Morasha property prices 2026.
Ramat HaSharon's religious-Zionist neighbourhood, renewing fast and still below the city average.
Morasha is the religious-Zionist neighbourhood on Ramat HaSharon's eastern side, near Route 4 and Route 5. A median of ₪3.53m at about ₪34,600/m² sits clearly below the city's ₪38,283/m², and renewal towers are replacing older blocks. Years of building work, and large planned supply at Glilot, come with the discount.
Data area: Morasha, Ramat HaSharon
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.
Purchase tax at the median (₪3.53m)
| Buyer | Purchase tax |
|---|---|
| Single home (Israeli resident) | ₪72,040 |
| Oleh within the eligibility window | ₪7,760 |
| Foreign resident or additional home | ₪282,400 |
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 |
|---|---|---|---|---|---|
| May 2026 | Ezra | 4 | 100 | ₪3,570,000 | ₪35,700 |
| Mar 2026 | HaRav Reines | 3 | 54 | ₪2,400,000 | ₪44,444 |
| Mar 2026 | Hativat Alexandroni | 3 | 67 | ₪2,600,000 | ₪38,806 |
| Feb 2026 | Beit Shammai | 5 | 102 | ₪3,675,000 | ₪36,029 |
| Feb 2026 | Beit Guvrin | 5 | 130 | ₪3,800,000 | ₪29,231 |
| Jan 2026 | Hativat Alexandroni | 3 | 69 | ₪2,645,000 | ₪38,333 |
| Jan 2026 | Modi'in | 3 | 97 | ₪4,500,000 | ₪46,392 |
| Jan 2026 | HaChalutz | 5 | 120 | ₪3,630,000 | ₪30,250 |
| Dec 2025 | HaChalutz | 5 | 116 | ₪3,978,000 | ₪34,293 |
| Dec 2025 | HaChalutz | 4 | 108 | ₪3,480,000 | ₪32,222 |
From the Israel Tax Authority register as published by Dirobot.
Size against price
The dashed red line is the area median of ₪34,605 per m². Dots above it sold for more per metre than the median; dots below it, for less.
The area
What you get
- Older three- and four-storey blocks beside new renewal towers, including a 27-storey building on HaChalutz.
- About ₪2.4m–₪2.7m for a three-room flat.
- About ₪3.5m–₪4m for four or five rooms of 100–130 m² in a newer building.
- New flats come with mamads, lifts and parking; older ones often do not.
Who lives here
National-religious families are the core, alongside long-time residents. Younger families, not all of them religious, increasingly buy here as the most affordable way into Ramat HaSharon; English speakers are present but not a large organised community.
Getting around
Route 4 and Route 5 are close, and Tel Aviv's northern business districts are a short drive. Public transport is weaker than the location suggests, and most families run a car.
For the full picture of daily life, schools and community, read The Honest Guide to Morasha.
Beware
- Renewal sites mean cranes, noise and closed pavements for years.
- TAMA 38 expired on 18 May 2026, so schemes without a valid permit may need to restart under slower routes.
- Glilot plans could add many thousands of homes to Ramat HaSharon, slowing any closing of Morasha's discount.
- The 2026 per-metre median rests on only eight deals.
- Local shops are modest, and larger shopping means driving.
Check before you make an offer
- Ask whether the building has signed a pinui-binui or Shaked Alternative deal and at what stage.
- If it is signed, read the developer agreement itself, including guarantees and rent during construction.
- For off-plan towers, secure every payment above 7% with a bank guarantee.
- In recently completed towers, confirm who is registering the condominium and when.
- If a plan raises your property's rights, agree who bears any betterment levy.
The verdict
Works well for
- National-religious families who want a strong community within Ramat HaSharon.
- Buyers who want a Ramat HaSharon address at a lower price per metre.
- Owners willing to trade years of construction for newer, safer buildings.
- Commuters heading east or north via Route 4 and Route 5.
Harder to recommend for
- Anyone wanting the villa-and-garden Ramat HaSharon of the brochures.
- Families seeking a large English-speaking community.
- Buyers who cannot tolerate cranes and building noise nearby.
Renewal has modernised Morasha's stock and lifted prices, and its religious-Zionist community is a real asset. It is still Ramat HaSharon's value option, with years of building ahead. Buy for community and a good address, knowing the town around you is about to grow up fast.
Questions buyers ask
What is the median property price in Morasha?
The median registered sale in Morasha is ₪3,530,000, or ₪34,605 per square metre, based on 241 registered deals (Jan 2023 – May 2026). 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 Morasha?
On ₪3,530,000, under the 2026 bands: about ₪72,040 for a resident buying a single home, about ₪7,760 for an oleh within the eligibility window, and about ₪282,400 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 Morasha?
Renewal sites mean cranes, noise and closed pavements for years. TAMA 38 expired on 18 May 2026, so schemes without a valid permit may need to restart under slower routes. Glilot plans could add many thousands of homes to Ramat HaSharon, slowing any closing of Morasha's discount.
What should I check before making an offer in Morasha?
Ask whether the building has signed a pinui-binui or Shaked Alternative deal and at what stage. If it is signed, read the developer agreement itself, including guarantees and rent during construction. For off-plan towers, secure every payment above 7% with a bank guarantee.
Who does Morasha suit?
It works well for: National-religious families who want a strong community within Ramat HaSharon; Buyers who want a Ramat HaSharon address at a lower price per metre; Owners willing to trade years of construction for newer, safer buildings; Commuters heading east or north via Route 4 and Route 5.
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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.