Ma'ale Adumim property prices 2026 מעלה אדומים
Ma'ale Adumim registers at about ₪19,069 per square metre (median of 674 registered sales, Jan 2023–May 2026 (pooled)), which is number 34 of the forty cities in this series. At that rate a 70 sqm three-room costs about ₪1.33m and a 100 sqm four-room about ₪1.91m. A three-room asks about ₪4,450 a month and a four-room about ₪6,000, against Tel Aviv averages of ₪10,123 and ₪13,824.
Ma'ale Adumim in six numbers
Ma'ale Adumim offers some of the cheapest modern family space within a commute of Jerusalem, at a pooled median of about ₪19,100/sqm, with 4-room flats typically registering at ₪1.9m–2.55m in 2026. Buy only after a Judea and Samaria-experienced lawyer has checked where the rights are registered and your bank has confirmed financing for the specific unit.
Renting is cheap for the Jerusalem area: 3-room listings run about ₪3,900–5,000 and 4-room about ₪5,200–6,800 a month (Realta, Sep 2026), which makes renting a sensible low-risk way to test the commute and the community. Olim who want an Anglo religious community should look first at Mitzpe Nevo, and those wanting value at HaNachalim and Kli Shir.
What Ma'ale Adumim is
Ma'ale Adumim is a planned commuter city founded in the 1970s–80s, with about 36,000 residents per Nadlan Center (Sep 2025). It is a clean, well-kept suburb of mid-rise stone blocks, garden flats and cottages, with an enclosed mall, a lake, a museum, a music conservatory and extensive parks (Nefesh B'Nefesh). The population is mixed religious and secular and politically right-leaning (Likud is the largest party per Madlan). A 2025 government umbrella agreement for about 7,600 new units, plus E1, is set to roughly double the city.
Boundaries and parts
A city on the edge of the Judean Desert about 7 km east of Jerusalem, beyond the Green Line in Judea and Samaria (it is the third-largest Israeli city in the area, per Nadlan Center). To the west lie the E1 area and, beyond it, the Jerusalem neighbourhoods of French Hill, Pisgat Ze'ev and Mount Scopus; to the south-west is the Palestinian town of al-Eizariya; to the east are Kfar Adumim, Mishor Adumim industrial zone and the road down to the Dead Sea. Route 1 (Jerusalem–Dead Sea) is the main artery to Jerusalem, with Route 437 serving the northern side; buses 174, 175 and 176 run along Route 1 into the city.
- Nofei Sela (Nofei HaSela): the city's highest-volume neighbourhood and top median price, quiet with desert views and a strong community; Dirobot median ₪19,629/sqm and ₪2.245m over 200 deals (Jan 2023–May 2026)
- Tzemach HaSadeh: established family neighbourhood; ₪19,477/sqm, median ₪1.98m (139 deals, Dirobot 2023–2026)
- Kli Shir (musical-instrument streets, e.g. HaNevel): older, cheaper stock and the site of the first pinui-binui compound (HaKeren/HaAshor, 147 flats to become 750); ₪19,204/sqm, median ₪1.62m (134 deals)
- HaNachalim: older, more affordable neighbourhood popular with young couples; ₪18,601/sqm, median ₪1.63m (90 deals)
- Migdim (Megadim): mixed flats and larger homes; lowest median at ₪17,391/sqm, median ₪1.835m (65 deals)
- Mitzpe Nevo: upscale, religious, many private homes with desert views; over 30% English-speaking per Merkaz HaNechasim. Dirobot shows only 5 deals 2023–2025 (median ₪15,800/sqm, ₪4.0m) because most sales are large houses
- City centre (Merkaz HaIr, Derech Kedem/HaKeren): municipal centre, mall and services; the Ben David 'Migdalei Adumim' tower scheme is launching here
- Tzipor Midbar (planned): new neighbourhood of about 2,500 units, land sold in Dec 2025 for about ₪990m to eight developers
Getting around
There is no rail. Buses 174, 175 and 176 run along Route 1 to Jerusalem, taking about 30–40 minutes (Index Adumim guide, 2026). By car, central Jerusalem is about 15–25 minutes off-peak and 35–50 minutes at rush hour (7:30–9:00 and 17:00–19:00), with the Route 1 checkpoint approach and the Mount Scopus/French Hill junctions as the bottlenecks. Merkaz HaNechasim puts East Jerusalem 12–15 minutes away and the city centre 15–18 minutes. The E1 plan includes widening Route 437. Most households depend on a car.
