Ramat Eshkol property prices 2026 רמת אשכול
Ramat Eshkol registers at about ₪49,343 per square metre (median of registered sales, 2025 (Tax Authority data via Dirobot)), which is number 7 of the thirty neighbourhoods in this series. At that rate a 70 sqm three-room costs about ₪3.45m and a 100 sqm four-room about ₪4.93m. A three-room asks about ₪7,500 a month and a four-room about ₪12,000, against Jerusalem averages of ₪6,603 and ₪8,595.
Ramat Eshkol in six numbers
Ramat Eshkol is a mature Anglo-Orthodox neighbourhood where a standard 70 sqm 3-room flat trades at about ₪3.8m and 2025 averaged about ₪49,300/sqm, a premium over most of north Jerusalem. Buy for community and location rather than short-term gains, as prices have been flat to softer since 2024, and favour buildings whose renewal is already permitted or finished.
Current asks are about ₪7,500 for a 3-room and ₪11,000-₪12,000 for a 4 to 5-room, with only a dozen or so listings at any time, so good family flats go fast. Renting first is a sensible way to test which streets suit your level of observance before paying close to ₪50,000/sqm.
What Ramat Eshkol is
Building began in 1968, the first residents moved in in January 1970, and the neighbourhood was among the first Jewish neighbourhoods built beyond the Green Line after 1967 (Wikipedia; Jerusalem Post, Aug 2024). It was planned for secular middle-class families. From the late 1990s Haredi families moved in, many of them English speakers and especially on the western side near Sanhedria, while national-religious residents and a secular minority remain (Jerusalem Post, Aug 2024). The population is about 9,000 to 10,000, and the Paran Street shopping centre, built 1970-74, is the commercial hub.
Boundaries and parts
North-central Jerusalem, just beyond the pre-1967 line. Shmuel HaNavi Street, where the 1966 border with Jordan ran, marks the western side, with Sanhedria and Ma'alot Dafna next door. Sderot Levi Eshkol runs through the middle from Sanhedria junction east to Ammunition Hill on Route 1, and Givat HaMivtar lies to the north-east. Dirobot's 'Ramat Eshkol' Tax Authority area covers 18 streets, mainly Levi Eshkol, Ramat HaGolan, Paran, Yam Suf and Mishmar HaGvul.
- Sderot Levi Eshkol spine
- Paran / Yam Suf (around the Paran shopping centre)
- Ramat HaGolan
- Mishmar HaGvul / Ma'avar HaMitla
- Givat HaMivtar (adjoining, north-east)
- Ma'alot Dafna (adjoining, south-west)
Getting around
The Jerusalem Light Rail Red Line runs along Route 1 on the eastern edge of the neighbourhood. Its stations are Ammunition Hill, at the corner of Levi Eshkol Boulevard, and Givat HaMivtar, at Sheshet HaYamim Street (Wikipedia). Sderot Levi Eshkol is the main road from west Jerusalem to Mount Scopus, and the Hebrew University and Hadassah Mount Scopus are a short ride away. The Green Line opened its Malha to city-centre section on 21 Aug 2026 and is due to reach Mount Scopus by the end of 2026 (Times of Israel). A future Blue Line is planned to serve the neighbourhood, but it is years away.
Schools, parks and families
The Jerusalem Post (Aug 2024) reports that local schools also serve children from surrounding neighbourhoods, that many synagogues and religious educational institutions operate here, and that an Education Ministry youth centre sits near the shopping centre. Green space includes the Ammunition Hill park and memorial site, Raoul Wallenberg park and the Doris Weiler Garden (8 Yam Suf). CitySquare places the statistical area in socio-economic cluster 9 of 20, with an average household of 3.6 people. We found no school-by-school list, so families should check the municipality's registration zones.
English speakers
Ramat Eshkol has one of Jerusalem's most established English-speaking communities. From the late 1990s many of the Haredi newcomers came from English-speaking countries (Jerusalem Post, Aug 2024), and developers now market Paran Street's cafés and shops to 'a vibrant Anglo community' (Yeshiva World News, 2025). Agent listings on Janglo, RE/MAX Jerusalem and Oren Cohen Group are written in English and priced for overseas and Anglo buyers. The community ranges from Haredi Anglo to Modern Orthodox, with some secular residents, so religious character can differ from street to street.
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 ₪44,620 to ₪68,293. 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 ₪46,966; 2024 ₪49,419; 2025 ₪49,343; 2026 (1 Jan to 8 Jul) ₪45,890.
