Mekor Haim property prices 2026 מקור חיים
Mekor Haim registers at about ₪43,427 per square metre (median of registered sales, 2025 (Tax Authority data via Dirobot)), which is number 11 of the thirty neighbourhoods in this series. At that rate a 70 sqm three-room costs about ₪3.04m and a 100 sqm four-room about ₪4.34m. A three-room asks about ₪7,300 a month, against Jerusalem averages of ₪6,603 and ₪8,595.
Mekor Haim in six numbers
Mekor Haim offers new-build, lift-and-mamad stock beside Park HaMesila at a 2025 median of about ₪43,400/sqm, up about 10% on 2024 on a thin sample, which is still below neighbouring Baka and the German Colony. It suits olim families, especially religious-Zionist ones, who want new construction near the Baka/Katamon Anglo hubs and can live with years of Talpiot building work next door.
Asking rents of about ₪7,200–₪7,800 for a 4-room flat and ₪11,000 or more for new 5-room units make it a solid, slightly cheaper alternative to Baka for families who want the park and modern buildings. Check for construction near the building and the arnona and service charges before signing.
What Mekor Haim is
Mekor Haim was founded in 1926 by the Mizrahi religious-Zionist movement on JNF land, as a farming village of about 20 small plots along one street beside the railway. Today it is a small residential enclave of new mid-rise boutique buildings, built mostly where garages, workshops and old single-storey houses stood. Madlan rates it 7/10 socioeconomically, and its seven resident raters score community feel 4.6/5 and personal safety 4.7/5. Its local primary school is state-religious (mamlachti-dati), and Jeruhomes describes the community as a mix of Israelis, Anglos and French residents.
Boundaries and parts
A narrow strip of south-central Jerusalem built along one main street (Rehov Mekor Haim), running parallel to the old Jerusalem–Jaffa railway line, now Park HaMesila (the Train Track Park). Old Katamon and the Katamonim/Gonenim blocks lie to the west, Baka and the German Colony to the north, and the Talpiot employment zone and the Pierre Koenig / Derech Hevron (Hebron Road) side to the east and south. A 2021 ynet report on the 8,250-unit Talpiot plan names Park HaMesila and Mekor Haim as that plan's western boundary. Dirobot's 'Mekor Haim' series covers the streets Mekor Haim, HaParsa, Avital, General Pierre Koenig (part) and Tzarot (Tzeret).
- Rehov Mekor Haim: the original 1920s spine, now lined with 7–12-storey boutique and TAMA 38 buildings
- HaParsa / Avital: newer buildings on the former workshop and light-industrial edge, including 'The House in Mekor Haim' (HaParsa 2 / Avital 15, completed 2023) and Avital 3 (off-plan)
- Park HaMesila edge: buildings fronting the Train Track Park (Mekor Haim 54–62)
- Pierre Koenig / Tzeret fringe: the border with the Talpiot employment zone
Getting around
Park HaMesila (the Train Track Park) runs along the neighbourhood and gives a car-free walking and cycling route north to the First Station, Emek Refaim and the German Colony, and south towards Malha. Buses run on Pierre Koenig and Derech Beit Lechem / Hebron Road, and the Talpiot shopping zone is a short walk away. Madlan residents rate public transport only 3.7/5. Agent sites mention a planned light-rail link, and ynet (28.09.2026) says Talpiot is waiting for the Blue and Teal lines, but we could not confirm the route or timing for Mekor Haim.
Schools, parks and families
Madlan lists the Mekor Haim state-religious primary school (grades 1–6, about 77 pupils per grade) and Beit Rachel Strauss (grades 7–12, state). It also lists six kindergartens (state-religious, Chabad and private). Residents rate kindergartens 4.7/5, schools 4.4/5 and parks 4.4/5. Park HaMesila is the main play and green space, and many new buildings offer garden units, lifts and a mamad.