Schools, parks and families
Each neighbourhood has its own primary schools, and there are more than 40 municipal and private kindergartens, plus secondary schools including yeshiva high schools (Index Adumim, 2026). Madlan rates education at 69/100, against a national average of 65. Nefesh B'Nefesh notes that all schools provide Hebrew tuition for newcomers, with tutoring for olim and a community coordinator who helps with rentals and school registration. Mitzpe Nevo is known for highly rated religious schools (Merkaz HaNechasim).
English speakers
Olim live across the city, served by a Nefesh B'Nefesh community coordinator and the Maale Adumim Action Committee (MAC) of religious and secular volunteers who help new residents (NBN community guide). The biggest English-speaking cluster is Mitzpe Nevo, which Merkaz HaNechasim describes as over 30% English-speaking and one of the strongest options outside central Jerusalem for religious Anglo olim. Janglo carries active English-language sale and rental listings for the city.
How these figures are based
Each figure is the best available for that city, and the bases differ: Ra'anana ₪34,186 — median of 2,511 registered sales, Jan 2023–Aug 2026 (pooled); Herzliya ₪38,923 — median of 2,908 registered sales, Jan 2023–Aug 2026 (pooled); Modi'in ₪29,885 — median of 2,783 registered sales, Jan 2023–Aug 2026 (pooled); Netanya ₪26,019 — median of 6,824 registered sales, Jan 2023–Aug 2026 (pooled); Beit Shemesh ₪24,061 — median of 4,256 registered sales, Jan 2023–Aug 2026 (pooled); Ramat Gan ₪36,202 — median of 5,899 registered sales, Jan 2023–Aug 2026 (pooled); Givatayim ₪42,260 — median of 1,630 registered sales, Jan 2023–Jun 2026 (pooled); Kfar Saba ₪31,677 — median of 2,194 registered sales, Jan 2023–Aug 2026 (pooled); Hod HaSharon ₪32,273 — median of 1,079 registered sales, Jan 2023–Jun 2026 (pooled); Ramat HaSharon ₪38,283 — median of 920 registered sales, Jan 2023–May 2026 (pooled); Efrat ₪22,591 — median of 133 registered sales, Jan 2023–May 2026 (pooled); Zichron Ya'akov ₪23,169 — median of 272 registered sales, Jan 2023–May 2026 (pooled); Rehovot ₪25,595 — median of 4,104 registered sales, Jan 2023–Aug 2026 (pooled); Ashkelon ₪16,667 — median of 7,573 registered sales, Jan 2023–Aug 2026 (pooled); Petah Tikva ₪27,377 — median of 7,779 registered sales, Jan 2023–Aug 2026 (pooled); Rishon LeZion ₪27,132 — median of 5,770 registered sales, Jan 2023–Aug 2026 (pooled); Ness Ziona ₪31,720 — median of 691 registered sales, Jan 2023–Jun 2026 (pooled); Be'er Ya'akov ₪22,222 — median of 1,787 registered sales, Jan 2023–Aug 2026 (pooled), pulled down by discounted-housing sales; Caesarea ₪35,366 — median of 76 registered sales, Jan 2023–Mar 2026 (pooled), mostly apartments, not villas; Ma'ale Adumim ₪19,069 — median of 674 registered sales, Jan 2023–May 2026 (pooled); Ashdod ₪23,744 — median of 5,379 registered sales, Jan 2023–Aug 2026 (pooled); Bat Yam ₪30,000 — median of 4,451 registered sales, Jan 2023–Aug 2026 (pooled); Holon ₪28,308 — median of 4,136 registered sales, Jan 2023–Aug 2026 (pooled); Givat Shmuel ₪29,351 — median of 934 registered sales, Jan 2023–Jun 2026 (pooled); Kiryat Ono ₪31,879 — median of 1,338 registered sales, Jan 2023–Jun 2026 (pooled); Shoham ₪32,579 — median of 250 registered sales, Jan 2023–Jun 2026 (pooled), apartments only; Be'er