthodox migration' in recent years, while long-time secular residents try to keep the neighbourhood's character. It is one of Jerusalem's more affordable western neighbourhoods by price per square metre, and turnover is high, with about 300 registered sales a year on Dirobot.
Boundaries and parts
A large south-western Jerusalem neighbourhood built from the 1950s. It sits between Bayit VeGan and Mount Herzl to the north-east, Kiryat Menachem and Ir Ganim to the west and south-west, and the Malha/Refaim valley side to the south. We could not open Wikipedia or municipal pages to confirm exact street-level boundaries, so treat this as approximate. Dirobot's Tax Authority series for 'Kiryat HaYovel' covers 43 streets, the busiest being Avraham Stern, Hantke, Tahon, Bolivia, Guatemala, Borochov, Olshwanger, Israel Zangwill, Brazil and Uruguay.
- Northern Kiryat HaYovel (Stern, Borochov, Zangwill, Gordon, Shmaryahu Levin)
- Southern 'Latin America' streets (Bolivia, Guatemala, Brazil, Uruguay)
- Tahon / Hantke renewal corridor
Getting around
The planned southern extension of the Red Line of the Jerusalem Light Rail runs through the neighbourhood towards Hadassah Ein Kerem. Mako (Jan 2022) listed three planned stations: Shmaryahu Levin, Kiryat Yovel West and Henrietta Szold East (bordering Kiryat Menachem). We could not verify whether the extension is operating as of Sep 2026. Today the neighbourhood relies mainly on buses to Mount Herzl and the city centre. Madlan residents rate public transport 4.3/5.
Schools, parks and families
Madlan lists 8 elementary schools, including Tali Beit VeGan, the Argentina School and several religious schools, and 8 high schools across state, state-religious and Haredi streams. The mix of school streams mirrors the neighbourhood's divided population. Madlan residents rate personal security 4.4/5 and community feeling 4.0/5. Kiryat HaYovel is close to the Jerusalem Forest and Mount Herzl.
English speakers
We found no documented Anglo community infrastructure in Kiryat HaYovel (English-speaking shuls, Anglo gan networks or Nefesh B'Nefesh community listings). Janglo carries sale and rental ads for 'Kiryat Yovel', and Anglo brokerages such as RE/MAX Jerusalem have neighbourhood pages, but daily life is in Hebrew. It is best suited to Hebrew-comfortable olim on a budget.
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 9 sales in this brief the price per square metre runs from ₪29,167 to ₪57,674. 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 ₪34,348; 2024 ₪35,900; 2025 ₪35,490; 2026 YTD (to 12 Aug) ₪37,167.
Sources: Computed from the 5 registered 3-room sales Jun-Aug 2026 in examples (Dirobot). Small sample; indicative only · Computed from the 3 registered 4-room sales Jun-Jul 2026 in examples (Dirobot). Very small sample; indicative only
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 |
|---|---|---|---|---|---|---|
| Israel Zangwill 11 | 3 | 1 | 73 | ₪2,940,000 | ₪40,274 | 2026-08 |
| Shmaryahu Levin 2 | 5 | 0 | 124 | ₪4,650,000 | ₪37,500 | 2026-08 |
| Haim Haviv 1 (₪57,674/sqm on 43 sqm registered: possibly new-build/off-plan, not verified) | 3 | 4 | 43 | ₪2,480,000 | ₪57,674 | 2026-07 |
| Gordon 1 | 4 | 3 | 80 | ₪2,850,000 | ₪35,625 | 2026-07 |
| Avraham Stern 27 | 3 | 4 | 58 | ₪2,100,000 | ₪36,207 | 2026-07 |
| Israel Zangwill 9 | 4 | 2 | 92 | ₪2,795,000 | ₪30,380 | 2026-07 |
| Borochov 41 (₪51,973/sqm on 47 sqm registered: possibly new-build/off-plan, not verified) | 3 | 2 | 47 | ₪2,450,000 | ₪52,128 | 2026-07 |
| Borochov 1 | 4 | 1 | 120 | ₪3,500,000 | ₪29,167 | 2026-06 |
| Israel Zangwill 11 | 3 | 1 | 73 | ₪2,625,000 | ₪35,959 | 2026-06 |
Sources: Dirobot (Israel Tax Authority registered sales), Kiryat HaYovel. The deal count is Dirobot's 'transactions with area' for 2025. 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. Not established. Madlan's area page (Sep 2026) shows an average purchase price of ₪2,712,714 and 175 properties for sale, but no asking ₪/sqm. Yad2, Madlan listing and Janglo pages could not be read (rate-limited).
