Moriah property prices 2026.
Modi'in's priciest flats per metre, in a strongly religious Anglo community.
Moriah is the southern half of old Buchman, with newer buildings and one of the city's densest national-religious and Anglo communities. Its median of ₪4.52m and about ₪36,000 per m² make it the most expensive flat market in Modi'in per metre, about 20% above the city. You are paying that premium in a market that has lost momentum.
Data area: Moriah (former Buchman South)
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 (₪4.52m)
| Buyer | Purchase tax |
|---|---|
| Single home (Israeli resident) | ₪121,540 |
| Oleh within the eligibility window | ₪12,710 |
| Foreign resident or additional home | ₪361,600 |
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 |
|---|---|---|---|---|---|
| Jul 2026 | Shlomtzion HaMalka | 5 | 164 | ₪5,000,000 | ₪30,488 |
| Jun 2026 | Sarah Imenu | 4 | 79 | ₪2,995,000 | ₪37,911 |
| Jun 2026 | Rachel Imenu | 6 | 131 | ₪4,875,000 | ₪37,214 |
| Jun 2026 | Sarah Imenu | 4 | 90 | ₪3,300,000 | ₪36,667 |
| Jun 2026 | Menachem Begin | 5 | 123 | ₪4,300,000 | ₪34,959 |
| Jun 2026 | Sarah Imenu | 4 | 79 | ₪2,930,000 | ₪37,089 |
| May 2026 | Shivtei Yisrael | 5 | 121 | ₪4,850,000 | ₪40,083 |
| May 2026 | Menachem Begin | 5 | 115 | ₪4,205,000 | ₪36,565 |
| Apr 2026 | Menachem Begin | 4 | 123 | ₪3,450,000 | ₪28,049 |
| Apr 2026 | Sarah Imenu | 4 | 95 | ₪3,750,000 | ₪39,474 |
From the Israel Tax Authority register as published by Dirobot.
Size against price
The dashed red line is the area median of ₪36,022 per m². Dots above it sold for more per metre than the median; dots below it, for less.
The area
What you get
- Newer mid-rise buildings with modern layouts, lifts, parking and a mamad as standard.
- About ₪3m buys a compact four-room flat of around 80 m².
- Five-room flats of 115–125 m² cost about ₪4.2m–₪4.9m.
- Larger units and garden flats go higher.
- Wide streets and matured landscaping.
Who lives here
Mainly religious families, many national-religious professionals, with many young children. The Anglo community includes recent olim and long-settled Modi'in families who moved south for a newer flat.
Getting around
Modi'in Centre station has direct trains to Tel Aviv and Jerusalem, each about 30 minutes, usually reached by bus or car. Route 443 is the shortest road to Jerusalem; Route 431 links to Route 1 and the coast.
For the full picture of daily life, schools and community, read The Honest Guide to Moriah.
Beware
- You pay the city's top rate per metre as Modi'in prices soften in places.
- Flats on Menachem Begin Boulevard carry more traffic noise than streets set back from it.
- Moreshet and the deposited HaMa'ayanot plan add competing family supply.
- Rentals are scarce, which makes renting first harder.
- Newer blocks often carry higher management charges.
Check before you make an offer
- Visit the exact street at school-run time and on a weekday evening.
- Check whether the building is registered in the Tabu or still with the developer or a housing company.
- Ask for the va'ad or management budget, arrears and planned works.
- Confirm the school placement for your address with the municipality.
- If buying new, check the statutory security for payments above 7% and the index-linkage terms.
The verdict
Works well for
- National-religious families who want a strongly observant street life.
- Anglo buyers who want newer stock inside the established community.
- Families with young children who value space, lifts and parking.
- Buyers planning to stay long enough to ride out a softer market.
Harder to recommend for
- Secular or mixed households wanting a neutral street culture.
- Buyers chasing the best value per square metre.
- Investors looking for rental yield.
Moriah delivers newer flats, a strong religious community and a large English-speaking presence. It costs the highest rate per metre for flats in Modi'in, in a market that has lost momentum. Buy here to live here, not to trade.
Questions buyers ask
What is the median property price in Moriah?
The median registered sale in Moriah is ₪4,520,000, or ₪36,022 per square metre, based on 107 registered deals (Jan 2023 – Jul 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 Moriah?
On ₪4,520,000, under the 2026 bands: about ₪121,540 for a resident buying a single home, about ₪12,710 for an oleh within the eligibility window, and about ₪361,600 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 Moriah?
You pay the city's top rate per metre as Modi'in prices soften in places. Flats on Menachem Begin Boulevard carry more traffic noise than streets set back from it. Moreshet and the deposited HaMa'ayanot plan add competing family supply.
What should I check before making an offer in Moriah?
Visit the exact street at school-run time and on a weekday evening. Check whether the building is registered in the Tabu or still with the developer or a housing company. Ask for the va'ad or management budget, arrears and planned works.
Who does Moriah suit?
It works well for: National-religious families who want a strongly observant street life; Anglo buyers who want newer stock inside the established community; Families with young children who value space, lifts and parking; Buyers planning to stay long enough to ride out a softer market.
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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.