English speakers
Mekor Haim was founded as a religious-Zionist (Mizrahi) neighbourhood, and its local primary school is state-religious. Jeruhomes describes 'a diverse community of Israelis, Anglos, and French residents'. English-language agents market the area to Anglo buyers as a cheaper alternative to neighbouring Baka, the German Colony and Old Katamon, which hold the main Anglo dati-leumi communities, synagogues and services. We found no Nefesh B'Nefesh or municipal page that lists Mekor Haim as a separate Anglo community.
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 ₪39,189 to ₪49,865. 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 ₪37,597; 2024 ₪39,603; 2025 ₪43,427; 2026 to date ₪44,375.
How these figures are based
Sources: Merkaz HaNechasim (merkaz-h.co.il), from nadlan.gov.il, 24 months to Q2 2026: ₪2.14m at ₪46,202/sqm, 6 deals; sqm derived as price ÷ ₪/sqm. Small sample · Merkaz HaNechasim (merkaz-h.co.il), from nadlan.gov.il, 24 months to Q2 2026: ₪3.35m at ₪41,759/sqm, 13 deals; sqm derived · Merkaz HaNechasim (merkaz-h.co.il), from nadlan.gov.il, 24 months to Q2 2026: ₪4.18m at ₪40,742/sqm, 21 deals; sqm derived · Merkaz HaNechasim (merkaz-h.co.il), from nadlan.gov.il, 24 months to Q2 2026: ₪6.55m at ₪47,409/sqm, 15 deals; sqm derived. Includes new-build garden and penthouse units
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 |
|---|---|---|---|---|---|---|
| Mekor Haim 40 | 4 | 4 | 95 | ₪4,250,000 | ₪44,737 | 2026-07 |
| Mekor Haim 21 (OFF-PLAN, new building; Madlan build year 2029) | 4 | 2 | 111 | ₪5,185,000 | ₪46,712 | 2026-07 |
| Mekor Haim 54-56 | 4 | 1 | 111 | ₪4,350,000 | ₪39,189 | 2026-07 |
| HaParsa 2 / Avital 15 ('The House in Mekor Haim', built 2023) | 3 | 5 | 85 | ₪3,450,000 | ₪40,588 | 2026-06 |
| Avital 3 (OFF-PLAN, new building; Madlan build year 2028) | 5 | 0 | 148 | ₪7,380,000 | ₪49,865 | 2026-04 |
| HaParsa 2 / Avital 15 ('The House in Mekor Haim', built 2023) | 4 | 7 | 111 | ₪4,555,000 | ₪41,036 | 2026-02 |
| Mekor Haim 43 | 5 | 1 | 150 | ₪6,233,000 | ₪41,553 | 2026-01 |
| Mekor Haim 35 (TAMA 38 demolish-and-rebuild building) | 3 | 5 | 76 | ₪3,000,000 | ₪39,474 | 2026-01 |
| Mekor Haim 55 (The Crown, new boutique building) | 4 | 1 | 105 | ₪4,720,000 | ₪44,952 | 2025-12 |
| Avital 3 (OFF-PLAN, new building; Madlan build year 2028) | 3 | 3 | 83 | ₪3,300,000 | ₪39,759 | 2025-12 |
| HaParsa 2 / Avital 15 ('The House in Mekor Haim') | 2 | 8 | 49 | ₪2,260,000 | ₪46,122 | 2025-11 |
| Mekor Haim 62 (Park HaMesila frontage) | 4 | 11 | 126 | ₪6,200,000 | ₪49,206 | 2025-09 |
Sources: Dirobot (Tax Authority data), Mekor Haim neighbourhood page; deal count = 2025 deals with floor area recorded. 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. Median of 15 Madlan and Yad2 for-sale listings with plausible floor areas (Mekor Haim pages, viewed 01.10.2026), computed by us; indicative only
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 |