How these figures are based
Sources: Our calculation from 8 whole-unit 3-room sales, Dec 2025 to Jul 2026, on Dirobot's neighbourhood and street pages (Paran, Yam Suf, Levi Eshkol, Levana, Tzelmona, Ramat HaGolan). Excludes three sales at ₪985k-₪2.27m that look like partial shares. Small sample, not an official Dirobot figure · Our calculation from 5 whole-unit 4-room sales, Jun 2025 to Jul 2026, on Dirobot pages (Yam Suf 5, Ramat HaGolan 48, Mishmar HaGvul 1 and 10, Paran 3). Excludes Levi Eshkol 2 (₪1.275m and ₪2.425m, likely partial shares) and Ramat HaGolan 1 (₪7.5m for 87 sqm, an anomaly). Small sample, not an official Dirobot figure
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 |
|---|---|---|---|---|---|---|
| Paran 7 | 3 | 5 | 71 | ₪3,168,000 | ₪44,620 | 2026-07 |
| Paran 16 | 3 | 2 | 69 | ₪3,570,000 | ₪51,739 | 2026-06 |
| Yam Suf 5 | 4 | 5 | 79 | ₪4,100,000 | ₪51,899 | 2026-05 |
| Yam Suf 5 (building had a TAMA 38 addition by Manos Group, per Kol HaIr 2017) | 3 | 1 | 61 | ₪3,900,000 | ₪63,934 | 2026-05 |
| Levi Eshkol 40 | 3 | 1 | 72 | ₪3,950,000 | ₪54,861 | 2026-05 |
| Levana 4 | 3 | 4 | 70 | ₪4,450,000 | ₪63,571 | 2026-05 |
| Tzelmona 2 | 3 | 3 | 73 | ₪3,350,000 | ₪45,890 | 2026-04 |
| Paran 3 | 4 | 0 | 116 | ₪6,029,000 | ₪51,974 | 2026-03 |
| Mishmar HaGvul 1 | 4 | 3 | 100 | ₪4,900,000 | ₪49,000 | 2025-12 |
| Ramat HaGolan 6 | 3 | 2 | 74 | ₪4,200,000 | ₪56,757 | 2025-12 |
| Ramat HaGolan 44 | 3 | 3 | 74 | ₪3,770,000 | ₪50,946 | 2025-12 |
| Mishmar HaGvul 10 | 4 | 1 | 82 | ₪5,600,000 | ₪68,293 | 2025-07 |
Sources: Dirobot (Israel Tax Authority registered sales), neighbourhood 'רמת אשכול'. 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. Our calculation: median asking ₪/sqm across 8 for-sale listings with a stated floor area on RE/MAX Jerusalem and Janglo, Feb to Aug 2026. Small sample of agent asks, not a registered-price figure
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 |
|---|---|---|---|---|
| ONE PARAN Chutzot Yerushalayim (Yaakov Lifshitz, Neta Lifshitz Group); financing by Ruby Capital | Boutique building of 4 triplex residences off Paran Street, designed by o2a studio | — | Triplex | Not stated |
| Ma'avar HaMitla 4 (new units) Not stated in listing | New apartments, apparently an urban-renewal building (not confirmed) | ₪5,300,000 | 4 rooms (3 bedrooms), 109 sqm; a 115 sqm unit asks ₪5.48m | Not stated |
| Ramat Eshkol new-build pre-sale (address withheld) Not stated | Off-plan pre-sale | ₪6,900,000 | 6 rooms, 150 sqm | Not stated |
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 Ramat Eshkol's rate a 70 sqm three-room is about ₪3.45m and a 100 sqm four-room about ₪4.93m. On the four-room an oleh pays ₪14,778 in purchase tax; an Israeli resident buying a sole home pays ₪142,253; a non-resident or anyone buying a second home pays ₪394,744.
