Yemin Moshe property prices 2026 ימין משה
Yemin Moshe registers at about ₪51,466 per square metre (indicative: median of 9 registered sales, 2025–26, across Yemin Moshe, David's Village and Mamilla — too few for a neighbourhood median), which is number 5 of the thirty neighbourhoods in this series. At that rate a 70 sqm three-room costs about ₪3.60m and a 100 sqm four-room about ₪5.15m. A three-room asks about ₪12,500 a month, against Jerusalem averages of ₪6,603 and ₪8,595.
Yemin Moshe in six numbers
This is a trophy market for overseas buyers. Recorded 2025 sales cluster around ₪45,000/sqm on a tiny sample, and David's Village new-build and penthouse product trades at ₪65,000-100,000/sqm. Buy for the Old City view and heritage, not for liquidity or year-round neighbourhood life, and value each property individually.
Rentals are scarce and expensive: about ₪11,500-16,500 for 3 rooms, and ₪24,000+ for 4 rooms in Mamilla, often furnished or priced in dollars. It suits short-to-medium stays for newcomers who want a central, secure address, but families wanting schools and community will get more for less in Talbiyeh, Rehavia or the German Colony.
What Yemin Moshe is
Yemin Moshe was built in 1892-94 by the Montefiore Welfare Fund beside Mishkenot Sha'ananim, the first Jewish housing outside the Old City walls (28 apartments, completed by 1860), and sits below the 1857 Montefiore windmill. From 1968 the Jerusalem Development Company (Pami) cleared the original low-income residents and the area was restored as an upscale enclave for artists and wealthy buyers, under strict preservation rules for facades. Today it is a largely car-free district of stone houses on stepped lanes, looking straight at the Old City walls. Adjoining David's Village and Mamilla add gated, secured luxury apartment blocks, and many of the owners live abroad.
Boundaries and parts
The terraced slope facing the Old City walls across the Hinnom Valley. Bounded roughly by King David Street (Hamelech David) and the King David Hotel to the west and north-west, the Sultan's Pool / Hinnom Valley and Hebron Road to the east and south, and Bloomfield Garden to the south. The Mamilla / David's Village (Kfar David) luxury enclave sits immediately north, between King David Street, Yitzhak Kariv Street and the Mamilla mall facing Jaffa Gate.
- Mishkenot Sha'ananim (the 1860 row houses below the Montefiore windmill, now a cultural centre and guesthouse)
- Yemin Moshe (the 1892-94 stepped lanes: Malki, Pele Yoetz, HaMevaser, Heinrich Heine, Tura, Yemin Moshe Street)
- David's Village / Kfar David (Yitzhak Kariv, Yismach Melech and Eliyahu Shama'a Streets, including the Legacy project)
- Mamilla (King David Street and the Mamilla mall area)
Getting around
The area is largely pedestrian: Yemin Moshe's lanes are stepped and car-free, with parking on the edges (residents on Madlan rate parking 1/5). Jaffa Gate and the Old City are a short walk across the valley via Mamilla. The city-centre light rail (Red Line, City Hall stop on Jaffa Road) is within walking distance through Mamilla, and buses run on King David Street and Hebron Road. The steep stairs are a real limitation for elderly residents, buggies and deliveries.
Schools, parks and families
There are few family services inside the enclave. Madlan lists the state (mamlachti) kindergartens Keset and Beit Shmuel nearby, and its single resident review rates schools 2/5. Families typically use schools in neighbouring Talbiyeh, Rehavia and the German Colony. Bloomfield Garden, the Sultan's Pool and the Mamilla promenade are the main green and public spaces.
English speakers
The owners are disproportionately overseas Jews from the US, UK and France. The Globes Nov 2024 Legacy deal involved two US-based partners who visit 3-4 times a year, and a 2011 eSefarad piece describes Yemin Moshe as populated mainly by wealthy individuals from abroad and largely deserted in the off-season. Anglo agencies dominate the listings (Better Homes Israel, Daniel's Assets, Janglo posts), and David's Village rentals are often priced in dollars. Year-round English-speaking community life is thinner here than in Baka, the German Colony or Katamon.
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 ₪32,060 to ₪114,350. 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 ₪46,675; 2024 ₪43,448; 2025 ₪45,577.