Sheva ₪13,737 — median of 10,436 registered sales, Jan 2023–Aug 2026 (pooled); Haifa ₪19,592 — median of 10,848 registered sales, Jan 2023–Aug 2026 (pooled); Hadera ₪20,303 — median of 3,074 registered sales, Jan 2023–Aug 2026 (pooled); Karmiel ₪15,951 — median of 1,395 registered sales, Jan 2023–Jun 2026 (pooled); Alon Shvut ₪14,875 — median of only 12 registered sales, Mar 2023–Jun 2026, houses and flats together; Neve Daniel ₪15,351 — median of only 5 registered sales, Mar 2023–Jan 2026 — too few to be representative; Elazar ₪23,661 — median of 7 registered sales listed on Madlan, Jan 2025–Feb 2026, houses and flats together; Hashmonaim ₪20,293 — median of only 7 registered sales, Feb 2023–Apr 2025, all houses — too few to be representative; Kochav Yair ₪29,927 — median of 27 apartment sales, Jan 2023–Mar 2026, mostly Tzur Yigal; houses excluded; Even Yehuda ₪27,597 — median of 179 registered sales, Jan 2023–May 2026 (pooled); Pardes Hanna ₪20,867 — median of 679 apartment sales, Jan 2023–Jun 2026 (pooled); Kiryat Tivon ₪22,162 — median of 390 registered sales, Jan 2023–May 2026 (pooled); Kfar Vradim ₪15,135 — median of 89 registered sales, Jan 2023–Mar 2026 (pooled), mostly houses; Mevaseret Zion ₪29,561 — median of 467 registered sales, Jan 2023–May 2026 (pooled). 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 ₪14,143 to ₪25,556. Floor, condition, a mamad, a lift, parking and whether the unit is new explain almost all of that spread.
No year-by-year series is published for Ma'ale Adumim; the headline figure pools every registered sale since January 2023, which smooths out the 2025–26 softening.
No reliable price by room count is published for this city; the registered sales below are the better guide.
Dotted lines mark 75%, 100% and 130% of the city rate per sqm. A dot above the middle line paid more per metre than the city figure.
| Address | Rooms | Floor | Sqm | Price | ₪/sqm | Date |
|---|---|---|---|---|---|---|
| Merouah 5 (neighbourhood not given by source) | 4 | 4 | 93 | ₪2,260,000 | ₪24,301 | 2026-08 |
| Shoham 1 (neighbourhood not given by source) | 4 | 1 | 99 | ₪2,530,000 | ₪25,556 | 2026-07 |
| HaAlmog 29 (neighbourhood not given by source) | 4 | 1 | 103 | ₪2,080,000 | ₪20,194 | 2026-07 |
| HaAshor 30 (neighbourhood not given by source) | 4 | 1 | 88 | ₪1,900,000 | ₪21,591 | 2026-07 |
| HaNachalim 126, HaNachalim | 3 | 1 | 80 | ₪1,600,000 | ₪20,000 | 2026-07 |
| HaCharsit 10 (neighbourhood not given by source) | 4 | 2 | 96 | ₪1,880,000 | ₪19,583 | 2026-05 |
| HaAsor 20 (neighbourhood not given by source) | 3 | 1 | 77 | ₪1,620,000 | ₪21,039 | 2026-05 |
| HaTzaftzafa 13 (neighbourhood not given by source; likely a cottage) | 7 | 1 | 210 | ₪2,970,000 | ₪14,143 | 2026-05 |
| HaRechess 40 (neighbourhood not given by source) | 3 | 4 | 99 | ₪1,750,000 | ₪17,677 | 2026-05 |
| HaRechess 19 (neighbourhood not given by source) | 4 | 1 | 130 | ₪2,550,000 | ₪19,615 | 2026-05 |
| HaGa'ash 4 (neighbourhood not given by source) | 4 | 4 | 110 | ₪2,080,000 | ₪18,909 | 2026-05 |
| HaTzalaf 22 (neighbourhood not given by source) | 4 | 1 | 96 | ₪2,330,000 | ₪24,271 | 2026-05 |
Sources: Dirobot (Israel Tax Authority registered transactions), Ma'ale Adumim city page. Sales marked off-plan or new-build carry a new-build premium; a sale with no floor or date shown was published without one.