|---|---|---|---|---|
| The Crown (HaKeter), Mekor Haim 55 Meidar (per a Bloomer article headline; page not readable) | Boutique building, ground + 7 floors, 3–5 rooms, 87.5–139.5 sqm | — | Yad2 shows a 'from' price of ₪10,150,000, which looks like a single large unit, not an entry price; a 3-room, 95 sqm unit is listed at ₪3.79m, and a registered 4-room, 105 sqm sale was ₪4.72m (Dec 2025) | — |
| Mekor Haim 21 | New building (marketed by Jerusalem Realty Homes), 2–5 rooms, 50–150 sqm, apartments, garden units and penthouses | — | Registered off-plan deal July 2026: 4 rooms, 111 sqm, ₪5.185m (₪46,712/sqm) | Agent page says 2025; Madlan records build year 2029 |
| Avital 3 | Off-plan residential building on the former workshop edge | — | Registered off-plan deals: 3 rooms, 83 sqm, ₪3.3m (Dec 2025); 5 rooms, 148 sqm, ₪7.38m (Apr 2026); 3 rooms, 78 sqm, ₪3.01m (Aug/Sep 2026) | Madlan build year 2028 |
| Quadra Jerusalem, Mekor Haim 39 Private developer (per Yad2) | 4 buildings, 108 apartments, up to 8 floors | — | — | |
| Mekor Haim 54 | New building on the Park HaMesila side, 4–5 rooms, 93–140 sqm, garden units | ₪4,200,000 | 4 rooms | Listed as completing 2024; registered resale in July 2026 (built 2021 per Madlan), so the agent's dates are unreliable |
| The House in Mekor Haim (HaParsa 2 / Avital 15) Mekor Haim Company (Gal Emerald Group and Y.D. Barzani) | 52 units, 11 floors, with a shop at the entrance | — | 2021 developer prices: 2 rooms, 47 sqm, ₪1.746m; 4 rooms, 95 sqm, ₪3.34m. 2025–26 resales: ₪40,000–₪46,000/sqm | Completed 2023 (Madlan build year) |
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 Mekor Haim's rate a 70 sqm three-room is about ₪3.04m and a 100 sqm four-room about ₪4.34m. On the four-room an oleh pays ₪11,820 in purchase tax; an Israeli resident buying a sole home pays ₪112,673; a non-resident or anyone buying a second home pays ₪347,416.
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 · ₪3.04m | Oleh, reg. 12A | ₪5,306 | ₪104,677 | ₪109,982 | 3.6% |
| Resident, sole home | ₪47,533 | ₪104,677 | ₪152,210 | 5.0% | |
| Non-resident / additional | ₪243,191 | ₪104,677 | ₪347,868 | 11.4% | |
| 4-room · ₪4.34m | Oleh, reg. 12A | ₪11,820 | ₪143,110 | ₪154,929 | 3.6% |
| Resident, sole home | ₪112,673 | ₪143,110 | ₪255,783 | 5.9% | |
| Non-resident / additional | ₪347,416 | ₪143,110 | ₪490,526 | 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 ₪102,488 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 Mekor Haim's four-room price it is worth ₪100,854 against the resident rate and ₪335,596 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in Mekor Haim
These are asking rents from a very small sample, not contracted rents. Madlan gives an average rent of ₪8,300 a month for the neighbourhood. Older 4-room flats ask about ₪7,200–₪7,800, while new-build 5-room units ask ₪11,000 and up; Madlan puts the gross rental yield on Mekor Haim 35 at about 2.1%.