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 |
|---|---|---|---|---|---|---|
| Jaffa Road 1 (Madlan includes it in its 'Mamilla' area; high-rise, so possibly a new-build or off-plan sale by the developer, unverified) | 3 | 7 | 76 | ₪5,280,000 | ₪69,474 | 2026-05 |
| Legacy Jerusalem, David's Village (new project; likely a sale by the developer of a shell-condition unit) | 7 | 2 | 386 | ₪12,375,000 | ₪32,060 | 2026-03 |
| Jaffa Road 1 (Madlan includes it in its 'Mamilla' area; high-rise, so possibly a new-build or off-plan sale by the developer, unverified) | 5 | 10 | 128 | ₪7,950,000 | ₪62,109 | 2025-11 |
| Eliyahu Shama'a 7, David's Village (Legacy project; possibly a sale by the developer) | 1 | 0 | 47 | ₪1,925,000 | ₪40,957 | 2025-10 |
| Midtown Jerusalem tower (Madlan includes it in its 'Mamilla' area, but it is outside Mamilla proper; new-build tower, possibly a sale by the developer) | 6 | 40 | 177 | ₪20,240,000 | ₪114,350 | 2025-09 |
| Mamilla (street not reported) | 6 | 5 | 176 | ₪9,058,000 | ₪51,466 | 2025-07 |
| Tura 15, Yemin Moshe (Madlan records the same sale as Tura 7, 292 sqm, ₪12.5m) | 6 | — | 249 | ₪12,499,000 | ₪50,197 | 2025-06 |
| Mamilla (street not reported) | 4.5 | 1 | 109 | ₪3,600,000 | ₪33,028 | 2025-03 |
| Yitzhak Kariv 8, David's Village | 4 | 1 | 250 | ₪18,170,000 | ₪72,680 | 2025-02 |
Sources: Computed by TAPI from the Tax Authority deal records shown on Dirobot for Yemin Moshe and Mamilla. Dirobot itself marks both 2025 samples as too small to publish a median. Records used (₪/sqm): Mamilla 33,028 (Mar), 40,957 (Oct) and 51,466 (Jul); Yemin Moshe, Tura 15, 50,197 (Jun). One further 2025 record was excluded: Tura 7, 4 rooms, 127 sqm, ₪1,583,000 (₪12,465/sqm, Aug 2025), which is far out of line and likely a partial-share or other non-market sale.. 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. TAPI median of the asking ₪/sqm of the three priced shekel listings below, which range from ₪53,448 to ₪97,403 per sqm (Madlan and Daniel's Assets, viewed 1 Oct 2026). The sample is very small.
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 |
|---|---|---|---|---|
| Legacy (David's Village / Mamilla, Eliyahu Shama'a Street) Y.H. Dimri (51.5%) and Bomel | Luxury apartment block, about 60 units, with security, gym and underground parking; units delivered in shell condition | — | Nov 2024: two US buyers paid ₪49.5m for 4 units combined into 2 homes (244 sqm for ₪20m; 425 sqm for ₪29.5m), a weighted average of about ₪66,900/sqm. Only 2 unsold units remained. A resale mini-penthouse of 154 sqm is now asking ₪15m. | Built and largely sold by Nov 2024 |
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 Yemin Moshe's rate a 70 sqm three-room is about ₪3.60m and a 100 sqm four-room about ₪5.15m. On the four-room an oleh pays ₪15,839 in purchase tax; an Israeli resident buying a sole home pays ₪152,868; a non-resident or anyone buying a second home pays ₪411,728.
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 · ₪3.60m | Oleh, reg. 12A | ₪8,119 | ₪121,277 | ₪129,397 | 3.6% |
| Resident, sole home | ₪75,669 | ₪121,277 | ₪196,947 | 5.5% | |
| Non-resident / additional | ₪288,210 | ₪121,277 | ₪409,487 | 11.4% | |
| 4-room · ₪5.15m | Oleh, reg. 12A | ₪15,839 | ₪166,825 | ₪182,664 | 3.5% |
| Resident, sole home | ₪152,868 | ₪166,825 | ₪319,693 | 6.2% | |
| Non-resident / additional | ₪411,728 | ₪166,825 | ₪578,553 | 11.2% |
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 ₪121,460 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 Yemin Moshe's four-room price it is worth ₪137,029 against the resident rate and ₪395,889 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in Yemin Moshe
The rental market is very thin and every figure here rests on 1-4 listings. r3 is the median of four 3-3.5-room listings: Malki St, Yemin Moshe, 150 sqm, ₪11,500 (Yad2); HaTachana, 3.5 rooms, 120 sqm cottage, ₪12,000 (Yad2/Realta, Sep 2026); Mamilla, ₪13,000 (Realta); Yismach Melech, Mamilla, ₪16,500 (Janglo, May 2026). r2 (Mamilla, Aug 2025), r4 (Mamilla, Jun 2025) and r5 (5.5 rooms, Mamilla, Jul 2026) are single Janglo listings; furnished David's Village units are also advertised in dollars ($6,500-7,000/month for 3 bedrooms in Legacy). Yad2 entries at ₪1,500 and ₪3,500 for 4-5 rooms are clearly not real market rents (one is a sublet) and were excluded.
