Kiryat Moshe property prices 2026 קריית משה
Kiryat Moshe registers at about ₪43,198 per square metre (median of registered sales, 2025 (Tax Authority data via Dirobot)), which is number 12 of the thirty neighbourhoods in this series. At that rate a 70 sqm three-room costs about ₪3.02m and a 100 sqm four-room about ₪4.32m. A three-room asks about ₪6,500 a month and a four-room about ₪8,000, against Jerusalem averages of ₪6,603 and ₪8,595.
Kiryat Moshe in six numbers
Registered sale prices rose from about ₪35.3k/sqm in 2023 to ₪43.2k/sqm in 2025 and ₪45.7k/sqm so far in 2026, driven by light-rail access and renewal expectations. It suits religious-Zionist buyers who want a central, connected location, provided they price the older, smaller stock carefully and check each building's renewal status.
Asking rents cluster around ₪6,500 for 3 rooms and ₪8,000 for 4 rooms, cheaper per room than Rehavia or Baka, with excellent light-rail access to the centre. Supply is thin, so move quickly and check noise and building condition on Herzl-facing units.
What Kiryat Moshe is
A small, established neighbourhood founded in the 1920s and named after Sir Moses Montefiore. Its identity is strongly religious-Zionist, centred on the Mercaz HaRav yeshiva. The housing is mostly older, low-rise stone blocks and 1950s–60s shikunim, and urban renewal is starting to replace some of these with towers. Dirobot recorded 265 registered sales between January 2023 and August 2026, spread across 24 streets. Chaim Pike (43 deals), Herzl (42), Eliezer HaLevi (18) and Beit Sha'arim (18) are the busiest.
Boundaries and parts
West Jerusalem, just inside the city entrance. Herzl Boulevard runs along its western side, the city-entrance / Central Bus Station area lies to the north-east, Givat Shaul is to the west, and Beit HaKerem and Kiryat HaLeom are to the south. (Boundaries were drawn from general knowledge. The source pages that would have confirmed them, Wikipedia and RE/MAX, were rate-limited. Check against the municipality's neighbourhood map before publishing.)
- Herzl Boulevard frontage
- Chaim Pike / Eliezer HaLevi core
- Beit Sha'arim / Degel Reuven streets
- Rav Tzvi Yehuda (Mercaz HaRav) area
Getting around
The Red Line (L1) light rail runs along Herzl Boulevard on the neighbourhood's edge and reaches the Central Bus Station, Jerusalem–Yitzhak Navon rail station and the city centre within a few stops. The Blue Line is being built through the city-entrance corridor. Road access to Route 1 and the Begin Highway is immediate. (Station names and the Blue Line timetable were not confirmed from fetched sources.)
Schools, parks and families
The neighbourhood is dominated by religious-Zionist (mamlachti-dati) institutions, led by the Mercaz HaRav yeshiva, with synagogues and state-religious schools nearby. Shaare Zedek Medical Center is close by. A list of individual schools could not be verified because the source pages were rate-limited.
English speakers
There is an established but modest English-speaking, mostly religious-Zionist presence, drawn by Mercaz HaRav and the central location. English-language real-estate coverage exists, including Jewish Link and My Israel Home's 'Kiryat Moshe: Harmonious Diversity' and a Jerusalem Post neighbourhood profile, but neither could be read, so no specific community figures are given.
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 8 sales in this brief the price per square metre runs from ₪37,000 to ₪65,909. 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 ₪35,294; 2024 ₪39,048; 2025 ₪43,198; 2026 (1 Jan to 3 Aug) ₪45,658.
No reliable price by room count is published for this neighbourhood; the registered sales below are the better guide.