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 |
|---|---|---|---|---|
| Tahon Street pinui-binui (Stage B, 226 units) Not verified | Pinui-binui; the municipality announced approval of the Tahon Street project | — | Approved; delivery date not found | |
| Kiryat HaYovel pinui-binui: 554 new units replacing 129 Not verified | Pinui-binui | — | Plan approved; no delivery date found | |
| Kiryat HaYovel pinui-binui: 578 units Not verified | Pinui-binui | — | Approved (Aug 2022 per article URL); no delivery date found | |
| Kiryat Yovel pinui-binui: 255 new units Not verified (reported by Kidmat HaYovel) | Pinui-binui | — | Planning; no date found | |
| Kiryat HaYovel long-term rental project Ashtrom | Institutional long-term rental (dira lehaskir style) apartments | — | monthly rent | Not verified |
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 Kiryat HaYovel's rate a 70 sqm three-room is about ₪2.48m and a 100 sqm four-room about ₪3.55m. On the four-room an oleh pays ₪7,851 in purchase tax; an Israeli resident buying a sole home pays ₪72,988; a non-resident or anyone buying a second home pays ₪283,920.
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 · ₪2.48m | Oleh, reg. 12A | ₪2,528 | ₪88,287 | ₪90,815 | 3.7% |
| Resident, sole home | ₪19,753 | ₪88,287 | ₪108,040 | 4.3% | |
| Non-resident / additional | ₪198,744 | ₪88,287 | ₪287,031 | 11.6% | |
| 4-room · ₪3.55m | Oleh, reg. 12A | ₪7,851 | ₪119,696 | ₪127,547 | 3.6% |
| Resident, sole home | ₪72,988 | ₪119,696 | ₪192,684 | 5.4% | |
| Non-resident / additional | ₪283,920 | ₪119,696 | ₪403,616 | 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 ₪83,756 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 Kiryat HaYovel's four-room price it is worth ₪65,137 against the resident rate and ₪276,069 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in Kiryat HaYovel
Madlan shows an average rent of ₪4,625/month for Kiryat HaYovel across all sizes (accessed Sep 2026), well below Jerusalem city averages. Individual live Realta listings (undated, sqm not seen) include a 2-room at ₪4,390 and a 5-room at ₪7,500. Realta showed 82 rental listings in the neighbourhood. No per-room neighbourhood averages could be verified, because the mynet/Differant study and Realta pages were rate-limited.
Madlan area page, Kiryat HaYovel (average rent); Realta listing titles — Sep 2026 (aggregate only)
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 | ₪4,625 |
| Security, at the legal cap (3 months) | ₪13,875 |
| Broker, if you hired one: one month + VAT | ₪5,458 |
| Cash out before moving in | ₪23,958 |
On a rent of ₪4,625 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
Without a reliable three-room rent there is no like-for-like yield figure for Kiryat HaYovel.
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
Kiryat HaYovel is one of Jerusalem's most active pinui-binui zones. In January 2022 Mako cited around 2,500 units approved or under construction over two decades, including the Tahon Street commercial and employment corridor and the Warburg complex (student housing and a cultural centre). Headlines report approved schemes of 554 units replacing 129 (Nadlan Center), 578 units (Magdilim, 2022), 226 units at Tahon Stage B (Nadlan Center), and 255 units (Kidmat HaYovel). Kol Ha'ir has reported eight pinui-binui projects and a newer tower plan that includes reviving the neighbourhood's old cinema. Some Haredi media frame the schemes as a housing gain for young Haredi couples (Emess), which adds to the secular-Haredi tension over the neighbourhood's future.
Specific to Kiryat HaYovel
Haredi-secular tension
Kiryat HaYovel has been a flashpoint for years, with disputes over eruvim, Haredi schools opening in formerly secular buildings, and vandalism. The Times of Israel reported a court approving a Haredi school over secular activists' objections. Buyers should visit at different times of the week and speak to neighbours in the exact building.
Street-by-street demographics
The Haredi share varies sharply from block to block, and it can change the character of a building, its shul and its synagogue-kindergarten use within a few years. The neighbourhood median hides this. Check the local school streams and the nearest community centre activity before you commit.
Pinui-binui timing
There are many schemes at different stages, from 'planning began' to 'approved', but we found no delivery dates. Buying an old flat for 'renewal value' only pays off if the building has a signed developer majority and an approved plan. Get this confirmed in writing.
Years of construction
With thousands of units planned, demolition and tower construction across Tahon, Hantke and Stern will run for years. Noise, dust, road closures and parking loss are likely near active sites.
Light rail not yet proven
Price expectations since 2022 have leaned on the Red Line extension, but we could not confirm it is running as of Sep 2026. Price a flat on today's bus access, not on promised stations.
Odd per-sqm outliers
Some 2026 registered deals show ₪50,000-58,000/sqm on 43-47 sqm, far above the ₪35,500 median. These are likely new-build units or registered areas that exclude balconies. Compare like with like, and check the registered (tabu) area against the marketed area.
Old shikun stock
Much of the housing is 1950s-1970s blocks, often without a lift, mamad (safe room) or parking, and with ageing systems. Condition, floor and TAMA 38 status drive large price gaps that the median does not show.
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.
Kiryat HaYovel, Jerusalem property: common questions
What is the average price per square metre in Kiryat HaYovel, Jerusalem?
Registered sales put Kiryat HaYovel, Jerusalem at about ₪35,490 per square metre (median of registered sales, 2025 (Tax Authority data via Dirobot)). Individual sales in this brief range from about ₪29,167 to ₪57,674 per square metre, depending on the building, floor and condition.