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 · ₪3.45m | Oleh, reg. 12A | ₪7,376 | ₪116,893 | ₪124,270 | 3.6% |
| Resident, sole home | ₪68,239 | ₪116,893 | ₪185,132 | 5.4% | |
| Non-resident / additional | ₪276,321 | ₪116,893 | ₪393,214 | 11.4% | |
| 4-room · ₪4.93m | Oleh, reg. 12A | ₪14,778 | ₪160,562 | ₪175,340 | 3.6% |
| Resident, sole home | ₪142,253 | ₪160,562 | ₪302,815 | 6.1% | |
| Non-resident / additional | ₪394,744 | ₪160,562 | ₪555,306 | 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 ₪116,449 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 Ramat Eshkol's four-room price it is worth ₪127,476 against the resident rate and ₪379,966 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in Ramat Eshkol
Realta had 12 to 13 rental listings, with an average ask of ₪10,742 a month. The 3-room asks were ₪6,200 (50 sqm), ₪7,500 (70 sqm, Paran) and ₪10,500, and all four 4-room asks were ₪12,000. Madadirot's modelled 12-month rents are well below these asks (3-room ₪6,980, 4-room ₪8,830, 5-room ₪11,730), so treat the 4-room figure in particular as a live-ask snapshot from a thin market.
Realta (aggregates Yad2, Madlan, OnMap and Facebook). Our medians of the listed asks: 3-room n=3, 4 to 4.5-room n=6, 5-room n=3 — Asking rents live on 27 Sep 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 | ₪7,500 |
| Security, at the legal cap (3 months) | ₪22,500 |
| Broker, if you hired one: one month + VAT | ₪8,850 |
| Cash out before moving in | ₪38,850 |
On a three-room at ₪7,500 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 — Ramat Eshkol 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
By 2020 more than 55 of the neighbourhood's roughly 90 buildings, about 61%, were in TAMA 38 processes (Calcalist, 8 Sep 2020). CitySquare counts 13 projects before permit, 4 with permits and 1 completed, with Capital Gold Group (5 projects) and Manos Group (2) the most active firms. Manos's 2017 Yam Suf 5 scheme added 15 units priced at ₪1.65m-₪2m, and a 79 sqm flat in that building resold for ₪4.1m in May 2026. Jerusalem received a TAMA 38 extension to 18 May 2026 and is moving renewal onto its own Plan 10038 and the Shaked alternative (Globes, Jul 2024), so check which route and status apply to any building before you buy.
Specific to Ramat Eshkol
Partial-share sales distort averages
The register includes sales far below market, such as Levi Eshkol 2 (97 sqm) at ₪1.275m in May 2026, Ramat HaGolan 6 (74 sqm) at ₪985k in Jan 2026 and Yam Suf 6 at ₪2.1m in Jul 2026. These are almost certainly partial shares or family transfers. Strip them out before you compare a flat against the neighbourhood median.
2026 median has dipped
Dirobot's median fell from ₪49,343/sqm in 2025 to ₪45,890/sqm for January to early July 2026, on only 21 deals. That may reflect which flats happened to sell rather than a real price fall, but it undercuts agent claims that the area only goes up. Ask for comparable sales on the same street.
Asking prices run above registered prices
Agent asks with a stated floor area work out at about ₪51,500/sqm, and several renovated or new units ask ₪57,000-₪60,000/sqm, against a registered 2025 median of about ₪49,300/sqm. Premium penthouse and duplex asks of ₪11m-₪12.5m lift the headline figures. Build in room to negotiate.
TAMA 38 building-site years
With most buildings in some stage of renewal, scaffolding, noise and blocked access are common, and a flat bought today may sit inside a building site for two or more years. Check the building's permit status on the municipality's engineering portal before signing.
TAMA 38 regime change
Jerusalem's TAMA 38 extension ran to 18 May 2026, and new projects now depend on the city's Plan 10038 and the Shaked alternative. Rights a seller or developer promises under old TAMA terms may not be available. Have a lawyer confirm which plan applies and whether a signed developer agreement is still valid.
Shifting religious character
The Haredi share has grown steadily since the late 1990s, especially on the Sanhedria side, while other streets remain national-religious or mixed. Shabbat atmosphere, schools and shops differ block by block. Visit on a Shabbat and a weekday before choosing a street.
1970s stock and small rooms
Most homes are 1968-72 walk-up blocks. Standard 3-room flats are about 70 sqm, often without a lift, a mamad (safe room) or parking unless the building has been through TAMA. Price the cost of renovation and the lack of a safe room into any older unit.
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.
Ramat Eshkol, Jerusalem property: common questions
What is the average price per square metre in Ramat Eshkol, Jerusalem?
Registered sales put Ramat Eshkol, Jerusalem at about ₪49,343 per square metre (median of registered sales, 2025 (Tax Authority data via Dirobot)). Individual sales in this brief range from about ₪44,620 to ₪68,293 per square metre, depending on the building, floor and condition.
