Ness Ziona property prices 2026 נס ציונה
Ness Ziona registers at about ₪31,720 per square metre (median of 691 registered sales, Jan 2023–Jun 2026 (pooled)), which is number 10 of the forty cities in this series. At that rate a 70 sqm three-room costs about ₪2.22m and a 100 sqm four-room about ₪3.17m. A three-room asks about ₪5,910 a month and a four-room about ₪7,570, against Tel Aviv averages of ₪10,123 and ₪13,824.
Ness Ziona in six numbers
Ness Ziona is a premium Shfela family city at about ₪31,700/sqm median, with strong schools and a secure 9/10 socioeconomic profile, but prices are flat to softening in parts. The best value is in established areas such as Savyonei Netzer Sireni and Neve Nir or in signed renewal complexes; pay Argaman and Wali premiums only for newer stock with a mamad.
Renting costs about ₪5,900 for 3 rooms and ₪7,600 for 4, and with yields under 3% it is far cheaper than owning. Supply is the problem, so start early and consider nearby Rehovot or Rishon if nothing suitable appears.
What Ness Ziona is
Ness Ziona was founded as a moshava in 1883 and has about 50,000 residents. Calcalist describes it as having doubled in 20 years, with a socioeconomic ranking of 9/10. It is a secular-to-traditional, family-oriented suburban city, home to the Kiryat Weizmann science park and a strong municipal school system (Madlan education index 83/100 vs a national average of 65). Bizportal (Aug 2025) called it the most expensive city in the Shfela, at around ₪30,000/sqm. Housing is mostly mid-rise and tower apartments from the 1990s–2010s, with older central stock now entering pinui-binui renewal.
Boundaries and parts
A mid-sized city in the Central District, about 25 km south of Tel Aviv (Calcalist), in the Shfela between Rishon LeZion to the north and west, Rehovot to the south and Be'er Ya'akov to the east. Weizmann Street is the main north–south spine through the old moshava core towards Rishon and Rehovot. Route 42 (Ashdod–Rishon) runs along the western side, Route 431 to the north and Route 40 to the east. The western edge (Argaman, Shmurat Malibu) backs onto open kurkar-hill and nature-reserve land.
- Lev HaMoshava (historic centre): the original 1883 moshava core around Weizmann Street, mixing old houses and low-rise blocks. Median about ₪2.75m and ₪31,560/sqm (Dirobot, 48 deals, 2023–Jun 2026).
- Merkaz Mizrahi (Centre East): older, denser stock and the cheapest per metre in the city. Median about ₪2.17m and ₪25,000/sqm (Dirobot, 94 deals). Realta's average asking rent here is about ₪5,800 (15 listings, Sep 2026).
- Merkaz Ma'aravi (Centre West): older central blocks with some renewal. Median about ₪2.48m and ₪28,360/sqm (Dirobot, 84 deals).
- Savyonei Netzer Sireni: 2000s towers and mid-rise blocks (HaImahot, Avner Ben Ner). Median about ₪3.2m and ₪31,600/sqm (Dirobot, 89 deals, the busiest newer area).
- Argaman: newer western neighbourhood of higher-socioeconomic young families around a central park, bordering open hill land (Madlan). The priciest by total price: median about ₪4.06m and ₪34,000/sqm (Dirobot, 65 deals). Madlan rates it low for public transport (2.6/5).
- Wali / HaEmek (the Valley): quiet, well-served residential area with the highest ₪/sqm in the city. Median about ₪3.19m and ₪35,480/sqm (Dirobot, 59 deals).
- Ramat Ben Tzvi: older estate being redeveloped through the municipality's HaTayasim/Histadrut renewal complex. Median about ₪2.25m but ₪33,290/sqm, because units are small (Dirobot, 47 deals).
- Hadrei Samel and Villa Dori: newer family areas. Hadrei Samel median about ₪3.5m and ₪33,640/sqm (27 deals). Villa Dori about ₪3.38m and ₪31,620/sqm (21 deals) (Dirobot).
- Neve Nir and Givat Nof: established family neighbourhoods with parks and schools. Neve Nir about ₪2.55m and ₪29,500/sqm (27 deals). Givat Nof about ₪2.25m and ₪27,730/sqm (12 deals) (Dirobot).
- Yad Eliezer (north-east): older stock, the Jerusalem Street pinui-binui plan (323 units) and the HI NESS VILLAGE project. Lowest ₪/sqm at about ₪24,740, median about ₪3.21m (Dirobot, 14 deals).
- Shmurat Malibu (Malibu Reserve): low-density 1990s+ low-rise and townhouses on the western edge. Only 7 deals from Jan 2025 to Aug 2026, and ₪/sqm fell from about ₪33,900 (Jan 2023) to about ₪27,100 (Apr 2026) (Bizportal, Aug 2026).
- Naot Yossi Shavit, Tirat Shalom and Kfar Aharon: newer areas, including THE IRIS project on Leah Goldberg and the Nes/155 land tender between Kfar Aharon and Tirat Shalom.
Getting around
There is no heavy-rail station inside Ness Ziona. Residents use Rehovot or Be'er Ya'akov stations, and the Easy Aliyah guide gives about 36 minutes from Rehovot to Tel Aviv Centre. Buses to Tel Aviv take about 30–35 minutes, and the city runs free weekend buses to Tel Aviv (Easy Aliyah guide). By car, Route 42, Route 431 and Route 40 give access to Tel Aviv, Ashdod and Modi'in, but rush-hour traffic on the Rishon approaches is heavy. The planned Gush Dan Metro M1 southern branch will run through Ness Ziona to Rehovot and Kaplan Hospital (ynet, Oct 2021). The initial metro network is only expected in the early 2030s, and no station timetable for Ness Ziona was found.