Yad2 (Yemin Moshe), Realta, Janglo (Mamilla) — Asking rents in listings dated Jun 2025 to 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 | ₪12,500 |
| Security, at the legal cap (3 months) | ₪37,500 |
| Broker, if you hired one: one month + VAT | ₪14,750 |
| Cash out before moving in | ₪64,750 |
On a three-room at ₪12,500 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 4.2% gross — before the building committee, maintenance, empty months, management and tax — Yemin 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
There is no TAMA 38 or pinui-binui potential in historic Yemin Moshe and Mishkenot Sha'ananim. The 1970s restoration by the Jerusalem Development Company (Pami) left a conserved district with strict facade preservation rules, and any addition or renovation goes through conservation review (Della Pergola Architects describe meeting 'strict preservation regulations for facades in the neighborhood' on a Pele Yoetz house). New supply comes only from the David's Village / Mamilla luxury blocks (such as Legacy) and from city-centre towers that Madlan includes in its Mamilla area.
Specific to Yemin Moshe
Ghost-apartment streets
A large share of homes in Yemin Moshe, David's Village and Mamilla belong to overseas owners who visit for the holidays. The Times of Israel named Mamilla and David's Village as ghost-town areas, and eSefarad describes Yemin Moshe as 'mostly deserted' off-season. Expect dark windows, little street life and a weak year-round community outside the festivals.
Double arnona on empty homes
Jerusalem has charged double municipal tax on homes that stand empty for about 9 months a year. Globes (2017) reported ₪4.87m collected from 1,311 Jerusalem apartments, identified by water and electricity use. Overseas buyers who leave a unit empty should budget for the surcharge and check the current municipal rules before buying.
Conservation limits renovation
The facades of Yemin Moshe and Mishkenot Sha'ananim are covered by strict preservation rules. Extensions, roof additions, new windows and even materials need conservation approval, so permits take longer and cost more. Do not price in a planned addition until the municipal conservation department has given an opinion.
Tiny, noisy deal sample
Dirobot recorded only 8 Yemin Moshe deals from Feb 2023 to Aug 2025 and too few in any year to publish a median. Recorded values range from about ₪12,000 to ₪94,000 per sqm, and the size shown for single-family houses is often wrong. Any 'neighbourhood price' is close to meaningless, so commission a property-specific valuation (shamai).
Partial-share and odd registrations
Several Tax Authority records here are far below the market: Tura 7/17 at ₪1.58m for 4 rooms (Aug 2025), Hativat Yerushalayim 1 at ₪720,000 for 125 sqm (Oct 2024), and a 366 sqm unit at ₪2.14m (Dec 2024). These look like partial-share, family or non-market transfers. Do not use them to argue a price down or up.
Stairs, no cars, no parking
Most Yemin Moshe homes can only be reached on foot down stepped lanes, and residents rate parking 1/5 on Madlan. Furniture moves, renovations, deliveries and daily shopping are harder and cost more. For elderly buyers or families with prams, compare the lift-served David's Village blocks.
Madlan's 'Mamilla' includes city-centre towers
Madlan's Mamilla area page includes high-rise sales at Jaffa Road 1 (floors 7-25) and Midtown Jerusalem (floor 40), which are not the low-rise Mamilla / David's Village product and may be first sales by the developer. Mixing them in pushes the apparent ₪/sqm up (to ₪62,000-114,000) and distorts comparisons. Check the exact building of every comparable.
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.
Yemin Moshe, Jerusalem property: common questions
What is the average price per square metre in Yemin Moshe, Jerusalem?