How much does an apartment cost in Ramat Eshkol, Jerusalem?
At the registered rate a 70 sqm three-room apartment costs about ₪3.45m and a 100 sqm four-room about ₪4.93m. 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 Ramat Eshkol, Jerusalem?
Asking rent for a three-room apartment in Ramat Eshkol, Jerusalem is about ₪7,500 a month, and about ₪12,000 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 Ramat Eshkol, Jerusalem?
On a four-room at about ₪4.93m, an oleh using the regulation 12A relief pays about ₪14,778 in purchase tax, against ₪142,253 for an Israeli resident buying a sole home and ₪394,744 for a non-resident or anyone buying an additional home. The relief applies from one year before aliyah to seven years after, once.
Is Ramat Eshkol, Jerusalem a good place to buy?
Ramat Eshkol is a mature Anglo-Orthodox neighbourhood where a standard 70 sqm 3-room flat trades at about ₪3.8m and 2025 averaged about ₪49,300/sqm, a premium over most of north Jerusalem. Buy for community and location rather than short-term gains, as prices have been flat to softer since 2024, and favour buildings whose renewal is already permitted or finished.
Is Ramat Eshkol, Jerusalem a good place to rent?
Current asks are about ₪7,500 for a 3-room and ₪11,000-₪12,000 for a 4 to 5-room, with only a dozen or so listings at any time, so good family flats go fast. Renting first is a sensible way to test which streets suit your level of observance before paying close to ₪50,000/sqm.
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 Ramat Eshkol
- 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 — Ramat Eshkol and the alternatives, side by side.
Sources. Dirobot, Ramat Eshkol neighbourhood prices (Tax Authority data) (Data 1 Jan 2023 to 8 Jul 2026; accessed 27 Sep 2026); Dirobot, Ramat HaGolan street (Data to 28 Jan 2026; accessed 27 Sep 2026); Dirobot, Mishmar HaGvul street (Data to 17 Feb 2026; accessed 27 Sep 2026); Dirobot, Paran street (Data to 8 Jul 2026; accessed 27 Sep 2026); Realta, Ramat Eshkol rentals (Accessed 27 Sep 2026); Madadirot, Ramat Eshkol neighbourhood (Last 12 months; accessed 27 Sep 2026); RE/MAX Jerusalem, Ramat Eshkol listings (Accessed 27 Sep 2026); Janglo, Ramat Eshkol apartments for sale (Listings Aug 2023 to Aug 2026; accessed 27 Sep 2026); Jerusalem Real Estate (jerusalem-real-estate.co), Ramat Eshkol (Accessed 27 Sep 2026); Jerusalem Post, Israel real estate: Jerusalem's Ramat Eshkol neighborhood (25 Aug 2024); Wikipedia, Ramat Eshkol (Accessed 27 Sep 2026); Wikipedia, Red Line (Jerusalem Light Rail) (Accessed 27 Sep 2026); Times of Israel, Jerusalem Light Rail unveils largest extension in 15 years (Aug 2026); Calcalist, TAMA 38 in Jerusalem: the neighbourhood where over 60% of buildings are in renewal (8 Sep 2020); CitySquare / TheMarker, TAMA 38 in Ramat Eshkol (Undated; accessed 27 Sep 2026); Kol HaIr, Manos Group permits for Yam Suf 5 (3 May 2017); Globes, TAMA 38 ends: the ball passes to local authorities (25 Jul 2024); Yeshiva World News, Ramat Eshkol's Villas in the Sky (ONE PARAN, sponsored) (12 Jun 2025). 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 deal counts are sales with a registered floor area (2023: 52, 2024: 51, 2025: 44, 2026 to 8 Jul: 21). The total register holds 168 sales from Jan 2023 to Jul 2026, and Dirobot's yearly medians may include some partial-share sales that we could not remove. The 3-room and 4-room medians are our own small-sample calculations from Dirobot rows, not official figures. There were not enough clean sales for 2-room or 5-room medians. r2 is null because Realta showed no 2-room rental asks. All rents are asking rents from a thin market (3 to 6 listings per size), not signed leases. Madlan, Yad2, Bizportal and ynet were not read: Yad2 and Madlan pages returned only search titles, and the other two gave no Ramat Eshkol price data in search. Nefesh B'Nefesh has no Ramat Eshkol community page that we found.
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.