Modi'in property prices 2026 מודיעין-מכבים-רעות
Modi'in registers at about ₪29,885 per square metre (median of 2,783 registered sales, Jan 2023–Aug 2026 (pooled)), which is number 14 of the forty cities in this series. At that rate a 70 sqm three-room costs about ₪2.09m and a 100 sqm four-room about ₪2.99m. A three-room asks about ₪6,990 a month and a four-room about ₪7,640, against Tel Aviv averages of ₪10,123 and ₪13,824.
Modi'in in six numbers
Modi'in suits buyers who want modern family stock, strong schools and rail access to both Tel Aviv and Jerusalem. Expect around ₪2.6m for a 3-room and ₪3.3m for a 4-room resale flat. After the 2025 softening there is some room to negotiate, so buy on neighbourhood-level comparables rather than the city average, and take in Morasha's roughly 10% discount or Moriah's premium.
Renting is a sensible first step for olim unsure which city's community fits: a 3-room averages about ₪7,000 and a 4-room about ₪7,600 a month, well below Tel Aviv. Start the search early for a September move, because family-sized units near the Anglo hubs in Buchman and Moriah go quickly.
What Modi'in is
Modi'in is a planned city founded in the 1990s. It is laid out in self-contained neighbourhoods separated by parks and wadis, and it has about 101,750 residents (2024 municipal figure cited by Nadlan Center). The housing stock is overwhelmingly modern: mid-rise blocks, garden duplexes, townhouses and some towers, nearly all built since 1996. It is a young, secular-to-traditional family city with a strong religious-Zionist Anglo minority, and it consistently rates well on education and municipal services. The approved master plan targets roughly 240,000–250,000 residents by 2040 through new districts on the city's edges.
Boundaries and parts
A planned city in the Shfela foothills, roughly midway between Tel Aviv and Jerusalem. Modi'in proper is the large central and southern part of the municipality; Maccabim and Re'ut are the older, lower-density garden suburbs on its northern side. Neighbours include Shoham and Ben Shemen to the north-west, Lod and Ramla to the west, Kfar Ruth and Mevo Modi'im to the south-east, and the Haredi city of Modi'in Illit and Hashmonaim across the Green Line to the east. Route 443 (Tel Aviv–Jerusalem via Givat Ze'ev) runs along the northern edge, Route 431 links west to Route 1/Rishon LeZion/Ayalon, and Road 3 runs south to Latrun.
- Morasha (Moreshet / Buchman South–future planning): the city's largest newer district, prime-minister-named streets (Yitzhak Shamir, Shimon Peres, Ben Tzvi); Dirobot median ₪29,121/sqm over 597 deals 2023–2026; Nadlan Center says about 10% below the city average in H1 2025
- HaKarmim (Tzipor/Buchman area): large, busy family neighbourhood with the highest deal volume and the lowest median (₪26,314/sqm, 594 deals, Dirobot 2023–2026)
- HaNevi'im (Buchman): prophet-named streets, mid-rise stock, popular with religious Anglo families; ₪29,204/sqm median (234 deals)
- HaMaginim (Shimshoni South): towers on Yigal Yadin and garden units, big units; ₪28,407/sqm median (191 deals)
- Avnei Chen (Kaiser): gemstone-named streets (Tarshish, Odem), central and well-established; ₪32,338/sqm median (184 deals)
- HaNachalim: early-2000s neighbourhood of wadi-named streets and Migdal streets; ₪29,470/sqm (170 deals)
- Nofim: western, larger 4–5-room stock; ₪31,760/sqm median, ₪3.8m median price (160 deals)
- HaPrachim (Miromi): flower-named streets, older-city 3–4-room stock; ₪30,450/sqm (147 deals)
- Masua (Givat C): Emek-named streets (Emek HaHula, Emek HaEla); ₪30,051/sqm (142 deals)
- HaTzipporim: bird-named streets, mix of flats and cottages; ₪31,822/sqm (117 deals)
- Moriah (South Modi'in): premium, low-density, garden duplexes and cottages; highest median at ₪35,932/sqm and ₪4.28m (80 deals)
- HaShvatim (Buchman North): townhouse-heavy, ₪32,910/sqm, ₪4.125m median (46 deals)
- City centre / downtown (Merkaz HaIr): mixed-use district by Modi'in Centre station, about 211 units under construction and about 1,250 more planned (Nadlan Center, May 2026)
Getting around
Two Israel Railways stations, Paatei Modi'in (east) and Modi'in Centre (downtown), are on a spur off the Tel Aviv–Jerusalem fast line. Trains reach Tel Aviv and Jerusalem in about 30–45 minutes (AliyahNet; Easy Aliyah Q3 2025). By road, Route 443 serves Jerusalem and the Ben Shemen interchange, and Route 431 serves Rishon LeZion and the Ayalon (Route 20). Rush-hour traffic on both is heavy. Ben Gurion Airport is about 20 minutes' drive. Within the city, most neighbourhoods rely on buses and cars, and the northern and southern edges are far from both stations.