Registered sales put Yemin Moshe, Jerusalem at about ₪51,466 per square metre (indicative: median of 9 registered sales, 2025–26, across Yemin Moshe, David's Village and Mamilla — too few for a neighbourhood median). Individual sales in this brief range from about ₪32,060 to ₪114,350 per square metre, depending on the building, floor and condition.
How much does an apartment cost in Yemin Moshe, Jerusalem?
At the registered rate a 70 sqm three-room apartment costs about ₪3.60m and a 100 sqm four-room about ₪5.15m. 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 Yemin Moshe, Jerusalem?
Asking rent for a three-room apartment in Yemin Moshe, Jerusalem is about ₪12,500 a month. Twelve months' rent against a 70 sqm three-room at the registered rate gives a gross yield of about 4.2%.
How much purchase tax does a new oleh pay in Yemin Moshe, Jerusalem?
On a four-room at about ₪5.15m, an oleh using the regulation 12A relief pays about ₪15,839 in purchase tax, against ₪152,868 for an Israeli resident buying a sole home and ₪411,728 for a non-resident or anyone buying an additional home. The relief applies from one year before aliyah to seven years after, once.
Is Yemin Moshe, Jerusalem a good place to buy?
This is a trophy market for overseas buyers. Recorded 2025 sales cluster around ₪45,000/sqm on a tiny sample, and David's Village new-build and penthouse product trades at ₪65,000-100,000/sqm. Buy for the Old City view and heritage, not for liquidity or year-round neighbourhood life, and value each property individually.
Is Yemin Moshe, Jerusalem a good place to rent?
Rentals are scarce and expensive: about ₪11,500-16,500 for 3 rooms, and ₪24,000+ for 4 rooms in Mamilla, often furnished or priced in dollars. It suits short-to-medium stays for newcomers who want a central, secure address, but families wanting schools and community will get more for less in Talbiyeh, Rehavia or the German Colony.
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 Yemin 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 — Yemin Moshe and the alternatives, side by side.
Sources. Dirobot, Yemin Moshe neighbourhood prices (Tax Authority deals Feb 2023-Aug 2025) (2026-10-01); Dirobot, Mamilla neighbourhood prices (Tax Authority deals Jan 2023-Mar 2026) (2026-10-01); Madlan, Yemin Moshe area info (2026-10-01); Madlan, Yemin Moshe 3 address page (nearby deals) (2026-10-01); Madlan, Mamilla area info (2026-10-01); Madlan, Yemin Moshe for sale (2026-10-01); Yad2, Yemin Moshe rentals (2026-10-01); Realta, 3.5-room cottage, Yemin Moshe, ₪12,000/mo (2026-09-24); Realta, 3-room apartment, Mamilla, ₪13,000/mo (2026-10-01); Janglo, Mamilla rentals (2026-10-01); Daniel's Assets, David Village-Mamilla listings (2026-10-01); Jerusalem Real Estate, Yemin Moshe (2026-10-01); Globes, US partners buy 4 Legacy apartments for ₪49.5m (2024-11-10); Globes, Double arnona collected from 2,300 ghost apartments (2017-06-28); Times of Israel, Doubled property tax and Jerusalem ghost apartments (2013-12-24); Jerusalem Post, Ghost apartments in Jerusalem (2024-05-04); Maariv, The Yemin Moshe evacuees (2017-07-03); Wikipedia, Yemin Moshe (2026-10-01); Della Pergola Architects, Yemin Moshe house (facade preservation rules) (2026-05-12); eSefarad, The Many Faces of Yemin Moshe (2011-01-27). 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 publishes no yearly median for Yemin Moshe (2-3 deals with area per year) and none for Mamilla in 2025 or 2026. The 2025 headline of ₪45,577/sqm is TAPI's own median of 4 Dirobot deal records across both areas and is statistically weak. The trend mixes bases: 2023 and 2024 are Dirobot's published Mamilla-only medians, and 2025 is the combined Yemin Moshe + Mamilla calculation. For that reason yoy_pct is left null. On the same calculation Mamilla alone would be ₪40,957 in 2025 (3 deals), but no like-for-like year-on-year figure is reliable. 2026 to date: only one Mamilla deal with area on Dirobot (₪32,060/sqm) and two on Madlan, so no median. by_rooms is left empty: no room count has enough 2025-26 sales for a meaningful median. No Madadirot-type room figures were 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.