How these figures are based
Yad2 Mekor Haim rentals. r3 = median of 2 listings (Avital 4, 55 sqm, ₪6,000; Mekor Haim 33, 103 sqm, ₪8,600). r4 = median of 4 listings (₪7,200 / 89 sqm; ₪7,700 / 92 sqm; ₪7,200 / 100 sqm; ₪7,800 / 110 sqm). r5 = median of 3 listings (₪11,200 and ₪11,300 for 135–140 sqm at Tzeret 3; ₪16,500 for 176 sqm on Avital) — Asking rents, Yad2 listings viewed 01.10.2026
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 | ₪7,300 |
| Security, at the legal cap (3 months) | ₪21,900 |
| Broker, if you hired one: one month + VAT | ₪8,614 |
| Cash out before moving in | ₪37,814 |
On a three-room at ₪7,300 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 2.9% gross — before the building committee, maintenance, empty months, management and tax — Mekor Haim 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 here is mostly plot-by-plot redevelopment, not large pinui-binui. Old houses, garages and light-industrial plots along Mekor Haim, HaParsa and Avital are being replaced by 7–12-storey boutique buildings: The House in Mekor Haim (52 units, 11 floors, completed 2023), The Crown at no. 55, Mekor Haim 21, Avital 3, and Quadra at no. 39 (108 units in 4 buildings). Mekor Haim 35 is a completed TAMA 38 demolish-and-rebuild (37 units, 8 floors). In 2021 Magdilim reported a combination deal on Mekor Haim with projected revenue of ₪176m. Next door, the 8,250-unit Talpiot employment-zone plan (approved Feb 2021) treats Mekor Haim and Park HaMesila as its western edge, so expect towers and years of construction directly to the east.
Specific to Mekor Haim
Off-plan dominates the deal flow
A large share of recent registered sales are off-plan units (Avital 3, Mekor Haim 21) or first resales in 2021–2023 buildings. Neighbourhood medians therefore partly track developer price lists, not established resale values. Compare like with like: new against new, and older stock against older stock.
Construction next door for years
The 8,250-unit Talpiot plan borders Mekor Haim on the Park HaMesila side, and several plots on Mekor Haim street itself are still being rebuilt. Expect cranes, trucks, noise and dust well into the 2030s, especially on HaParsa, Avital and the Pierre Koenig edge.
Thin market, volatile medians
Dirobot recorded only 36 deals with floor area in 2025 and 22 in 2026 to date. One penthouse or garden unit can move the median by thousands of shekels per metre. The +9.7% rise in 2025 rests on a small sample, so check individual building comparables.
Delivery dates slip
Agent pages list Mekor Haim 21 as completing in 2025 while Madlan records a 2029 build year, and Avital 3 is registered with a 2028 build year. Insist on Sale Law bank guarantees for every payment, and have a lawyer check the delay-compensation clauses and the construction-input linkage.
Odd registered records
Some Tax Authority entries here look wrong or non-standard: a '1-room' sale at Avital 5-7 for ₪4.43m, a 4-room sale at HaParsa 2 at ₪29,000/sqm, and a 4-room on Pierre Koenig at ₪23,000/sqm. These are probably partial shares, family transfers or mis-coded houses. Treat outliers with caution and verify the Tabu.
Edge streets differ
The Pierre Koenig and Tzeret fringe faces the Talpiot commercial and industrial zone, with traffic and lower prices. The Park HaMesila frontage (Mekor Haim 54–62) commands a premium of up to about ₪49,000/sqm. Price a flat by its street and outlook, not by the neighbourhood average.
High asking rents and low yield
Rents for new 4–5-room units are high (₪7,200–₪11,300 or more), but so are purchase prices: Madlan estimates the gross yield at about 2.1%. Investors should not expect rent to cover a mortgage, and tenants should check arnona and building service charges in new buildings.
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.
Mekor Haim, Jerusalem property: common questions
What is the average price per square metre in Mekor Haim, Jerusalem?
Registered sales put Mekor Haim, Jerusalem at about ₪43,427 per square metre (median of registered sales, 2025 (Tax Authority data via Dirobot)). Individual sales in this brief range from about ₪39,189 to ₪49,865 per square metre, depending on the building, floor and condition.
How much does an apartment cost in Mekor Haim, Jerusalem?
At the registered rate a 70 sqm three-room apartment costs about ₪3.04m and a 100 sqm four-room about ₪4.34m. 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 Mekor Haim, Jerusalem?
Asking rent for a three-room apartment in Mekor Haim, Jerusalem is about ₪7,300 a month. Twelve months' rent against a 70 sqm three-room at the registered rate gives a gross yield of about 2.9%.
How much purchase tax does a new oleh pay in Mekor Haim, Jerusalem?
