Maccabim-Re'ut property prices 2026.
Modi'in's villa quarter: houses on real plots, ageing stock, thin market.
Maccabim and Re'ut are the twin 1980s villages that merged into Modi'in in 2003, and they form the city's villa and cottage market. There is no combined registered figure: Re'ut's median is ₪7.55m at about ₪35,900 per m² from 41 deals, and Maccabim's is ₪8.04m from only 18. Houses are thirty to forty years old and sales are few.
Data area: Re'ut only (dirobot has no combined Maccabim-Re'ut page); Maccabim shown separately under subareas
Prices
Price per square metre, year by year
Median ₪ per m² of registered sales each year; the latest year is in red. Years with few deals move more than the market does.
Within the area
| Part | Median | ₪/m² | Deals |
|---|---|---|---|
| Re'ut (to Nov 2025) | ₪7.55m | ₪35,865 | 41 |
| Maccabim (to Feb 2026, small sample) | ₪8.04m | ₪32,037 | 18 |
Purchase tax at the median (₪7.55m)
| Buyer | Purchase tax |
|---|---|
| Single home (Israeli resident) | ₪317,890 |
| Oleh within the eligibility window | ₪139,980 |
| Foreign resident or additional home | ₪633,900 |
2026 bands. The oleh rate applies from one year before to seven years after aliyah. Confirm your own position with your lawyer before you sign.
Recent registered sales
| Date | Street | Rooms | m² | Price | ₪/m² |
|---|---|---|---|---|---|
| Feb 2026 | HaZamir (Maccabim) | 6 | 437 | ₪14,000,000 | ₪32,037 |
| Jan 2026 | Har Argaman (Maccabim) | 3 | 63 | ₪2,435,000 | ₪38,651 |
| Nov 2025 | Irusim (Re'ut) | 5 | 206 | ₪7,100,000 | ₪34,466 |
| Oct 2025 | Givat HaLevona (Re'ut) | 7 | 262 | ₪5,841,000 | ₪22,294 |
| Sep 2025 | Agoz (Re'ut) | 6 | 242 | ₪7,316,000 | ₪30,231 |
| Jul 2025 | Gilboa (Re'ut) | 6 | 256 | ₪9,100,000 | ₪35,547 |
| Jul 2025 | Hermon (Re'ut) | 5 | 177 | ₪7,100,000 | ₪40,113 |
| Feb 2025 | Anafa (Maccabim) | 7 | 402 | ₪10,000,000 | ₪24,876 |
| Dec 2024 | Nahal Aviv (Maccabim) | 7 | 208 | ₪7,800,000 | ₪37,500 |
| Jul 2024 | HaHarduf (Maccabim) | 7 | 420 | ₪18,000,000 | ₪42,857 |
| Feb 2024 | Nahal Aviv (Maccabim) | 7 | 211 | ₪7,660,000 | ₪36,303 |
| Jan 2024 | Har Raviv (Maccabim) | 5 | 189 | ₪6,700,000 | ₪35,450 |
From the Israel Tax Authority register as published by Dirobot.
Size against price
The dashed red line is the area median of ₪35,865 per m². Dots above it sold for more per metre than the median; dots below it, for less.
The area
What you get
- Detached houses and semi-detached cottages on private plots, mostly from the 1980s onwards.
- Around ₪7m buys a cottage of roughly 180–260 m²; top houses exceed ₪10m.
- Mature gardens, low traffic and single-family streets.
- Much of the value lies in the plot and its unused building rights.
- Older houses may lack a mamad or have one added without a permit.
Who lives here
Long-established Israeli families, many professionals and retired officers, often original or early owners. The tone is mainly secular and traditional; Anglo buyers are fewer than in Buchman or Moriah.
Getting around
Route 443 is the front door and the fastest road to Jerusalem; Route 431 leads to Route 1 and west to the coast. Modi'in Centre station, with trains of about 30 minutes to Tel Aviv and Jerusalem, is a drive away.
For the full picture of daily life, schools and community, read The Honest Guide to Maccabim-Re'ut.
Beware
- Sales are few and prices are set house by house, so medians move with each deal and resale can take time.
- Many houses are thirty to forty years old and may need a major renovation or rebuild.
- On semi-detached cottages, the split of garden and building rights may rest on an unregistered agreement between neighbours.
- Basements, attic rooms and extensions are common and not always permitted.
- Even olim pay 8% purchase tax on the part of the price above ₪6,055,070.
Check before you make an offer
- Obtain the Tabu extract and approved plan, and confirm the parcel area and unused building rights.
- Read any shared-plot agreement and check whether it is registered or protected by a warning note.
- Compare the house with the permit file and Form 4 records at the municipal engineering department.
- Ask what betterment levy may be due and who pays it under the contract.
- Model purchase tax, renovation costs and the 8% band before you bid.
The verdict
Works well for
- Families wanting a house and garden within commuting range of Tel Aviv and Jerusalem.
- Secular and traditional buyers who prefer a quieter street culture.
- Buyers with the budget and patience to renovate or rebuild.
- Long-term owners who value land and privacy.
Harder to recommend for
- Observant Anglo families wanting a walkable English-speaking shul community.
- Buyers who may need to resell quickly.
- Anyone without a car.
Maccabim-Re'ut offers a real house on a real plot inside a major city, which is rare in central Israel. Prices are high, houses are ageing and the market is thin. Buy the land, check the paperwork and budget for the house.
Questions buyers ask
What is the median property price in Maccabim-Re'ut?
The median registered sale in Maccabim-Re'ut is ₪7,550,000, or ₪35,865 per square metre, based on 41 registered deals (Jan 2023 – Nov 2025). These are sold prices from the Israel Tax Authority register, not asking prices.
How much purchase tax would I pay on a median-priced home in Maccabim-Re'ut?
On ₪7,550,000, under the 2026 bands: about ₪317,890 for a resident buying a single home, about ₪139,980 for an oleh within the eligibility window, and about ₪633,900 for a foreign resident or someone buying an additional home. Confirm your own position with your lawyer.
What are the main risks of buying in Maccabim-Re'ut?
Sales are few and prices are set house by house, so medians move with each deal and resale can take time. Many houses are thirty to forty years old and may need a major renovation or rebuild. On semi-detached cottages, the split of garden and building rights may rest on an unregistered agreement between neighbours.
What should I check before making an offer in Maccabim-Re'ut?
Obtain the Tabu extract and approved plan, and confirm the parcel area and unused building rights. Read any shared-plot agreement and check whether it is registered or protected by a warning note. Compare the house with the permit file and Form 4 records at the municipal engineering department.
Who does Maccabim-Re'ut suit?
It works well for: Families wanting a house and garden within commuting range of Tel Aviv and Jerusalem; Secular and traditional buyers who prefer a quieter street culture; Buyers with the budget and patience to renovate or rebuild; Long-term owners who value land and privacy.
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Asking prices are not sold prices. Every figure here comes from registered sales unless stated. This is general information, not legal or financial advice. Updated October 2026.