Is Ma'ale Adumim right for your budget?
Tell us your budget, family and must-haves. We send a personal report built on the same registered sales — free.
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. No published asking ₪/sqm for the city. Current Madlan flat listings (Sep 2026) imply roughly ₪16,400–25,200/sqm, with most 3–4-room flats at ₪16,400–18,800/sqm; garden units and duplexes are higher.
Pale bar: the city'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 |
|---|---|---|---|---|
| Migdalei Adumim (pinui-binui) Ben David Group | Urban renewal: 7 towers (one 31-storey, six 26-storey), 750 units replacing 147, 3,000 sqm retail, HaKeren/HaAshor, city centre (Kli Shir compound) | ₪2,387,939 | 4-room, 104.5 sqm (5-room 133.5 sqm from ₪2,984,618; 6-room 149 sqm from ₪3,240,585; pre-sale quoted at under ₪22,000/sqm) | Not published; two phases, first on vacant land the developer already owns |
| Tzipor Midbar neighbourhood Emram Avraham, Shoval, Affy Capital/Michman, Nichutah, Shiloh Group, A.L.H.A Mishkan, Pama Investments, Pika-Holtz/Tzipiya | New neighbourhood of 2,508 units (469 more to be marketed); land sold for about ₪990m (about ₪395,000 land cost per unit) | — | Not published | Not published (land sold Dec 2025) |
| Nofei Kedem Kotler Adika | Mechir LaMishtaken (subsidised) project, 46 units in four 5–6-storey buildings, HaEnbal 2 | — | Not published | Construction completed |
| E1 (Mevaseret Adumim) State tender; developers not yet selected | Planned 3,401-unit district between Ma'ale Adumim and Jerusalem; tender for 1,234 units closes 19 Oct 2026 | — | Not published | Not published |
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 Ma'ale Adumim's rate a 70 sqm three-room is about ₪1.33m and a 100 sqm four-room about ₪1.91m. On the four-room an oleh pays ₪0 in purchase tax; an Israeli resident buying a sole home pays ₪0; a non-resident or anyone buying a second home pays ₪152,552.
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 · ₪1.33m | Oleh, reg. 12A | ₪0 | ₪54,377 | ₪54,377 | 4.1% |
| Resident, sole home | ₪0 | ₪54,377 | ₪54,377 | 4.1% | |
| Non-resident / additional | ₪106,786 | ₪54,377 | ₪161,164 | 12.1% | |
| 4-room · ₪1.91m | Oleh, reg. 12A | ₪0 | ₪71,254 | ₪71,254 | 3.7% |
| Resident, sole home | ₪0 | ₪71,254 | ₪71,254 | 3.7% | |
| Non-resident / additional | ₪152,552 | ₪71,254 | ₪223,806 | 11.7% |
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 ₪45,003 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 Ma'ale Adumim's four-room price it is worth ₪0 against the resident rate and ₪152,552 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in Ma'ale Adumim
No source gives rent by room count, so the room fields are null. Realta's 65–66 current listings have a median of ₪5,200–5,400 and an average of about ₪5,800, and Madlan gives an average rent of ₪6,250. Sample listings run ₪2,480–4,200 for 2-room, ₪3,900–5,000 for 3-room, ₪5,200–6,800 for 4-room and ₪6,200–9,500 for 5-room, with large Mitzpe Nevo houses up to ₪19,000.
Midpoints of Realta sample asking listings, Sep 2026: three rooms ₪3,900–5,000, four rooms ₪5,200–6,800. No published average by room count. — September 2026 (current listings)
Gross yield = twelve months' three-room asking rent against a 70 sqm three-room at each city's price per sqm. Netanya, Kfar Saba, Shoham, Neve Daniel and Pardes Hanna are left out: no reliable three-room rent is published for them. Tel Aviv average from Scoutr, September 2026.