How much does an apartment cost in Kiryat HaYovel, Jerusalem?
At the registered rate a 70 sqm three-room apartment costs about ₪2.48m and a 100 sqm four-room about ₪3.55m. 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 Kiryat HaYovel, Jerusalem?
No reliable rent by room count is published for Kiryat HaYovel, Jerusalem. Madlan shows an average rent of ₪4,625/month for Kiryat HaYovel across all sizes (accessed Sep 2026), well below Jerusalem city averages. Individual live Realta listings (undated, sqm not seen) include a 2-room at ₪4,390 and a 5-room at ₪7,500. Realta showed 82 rental listings in the neighbourhood. No per-room neighbourhood averages could be verified, because the mynet/Differant study and Realta pages were rate-limited.
How much purchase tax does a new oleh pay in Kiryat HaYovel, Jerusalem?
On a four-room at about ₪3.55m, an oleh using the regulation 12A relief pays about ₪7,851 in purchase tax, against ₪72,988 for an Israeli resident buying a sole home and ₪283,920 for a non-resident or anyone buying an additional home. The relief applies from one year before aliyah to seven years after, once.
Is Kiryat HaYovel, Jerusalem a good place to buy?
Kiryat HaYovel traded at a median of ₪35,490/sqm in 2025 (319 deals, Dirobot), essentially flat on 2024, with 2026 to date at ₪37,167. It is among the cheaper routes into south-west Jerusalem, with large renewal upside, but buyers are also buying into construction disruption and a contested Haredi-secular future.
Is Kiryat HaYovel, Jerusalem a good place to rent?
Average rent of about ₪4,625/month (Madlan) makes it one of the more affordable western Jerusalem options for olim who are comfortable in Hebrew. Renters get flexibility while the renewal and demographic picture settles, but should check the specific block and nearby building sites before signing.
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 Kiryat HaYovel
- 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 — Kiryat HaYovel and the alternatives, side by side.
Sources. Dirobot - Kiryat HaYovel, Jerusalem (Tax Authority data) (data 1 Jan 2023-12 Aug 2026; accessed 27 Sep 2026); Madlan - Kiryat HaYovel area info (accessed 27 Sep 2026); Mako/N12 - Kiryat Yovel expected price rise (16 Jan 2022); Nadlan Center - Kiryat Yovel pinui-binui: 554 units replacing 129 (headline) (undated (page rate-limited)); Nadlan Center - Tahon Stage B approved, 226 units (headline) (undated (not opened)); Jerusalem Municipality - Pinui Binui on Tahon Street approved (headline) (undated (page rate-limited)); Magdilim - 578-unit pinui-binui approved in Kiryat HaYovel (headline) (Aug 2022 (per URL)); Kidmat HaYovel - 255-unit pinui-binui plan (headline) (undated (not opened)); Kol Ha'ir - Kiryat HaYovel: eight pinui-binui projects (headline) (undated (not opened)); Kol Ha'ir - new pinui-binui plan with towers and revived cinema (headline) (undated (not opened)); Emess - Haredi young couples gain from Kiryat Yovel pinui-binui (headline) (undated (not opened)); Times of Israel - court okays Haredi school in Kiryat HaYovel (headline) (undated (page rate-limited)); Jerusalem Post - Are haredi, secular Israelis set to clash in Kiryat Yovel? (headline) (undated (page rate-limited)); Davar - Stern 24, Kiryat HaYovel: Haredim and secular try to be neighbours (headline) (undated (page rate-limited)); Israel Hayom - Haredi youths tried to vandalise new school (headline) (undated (not opened)); Realta - rentals Kiryat HaYovel (82 listings; listing titles) (accessed 27 Sep 2026 (page rate-limited)); Ashtrom - Kiryat HaYovel long-term rental project (headline) (undated (not opened)). 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. The WebFetch proxy rate-limited (HTTP 429) almost every page after the first four fetches. That included Madlan street and blog pages, Nadlan Center, ynet, Times of Israel, Jerusalem Post, Davar, Hebrew Wikipedia, the Jerusalem municipality, mynet, Realta and Janglo. Many facts on renewal and Haredi-secular tension are therefore taken from headlines only and carry no dates or details. No asking-price listings or asking ₪/sqm could be collected, because Yad2, Madlan for-sale and Janglo were unreadable. asking.listings is empty. No per-room rents could be verified. The only neighbourhood figure is Madlan's overall average of ₪4,625/month. A Realta 3-room listing titled ₪2,600/month was left out as a probable room or unit share. Only 9 example sales, all Jun-Aug 2026 from Dirobot's latest page. No 2025 individual deals were captured. We excluded a Dirobot deal with no address (2 rooms, 50 sqm, ₪2.19M, Jul 2026). We also excluded Madlan's Sep 2026 deals (Stern 25: 4 rooms, 58 sqm, ₪2.4M; Zangwill 9: 4 rooms, 58 sqm, ₪3.15M; Naiditch 15: 3 rooms, 35 sqm, ₪2.75M) because their sqm figures look inconsistent with the room counts and with Dirobot's records.
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.