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 |
|---|---|---|---|---|---|---|
| 1 Rav Tzvi Yehuda St | 3 | 1 | 73 | ₪3,333,000 | ₪45,658 | 2026-08 |
| 16 Shoshana St (outlier at about ₪65,900/sqm; the recorded area may exclude garden or other rights; not verified) | 2 | 0 | 44 | ₪2,900,000 | ₪65,909 | 2026-07 |
| 9 Kiryat Moshe St | 4 | 5 | 84 | ₪3,600,000 | ₪42,857 | 2026-06 |
| 7 HaRav Tzair St | 3 | 1 | 72 | ₪3,040,000 | ₪42,222 | 2026-06 |
| Street not reported (about ₪54,600/sqm, well above the neighbourhood median, so possibly a developer or off-plan sale; not verified) | 4 | 2 | 82 | ₪4,479,100 | ₪54,623 | 2026-06 |
| 33 Eliezer HaLevi St | 5 | 1 | 90 | ₪3,330,000 | ₪37,000 | 2026-05 |
| 40 Herzl Blvd | 4 | 2 | 71 | ₪3,250,000 | ₪45,775 | 2026-05 |
| 5 Degel Reuven St | 4.5 | 2 | 70 | ₪3,850,000 | ₪55,000 | 2026-05 |
Sources: Dirobot (Israel Tax Authority registered sales). The deal count is the number of 2025 sales with a reported floor 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. Madlan search index, September 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 |
|---|
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 Moshe's rate a 70 sqm three-room is about ₪3.02m and a 100 sqm four-room about ₪4.32m. On the four-room an oleh pays ₪11,705 in purchase tax; an Israeli resident buying a sole home pays ₪111,528; a non-resident or anyone buying a second home pays ₪345,584.
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 · ₪3.02m | Oleh, reg. 12A | ₪5,226 | ₪104,204 | ₪109,429 | 3.6% |
| Resident, sole home | ₪46,731 | ₪104,204 | ₪150,935 | 5.0% | |
| Non-resident / additional | ₪241,909 | ₪104,204 | ₪346,113 | 11.4% | |
| 4-room · ₪4.32m | Oleh, reg. 12A | ₪11,705 | ₪142,434 | ₪154,139 | 3.6% |
| Resident, sole home | ₪111,528 | ₪142,434 | ₪253,962 | 5.9% | |
| Non-resident / additional | ₪345,584 | ₪142,434 | ₪488,018 | 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 ₪101,947 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 Moshe's four-room price it is worth ₪99,823 against the resident rate and ₪333,879 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in Kiryat Moshe
These are medians of Realta listing headline rents, not registered contracts. For 3 rooms there were three listings (₪6,400, ₪6,500 and ₪8,000), plus one 3.5-room listing at ₪5,950. For 4 rooms there were five (₪7,900 twice, ₪8,000 twice and ₪10,500). The 5-room figure is the midpoint of two listings (₪12,500 and ₪13,500), and the 2-room figure comes from a single ₪3,500 listing, so treat both as indicative only.
Realta asking-rent listings for Kiryat Moshe — Asking rents from listings indexed in September 2026. Individual posting dates were not verified.
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 | ₪6,500 |
| Security, at the legal cap (3 months) | ₪19,500 |
| Broker, if you hired one: one month + VAT | ₪7,670 |
| Cash out before moving in | ₪33,670 |
On a three-room at ₪6,500 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 2.6% gross — before the building committee, maintenance, empty months, management and tax — Kiryat Moshe 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
Renewal is active. Nadlan Center describes the neighbourhood as 'between Mercaz HaRav and the light rail … replacing shikunim with towers' (article 15019). Magdilim reported in April 2026 that the Jerusalem municipality had recommended renewal plans in Givat Shaul, Ramot, Kiryat Moshe and Armon HaNatziv. The plan numbers, developers and unit counts could not be read (both pages were rate-limited), so check them on the municipal planning portal before publishing.
Specific to Kiryat Moshe
Partial-share sales in the data
Recent Herzl Blvd records include ₪1.0m for a 78 sqm 3-room flat and ₪1.14m for a 47 sqm 2-room flat, far below the roughly ₪43k/sqm norm. These look like partial-share or non-market transfers, so exclude them when you compare prices.
Herzl Boulevard noise
Flats facing Herzl sit on a major arterial with the light rail and heavy traffic, close to the city entrance. Rear-facing units on the quieter side streets are usually the better buy.
Old stock, few lifts
Much of the housing is 1950s–60s walk-up shikunim with small rooms and no mamad. A 4-room flat can be only 70–84 sqm, as recent sales at Herzl 40 and Degel Reuven 5 show, so compare on price per sqm, not room count.
Renewal timelines
Pinui-binui and tower plans can take many years from recommendation to permit and demolition. Buying 'for the renewal' means betting on a signed majority agreement and on the plan status, which you should confirm at the municipality.
Construction disruption
Blue Line works in the city-entrance corridor and redevelopment towers near the light rail mean years of building work, road closures and dust close to the neighbourhood.