Cash out before the keys
| First month's rent | ₪4,450 |
| Security, at the legal cap (3 months) | ₪13,350 |
| Broker, if you hired one: one month + VAT | ₪5,251 |
| Cash out before moving in | ₪23,051 |
On a three-room at ₪4,450 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 4.0% gross — before the building committee, maintenance, empty months, management and tax — Ma'ale Adumim 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
In September 2025 the Government Authority for Urban Renewal declared the first pinui-binui compound anywhere in Judea and Samaria, in Kli Shir on HaKeren and HaAshor streets. It will turn 147 flats and 17 shops on 33 dunams into 750 units in seven towers (Ben David Group; Nadlan Center). Marketing opened in August 2026 from ₪2.39m for a 4-room. Most future supply comes from new land instead: the 2025 government umbrella agreement covers about 7,600 units with about ₪3bn investment (Nadlan Center, Sep 2025), Tzipor Midbar (2,508 units, land sold Dec 2025), and E1 (3,401 units, first tender closing Oct 2026).
Specific to Ma'ale Adumim
Not Tabu title
Ma'ale Adumim is beyond the Green Line, so most flats are not registered in an Israeli Land Registry (Tabu). Rights are usually held through the Civil Administration's systems (state land managed by the Custodian of Government Property) or through a housing company, and Jordanian law plus military orders govern the land, not Israeli land law. Get a written confirmation of rights from the registering body, and use a lawyer who knows Judea and Samaria conveyancing.
Lower mortgage LTV
Practitioner guides report that banks often cap second-hand purchases in Judea and Samaria at about 60% loan-to-value, below the usual Israeli limits, and about 70% for developer purchases, without bank supervision of the build. Get mortgage approval in principle for the specific property before signing, especially if you are an oleh relying on an olim mortgage.
Sale Law protections
The Israeli Sale (Apartments) Law and its buyer-guarantee regime do not automatically apply beyond the Green Line. On off-plan purchases, for example the Migdalei Adumim towers, insist that the contract applies the Sale Law and provides bank or insurance guarantees for your payments.
Political and E1 risk
E1 tenders drew a joint condemnation from seven Western governments in August 2026, which warned companies of legal and reputational consequences. Future policy on sovereignty, sanctions or labelling could affect some foreign buyers, lenders and resale demand. Buyers holding foreign passports should take advice on their home-country position.
Big supply pipeline
About 7,600 units under the umbrella agreement, 2,500 in Tzipor Midbar, 750 in the pinui-binui towers and 3,401 in E1 could roughly double the housing stock over the next decade. This improves services but may cap resale price growth in older neighbourhoods like Kli Shir and HaNachalim.
One road to Jerusalem
With no rail link, almost all commuting runs on Route 1 and through checkpoint and junction bottlenecks, so a 15-minute off-peak drive can become 35–50 minutes at rush hour. Test the commute at peak time before committing, especially if you will rely on buses.
Thin, lumpy data
There are only about 674 recorded sales over three and a half years, and cottages sell at very different ₪/sqm from flats. For example, a 5-room 178 sqm unit on Pri Megadim registered at just ₪11,236/sqm. The city median and neighbourhood medians can swing on a few deals, so rely on street-level comparables.
When buying anywhere in Israel
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 Israel
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 Israel'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.
Ma'ale Adumim property: common questions
What is the average price per square metre in Ma'ale Adumim?
Registered sales put Ma'ale Adumim at about ₪19,069 per square metre (median of 674 registered sales, Jan 2023–May 2026 (pooled)). Individual sales in this brief range from about ₪14,143 to ₪25,556 per square metre, depending on the building, floor and condition.
How much does an apartment cost in Ma'ale Adumim?
At the registered rate a 70 sqm three-room apartment costs about ₪1.33m and a 100 sqm four-room about ₪1.91m. 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 Ma'ale Adumim?