Schools, parks and families
Modi'in is built around families. Each neighbourhood has its own state and state-religious primary schools, parks and community centres, and the city is consistently rated highly on education. Anglo families tend to cluster around English-speaking religious-Zionist communities in Buchman (HaNevi'im, HaShvatim, Morasha) and around Moriah. The municipality runs a dedicated olim (absorption) department (AliyahNet). Specific school ratings and English-support programmes were not verified for this brief.
English speakers
Modi'in has one of Israel's larger and still-growing Anglo communities, concentrated in Buchman (HaNevi'im, HaShvatim, Morasha) and Moriah, with several English-speaking shuls and minyanim and regular Nefesh B'Nefesh events (AliyahNet community profile). Janglo carries an active English-language property market for the city, for example a 2-room in HaNevi'im 'near Yachad community' listed at ₪2.79m (Jun 2026). The nearby settlement of Hashmonaim, across the Green Line, is also heavily Anglo but is a separate locality.
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 ₪24,307 to ₪38,514. 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: 2024 ₪30,367; 2025 ₪28,983; 2026 (trailing 12m to Sep) ₪30,172.
Sources: Madadirot, Modi'in-Maccabim-Re'ut, trailing 12 months to Sep 2026. This is the source's AVERAGE sale price (resale), not a median. · Madadirot, trailing 12 months to Sep 2026. This is the AVERAGE sale price (resale), not a median.
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 |
|---|---|---|---|---|---|---|
| Emek Beit She'an 15 (neighbourhood not given by source) | 4 | 2 | 81 | ₪2,440,000 | ₪30,123 | 2026-08 |
| Emek Beit She'an 19 (neighbourhood not given by source) | 4 | 1 | 101 | ₪2,455,000 | ₪24,307 | 2026-08 |
| Nisan 73 (neighbourhood not given by source) | 4 | 1 | 103 | ₪2,950,000 | ₪28,641 | 2026-08 |
| Elisha HaNavi 24, HaNevi'im | 5 | 7 | 145 | ₪4,040,000 | ₪27,862 | 2026-08 |
| Yeshayahu HaNavi 229, HaNevi'im | 4 | — | 99 | ₪3,640,000 | ₪36,768 | 2026-08 |
| Tarshish 45, Avnei Chen | 4 | 2 | 100 | ₪3,525,000 | ₪35,250 | 2026-08 |
| Emek HaHula 82, Masua (Givat C) | 4 | — | 101 | ₪3,170,000 | ₪31,386 | 2026-08 |
| Golda Meir 14 (neighbourhood not given by source) | 3 | 3 | 84 | ₪2,693,000 | ₪32,060 | 2026-08 |
| Moshe Sne 1 (neighbourhood not given by source) | 3 | 4 | 74 | ₪2,850,000 | ₪38,514 | 2026-08 |
| Levi Eshkol 2 (neighbourhood not given by source) | 3 | — | 80 | ₪2,100,000 | ₪26,250 | 2026-08 |
| Shni 19 (neighbourhood not given by source) | 5 | 2 | 133 | ₪4,800,000 | ₪36,090 | 2026-08 |
| Migdal HaLevanon 7 (Migdal streets, HaNachalim area) | 4 | — | 100 | ₪2,500,000 | ₪25,000 | 2026-02 |
Sources: Dirobot (Israel Tax Authority registered transactions), Modi'in-Maccabim-Re'ut 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 Modi'in 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. Madadirot, average asking ₪/sqm for current 4-room listings (Sep 2026). The same page gives 3-room ₪29,721, 5-room ₪27,832 and 6+-room ₪29,943.