Strong religious character
Shabbat-observant streets, closed roads near institutions and a yeshiva-centred community life suit some buyers and not others. Walk the area on a Friday afternoon and on Shabbat before committing.
Thin rental market
Only around 28 rental listings appeared on Realta and a handful on Madlan. The few 2- and 5-room listings make those rent figures fragile, so expect limited choice and fast-moving flats.
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 Moshe, Jerusalem property: common questions
What is the average price per square metre in Kiryat Moshe, Jerusalem?
Registered sales put Kiryat Moshe, Jerusalem at about ₪43,198 per square metre (median of registered sales, 2025 (Tax Authority data via Dirobot)). Individual sales in this brief range from about ₪37,000 to ₪65,909 per square metre, depending on the building, floor and condition.
How much does an apartment cost in Kiryat Moshe, Jerusalem?
At the registered rate a 70 sqm three-room apartment costs about ₪3.02m and a 100 sqm four-room about ₪4.32m. 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 Moshe, Jerusalem?
Asking rent for a three-room apartment in Kiryat Moshe, Jerusalem is about ₪6,500 a month, and about ₪8,000 for a four-room. Twelve months' rent against a 70 sqm three-room at the registered rate gives a gross yield of about 2.6%.
How much purchase tax does a new oleh pay in Kiryat Moshe, Jerusalem?
On a four-room at about ₪4.32m, an oleh using the regulation 12A relief pays about ₪11,705 in purchase tax, against ₪111,528 for an Israeli resident buying a sole home and ₪345,584 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 Moshe, Jerusalem a good place to buy?
Registered sale prices rose from about ₪35.3k/sqm in 2023 to ₪43.2k/sqm in 2025 and ₪45.7k/sqm so far in 2026, driven by light-rail access and renewal expectations. It suits religious-Zionist buyers who want a central, connected location, provided they price the older, smaller stock carefully and check each building's renewal status.
Is Kiryat Moshe, Jerusalem a good place to rent?
Asking rents cluster around ₪6,500 for 3 rooms and ₪8,000 for 4 rooms, cheaper per room than Rehavia or Baka, with excellent light-rail access to the centre. Supply is thin, so move quickly and check noise and building condition on Herzl-facing units.
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 Moshe
- 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 Moshe and the alternatives, side by side.
Sources. Dirobot – Kiryat Moshe neighbourhood prices (Tax Authority data, Jan 2023 to Aug 2026) (2026-09-27); Realta – Kiryat Moshe rental listings (search-indexed titles) (2026-09-27); Realta listing 139843 (3 rooms, ₪6,500) (2026-09-27); Realta listing 126908 (3 rooms, ₪6,400) (2026-09-27); Realta listing 136504 (3 rooms, ₪8,000) (2026-09-27); Realta listing 136602 (4 rooms, ₪7,900) (2026-09-27); Realta listing 137543 (4 rooms, ₪8,000) (2026-09-27); Realta listing 125420 (4 rooms, ₪10,500) (2026-09-27); Realta listing 124673 (5 rooms, ₪13,500) (2026-09-27); Realta listing 135649 (5 rooms, ₪12,500) (2026-09-27); Realta listing 137471 (2 rooms, ₪3,500) (2026-09-27); Madlan listing – Kiryat Moshe, ₪4,890,000 (2026-09-27); Nadlan Center – 'Between Mercaz HaRav and the light rail' (headline only) (2026-09-27); Magdilim – municipality-recommended plans incl. Kiryat Moshe (headline only) (2026-04-20). 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. WebFetch was rate-limited (HTTP 429) for almost every page after the first two Dirobot reads. That included Madlan area-info, Nadlan Center 15019, Magdilim, JPost, Wikipedia, Realta, Madadirot, RE/MAX, be106 and the Dirobot street pages. Dirobot's deal counts are for sales with a reported area. Total deals per year were not shown separately. by_rooms is empty. There was no neighbourhood-specific breakdown, and Madadirot figures were not used. All sales examples are from May–August 2026 (Dirobot shows only the latest 10). No individual 2025 sales could be retrieved. Herzl 14 (₪1.0m) and Herzl 52 (₪1.14m) were excluded as probable partial shares. The unreported-address and Shoshana 16 sales are flagged as unverified outliers.
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.