Asking rent for a three-room apartment in Ma'ale Adumim is about ₪4,450 a month, and about ₪6,000 for a four-room. Twelve months' rent against a 70 sqm three-room at the registered rate gives a gross yield of about 4.0%.
How much purchase tax does a new oleh pay in Ma'ale Adumim?
On a four-room at about ₪1.91m, an oleh using the regulation 12A relief pays about ₪0 in purchase tax, against ₪0 for an Israeli resident buying a sole home and ₪152,552 for a non-resident or anyone buying an additional home. The relief applies from one year before aliyah to seven years after, once.
Is Ma'ale Adumim a good place to buy?
Ma'ale Adumim offers some of the cheapest modern family space within a commute of Jerusalem, at a pooled median of about ₪19,100/sqm, with 4-room flats typically registering at ₪1.9m–2.55m in 2026. Buy only after a Judea and Samaria-experienced lawyer has checked where the rights are registered and your bank has confirmed financing for the specific unit.
Is Ma'ale Adumim a good place to rent?
Renting is cheap for the Jerusalem area: 3-room listings run about ₪3,900–5,000 and 4-room about ₪5,200–6,800 a month (Realta, Sep 2026), which makes renting a sensible low-risk way to test the commute and the community. Olim who want an Anglo religious community should look first at Mitzpe Nevo, and those wanting value at HaNachalim and Kli Shir.
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 Ma'ale Adumim
- The registered sales in that building, not the city 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 — Ma'ale Adumim and the alternatives, side by side.
Sources. Dirobot – Ma'ale Adumim prices, recent deals and neighbourhood medians (Tax Authority data) (Data to 28 May 2026; accessed 27 Sep 2026); Dirobot – Mitzpe Nevo neighbourhood (Accessed 27 Sep 2026); Madlan – Ma'ale Adumim area info and registered deals (Accessed 27 Sep 2026); Madlan – for-sale listings (Accessed 27 Sep 2026); Madlan – rental listings (Accessed 27 Sep 2026); Madlan – Nofei Kedem project page (Accessed 27 Sep 2026); Realta – rentals in Ma'ale Adumim (Updated 16 Sep 2026); Madadirot – Ma'ale Adumim (checked; data stale, not used for prices) (Accessed 27 Sep 2026); Nadlan Center – Ma'ale Adumim umbrella agreement (7,606 units) (7 Sep 2025); Nadlan Center – first pinui-binui declaration in Judea and Samaria (Kli Shir) (Sep 2025); Nadlan Center – Tzipor Midbar land sale (2,508 units, ₪990m) (11 Dec 2025); Magdilim – Migdalei Adumim marketing launch and prices (11 Aug 2026); Arutz 7 – Migdalei Adumim project (18 Aug 2026); Al Jazeera – E1 tenders (21 Aug 2026); Merkaz HaNechasim – Ma'ale Adumim for olim (Accessed 27 Sep 2026); Merkaz HaNechasim – E1 project page (Accessed 27 Sep 2026); Index Adumim – moving to Ma'ale Adumim 2026 guide (2026); Nefesh B'Nefesh – Ma'ale Adumim community guide (Accessed 27 Sep 2026); Adv. Yasmin Tzach – buying real estate in Judea and Samaria (Accessed 27 Sep 2026); Meron Salman law office – land in Judea and Samaria (Accessed 27 Sep 2026). Tel Aviv-wide rents: Scoutr rent report, 30 days to 25 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. No yearly ₪/sqm medians for 2023–2026 were found. Dirobot gives only the pooled Jan 2023–May 2026 figure (₪19,069/sqm, 674 deals), and the Yadata (Yad2) page did not render its data. All trend values and yoy_pct are null. Dirobot's city data runs only to 28 May 2026, a shorter window than other cities in the series (which run to Aug 2026). Madadirot's Ma'ale Adumim page shows stale data (a '2023' trailing period with 36 deals and a 91.4% fall) and no rent, so it was not used. No other source gave medians by room count, so by_rooms prices are null. No source gave rent by room count, so r2–r5 are null. The ranges in the notes and verdict come from individual Realta sample listings, not statistics.
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.