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 |
|---|---|---|---|---|
| Netanel BaKarmim Netanel Group | Low-rise (3-storey) building of 5–6-room apartments, HaKarmim (Tzipor) | — | 5–6 rooms | Not published |
| Zilbermintz BaMa'ar (HaRakevet 1) Y. Zilbermintz & Son | Downtown (Merkaz HaIr) residential near Modi'in Centre station | — | Not published | Not published (portal says most Modi'in projects deliver 2026–2028) |
| Buchman Art Not stated on listing | New construction, Ester HaMalka street (Buchman) | — | Not published | Not published |
| Pri Nofim Afgad | 13 buildings, 5–6 storeys, 112 apartments, Nofim | — | 5–6 rooms | Not published |
| Downtown projects (Galad Mai Group x2, Azrieli Group) Galad Mai Group; Azrieli Group | Mixed-use city-centre residential, part of roughly 211 units under construction downtown | — | 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 Modi'in's rate a 70 sqm three-room is about ₪2.09m and a 100 sqm four-room about ₪2.99m. On the four-room an oleh pays ₪5,049 in purchase tax; an Israeli resident buying a sole home pays ₪44,963; a non-resident or anyone buying a second home pays ₪239,080.
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 · ₪2.09m | Oleh, reg. 12A | ₪566 | ₪76,713 | ₪77,279 | 3.7% |
| Resident, sole home | ₪3,962 | ₪76,713 | ₪80,675 | 3.9% | |
| Non-resident / additional | ₪167,356 | ₪76,713 | ₪244,069 | 11.7% | |
| 4-room · ₪2.99m | Oleh, reg. 12A | ₪5,049 | ₪103,161 | ₪108,210 | 3.6% |
| Resident, sole home | ₪44,963 | ₪103,161 | ₪148,124 | 5.0% | |
| Non-resident / additional | ₪239,080 | ₪103,161 | ₪342,241 | 11.5% |
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 ₪70,529 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 Modi'in's four-room price it is worth ₪39,915 against the resident rate and ₪234,031 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in Modi'in
Madadirot gives an overall average rent of ₪8,386 and a gross yield of 3.2%. Madlan shows ₪7,900, and Realta's median asking rent across 48 current listings is ₪9,000 (23 Sep 2026), pulled up by 5–6-room units and cottages. Current Madlan listings run from ₪7,100–7,900 for a 3-room in Morasha to ₪9,000–10,000 for a 5-room, and ₪13,500–17,500 for large townhouses in HaShvatim and Masua.
Madadirot, Modi'in-Maccabim-Re'ut city page (average rent by room count) — Trailing 12 months to Sep 2026
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 | ₪6,990 |
| Security, at the legal cap (3 months) | ₪20,970 |
| Broker, if you hired one: one month + VAT | ₪8,248 |
| Cash out before moving in | ₪36,208 |
On a three-room at ₪6,990 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 — Modi'in 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
Urban renewal is largely irrelevant here. Almost all of Modi'in proper was built after 1996, so there is little TAMA 38 or pinui-binui stock of the kind found in Gush Dan. Future supply comes from new districts instead. These include the rest of Morasha (about 4,200 units, half built by mid-2025, due for completion around 2030 per Nadlan Center), the downtown centre (about 1,250 units planned), and the planned Me'iyot (Mayot) district of about 5,000 units (Modiin Mynet, Feb 2024). In total the master plan allows for about 39,000–40,000 more units. Target Price (Mechir Matara) lotteries, for example in HaKarmel/Karmim with a discount of about 25% and 35% of units reserved for residents, add discounted supply.
Specific to Modi'in
Big premiums by neighbourhood
Between 2023 and 2026 the Dirobot median ran from about ₪26,300/sqm in HaKarmim to about ₪35,900/sqm in Moriah, a gap of more than 35% within one city. A city-wide average says little about the street you are looking at, so use neighbourhood comparables.
Prices softened in 2025
Yad2 figures put Modi'in down 4.6% in 2025 (₪30,367 to ₪28,983/sqm), the fifth-largest fall among Israeli cities. Yad2 also says listings are sitting longer and one in four advertisers is cutting the asking price. Registered sales in August 2026 still ran from about ₪24,000 to ₪38,000/sqm.
Large supply pipeline
The master plan more than doubles the city to about 240,000–250,000 residents by 2040, with about 40,000 new units in Morasha, downtown, Me'iyot and other districts. Sustained new supply and subsidised lotteries (Mechir Matara, Dira BeHanacha) can cap resale price growth in older neighbourhoods.
Train is not door-to-door
The rail link is excellent, but both stations sit on the eastern and central spine. From outer neighbourhoods like Moriah or Nofim you usually need a car or feeder bus to reach a station. Routes 443 and 431 back up at peak hours.
Modi'in vs Modi'in Illit vs Hashmonaim
Portals and search tools often mix up Modi'in-Maccabim-Re'ut with Modi'in Illit, a Haredi city across the Green Line with very different prices and schooling, and with Hashmonaim/Kfar HaOranim. Check the locality name on the Tabu and on the listing before comparing prices.