On a four-room at about ₪4.34m, an oleh using the regulation 12A relief pays about ₪11,820 in purchase tax, against ₪112,673 for an Israeli resident buying a sole home and ₪347,416 for a non-resident or anyone buying an additional home. The relief applies from one year before aliyah to seven years after, once.
Is Mekor Haim, Jerusalem a good place to buy?
Mekor Haim offers new-build, lift-and-mamad stock beside Park HaMesila at a 2025 median of about ₪43,400/sqm, up about 10% on 2024 on a thin sample, which is still below neighbouring Baka and the German Colony. It suits olim families, especially religious-Zionist ones, who want new construction near the Baka/Katamon Anglo hubs and can live with years of Talpiot building work next door.
Is Mekor Haim, Jerusalem a good place to rent?
Asking rents of about ₪7,200–₪7,800 for a 4-room flat and ₪11,000 or more for new 5-room units make it a solid, slightly cheaper alternative to Baka for families who want the park and modern buildings. Check for construction near the building and the arnona and service charges 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 Mekor Haim
- 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.
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A free personal report for your budget and requirements — Mekor Haim and the alternatives, side by side.
Sources. Dirobot – Mekor Haim neighbourhood prices (Tax Authority data, 16.01.2023–28.07.2026) (2026-10-01); Dirobot – Mekor Haim street prices (2026-10-01); Dirobot – HaParsa street prices (2026-10-01); Madlan – Mekor Haim area info (2026-10-01); Madlan – Mekor Haim 40 registered deals (2026-10-01); Madlan – Mekor Haim 35 project page (TAMA 38) and nearby deals (2026-10-01); Madlan – Mekor Haim for sale (2026-10-01); Merkaz HaNechasim – Mekor Haim prices by rooms (nadlan.gov.il, 24 months, Q2 2026) (2026-10-01); Yad2 – Mekor Haim rentals (2026-10-01); Yad2 – Mekor Haim for sale (2026-10-01); Yad2 – new projects in Mekor Haim (2026-10-01); Yad2 – Quadra Jerusalem project page (2026-10-01); Magdilim – 'The House in Mekor Haim' prices up about 10% in a year (2022-01-12); ynet – 8,250-unit Talpiot plan approved (2021-02-09); ynet – light rail and Jerusalem prices (2026-09-28); Wikipedia – Mekor Chaim; Jeruhomes – Mekor Chaim neighbourhood; Jerusalem Realty Homes – Mekor Haim 21 and Mekor Haim 54 project pages. 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 showed only the 10 most recent deals per page (neighbourhood, Mekor Haim street and HaParsa street), so the examples are a sample, not the full 2025 deal list. Deal counts are deals with a recorded floor area. Excluded as possible partial shares, family transfers or mis-coded records: Pierre Koenig 2 (4 rooms, 86 sqm, ₪1.997m, ₪23,167/sqm, May 2026); HaParsa 2 (4 rooms, 105 sqm, ₪3.05m, ₪29,048/sqm, Oct 2025); Avital 5-7 ('1 room', no area, ₪4.43m); and Mekor Haim 35 (3 rooms, 85 sqm, ₪5.2m, ₪61,176/sqm, Feb 2026, probably a house or a mis-recorded area). Also excluded: Mekor Haim 35 (6 rooms, 201 sqm, ₪12m, Mar 2026, a luxury outlier, though it may be genuine); and deals Dirobot's street page tags as Katamon (Mekor Haim 20 and 24). Madlan's street-info page for Mekor Haim returned deals from other neighbourhoods (Neve Yaakov and others), so it was not used. Madlan dates on the Avital 3 sale of 3 rooms, 78 sqm, ₪3.01m appear as both 08.09.2026 and 09.08.2026; it is left out of the examples because of the uncertain date. Several Dirobot deals (01.07.2026 4 rooms 111 sqm ₪5.185m; 10.05.2026 5 rooms 152 sqm 8th floor ₪7.02m; 07.05.2026 4 rooms 94 sqm 8th floor ₪4.44m) had no address. The 01.07.2026 deal is matched to Mekor Haim 21 through Madlan; the other two are not used.
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.