Cottages skew the averages
Townhouse- and cottage-heavy areas (HaShvatim, Moriah, Maccabim, Re'ut) pull the city averages up; a Re'ut twin house was listed at ₪8.68m and a Maccabim private house at ₪18.5m. For flats, look at room-specific and neighbourhood figures rather than the city headline.
Low yields for landlords
The gross yield is about 3.2% (Madadirot), with 4-room rents around ₪7,600 against resale prices around ₪3.3m. Investors should not expect cash flow. Tenants face competition in the school-year moving season (summer), when family-sized rentals move fast.
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.
Modi'in property: common questions
What is the average price per square metre in Modi'in?
Registered sales put Modi'in at about ₪29,885 per square metre (median of 2,783 registered sales, Jan 2023–Aug 2026 (pooled)). Individual sales in this brief range from about ₪24,307 to ₪38,514 per square metre, depending on the building, floor and condition.
How much does an apartment cost in Modi'in?
At the registered rate a 70 sqm three-room apartment costs about ₪2.09m and a 100 sqm four-room about ₪2.99m. 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 Modi'in?
Asking rent for a three-room apartment in Modi'in is about ₪6,990 a month, and about ₪7,640 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 Modi'in?
On a four-room at about ₪2.99m, an oleh using the regulation 12A relief pays about ₪5,049 in purchase tax, against ₪44,963 for an Israeli resident buying a sole home and ₪239,080 for a non-resident or anyone buying an additional home. The relief applies from one year before aliyah to seven years after, once.
Is Modi'in a good place to buy?
Modi'in suits buyers who want modern family stock, strong schools and rail access to both Tel Aviv and Jerusalem. Expect around ₪2.6m for a 3-room and ₪3.3m for a 4-room resale flat. After the 2025 softening there is some room to negotiate, so buy on neighbourhood-level comparables rather than the city average, and take in Morasha's roughly 10% discount or Moriah's premium.
Is Modi'in a good place to rent?
Renting is a sensible first step for olim unsure which neighbourhood's community fits: a 3-room averages about ₪7,000 and a 4-room about ₪7,600 a month, well below Tel Aviv. Start the search early for a September move, because family-sized units near the Anglo hubs in Buchman and Moriah go quickly.
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 Modi'in
- 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 — Modi'in and the alternatives, side by side.
Sources. Dirobot – Modi'in-Maccabim-Re'ut prices, recent deals and neighbourhood medians (Tax Authority data) (Data to 12 Aug 2026; accessed 27 Sep 2026); Madadirot – Modi'in-Maccabim-Re'ut 12-month sales, asking prices and rents (Accessed 27 Sep 2026); Madlan – Modi'in-Maccabim-Re'ut 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 – new projects in Modi'in (Accessed 27 Sep 2026); Madlan – Pri Nofim project page (Accessed 27 Sep 2026); Realta – rentals in Modi'in-Maccabim-Re'ut (Updated 23 Sep 2026); Modiin News – 'השוק קפוא, המחירים יורדים' (Yad2 annual data) (25 Dec 2025); Modiin News – '2024 שנת היד 2' (second-hand sales volume) (16 Feb 2025); Nadlan Center – Modi'in downtown analysis (8 May 2026); Nadlan Center – Morasha neighbourhood analysis (21 Aug 2025); Modiin Mynet – real estate in wartime (sales volumes, rents, Me'iyot) (5 Feb 2024); Modiin-Homes – 2023 reported deals summary (2023/early 2024); Koratgag – new projects in Modi'in (Accessed 27 Sep 2026); Hadashim – new projects in Modi'in (Accessed 27 Sep 2026); Janglo – Modi'in apartments for sale (Anglo market) (Accessed 27 Sep 2026); AliyahNet – Modi'in aliyah community information (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 consistent source was found for yearly city ₪/sqm medians of registered sales for 2022–2026. The 2024 and 2025 trend points are Yad2 annual figures (probably based on listings), the 2026 point is Madadirot's trailing-12-month registered-sales figure, and 2022–2023 are null. yoy_pct (-4.6%) is Yad2's 2025 vs 2024 change. The Dirobot headline median (₪29,885/sqm) pools every deal from Jan 2023 to Aug 2026, not a single year. Its page title says 2,450 deals while the page body says 2,783; the body figure is used. The by_rooms prices are Madadirot AVERAGES for resale over the trailing 12 months, not medians, and no median sqm by room count was available (null). Dirobot and Madlan give street addresses only. Neighbourhoods are shown for examples only where the street clearly belongs to one (prophet streets = HaNevi'im, gemstone streets = Avnei Chen, Emek HaHula = Masua per Madlan). The others are marked 'neighbourhood not given by source'.
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.