Schools, parks and families
Madlan's education index scores Ness Ziona 83/100 against a national average of 65, one of the stronger scores in the Tel Aviv area. There are about 12 elementary schools (including Rishonim, Eshkol, Ben Zvi, Sabyonim and Argaman) and high schools including Ben Gurion, Golda Meir, Eliezer Ben Yehuda and Park HaMada (Easy Aliyah guide; Madlan). Religious options include Reut and Chabad schools. There are no English-language tracks, so children study in full Hebrew immersion, supported by free municipal ulpanim for newcomers. Argaman residents rate parks, kindergartens and safety about 4.8–4.9/5 on Madlan.
English speakers
Ness Ziona has no organised Anglo enclave and no dedicated Nefesh B'Nefesh community profile was found. The Easy Aliyah guide estimates 'several hundred' English-speaking olim who arrived over the past decade and are spread across the city, rather than concentrated in one neighbourhood. Religious life is mainly secular and traditional, with the historic Great Synagogue, Chabad and several Ashkenazi and Sephardi congregations. It suits Anglo families who want strong schools and quick access to Rehovot and Rishon, and who are ready to integrate in Hebrew.
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 ₪26,205 to ₪37,830. 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 Ness Ziona; the headline figure pools every registered sale since January 2023, which smooths out the 2025–26 softening.
Sources: madadirot.co.il Ness Ziona page. Second-hand AVERAGE, not median, period not stated (fetched Sep 2026)
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 |
|---|---|---|---|---|---|---|
| 'Ganei Ma'arav' building, Argaman (street not given) | 5 | 4 | 106 | ₪4,010,000 | ₪37,830 | 2026-08 |
| HaShayetet 5, Ness Ziona | 5 | 1 | 106 | ₪3,925,000 | ₪37,028 | 2026-06 |
| 'Tzarfati BaShmura' building, Argaman (street not given) | 5 | 6 | 166 | ₪4,350,000 | ₪26,205 | 2026-06 |
| Moshe Lerer 28, Argaman | 5 | 2 | 109 | ₪4,000,000 | ₪36,697 | 2026-05 |
| HaShiryon 31, Argaman | 4 | 1 | 113 | ₪3,300,000 | ₪29,204 | 2026-05 |
| Rafael Eitan 3, Ness Ziona | 5 | 6 | 120 | ₪4,310,000 | ₪35,917 | 2026-05 |
| HaImahot 14, Savyonei Netzer Sireni | 4 | 5 | 92 | ₪3,000,000 | ₪32,609 | 2026-05 |
| Avner Ben Ner 12, Savyonei Netzer Sireni | 4 | 6 | 112 | ₪3,150,000 | ₪28,125 | 2026-05 |
| Leah Goldberg 2, Naot Yossi Shavit. POSSIBLY NEW-BUILD (same street as THE IRIS project; developer sale not confirmed) | 4 | 6 | 105 | ₪3,871,000 | ₪36,867 | 2026-05 |
| Keshet 9, Ness Ziona | 4 | 4 | 87 | ₪2,745,000 | ₪31,552 | 2026-05 |
| Yosef Feldman 3, Shmurat Malibu (townhouse, floors 1–3) | 5 | 0 | 133 | ₪3,600,000 | ₪27,068 | 2026-04 |
| Yosef Feldman 6, Shmurat Malibu | 4.5 | 1 | 122 | ₪3,650,000 | ₪29,918 | 2026-02 |
Sources: Dirobot, based on registered Tax Authority sales (city median total price ₪3,000,000). Sales marked off-plan or new-build carry a new-build premium; a sale with no floor or date shown was published without one.
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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 single city-wide asking ₪/sqm was found. madadirot's asking table gives ₪35,924/sqm for 3-room (avg ask ₪2.54m), ₪31,147/sqm for 4-room (₪3.24m) and ₪34,042/sqm for 5-room (₪4.15m), fetched Sep 2026. Listings below are from Madlan (243 for sale, Sep 2026).
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 |
|---|---|---|---|---|
| THE IRIS | New residential project, Leah Goldberg 1–3, Naot Yossi Shavit; 3–6 rooms, 77–281 sqm | ₪2,990,000 | entry unit (room count not specified; smallest units 77 sqm) | — |
| HI NESS VILLAGE | New project, Shaul HaMelech 2, Yad Eliezer | — | — | |
| Margolin complex (pinui-binui) MNG and Aura | Urban renewal: about 868 new flats replacing 264 old units and 3 shops, plus 2,000 sqm commercial/public space | — | Plan given validity 6 May 2026; developers expect marketing and works to start in H2 2027 | |
| Jerusalem Street renewal (Yerushalayim / Nachshon / Eli Cohen) Ma'oz Daniel Ltd. | Pinui-binui: about 323 flats in buildings up to 15 storeys replacing 76 units in 19 buildings, Yad Eliezer; average unit 115 sqm | — | Approved for deposit with conditions by the Central District committee, Mar 2026 | |
| Nes/155 land tender Yuro Shai Chai (as reported) | Land for 258 flats in dense construction, 10.2 dunams between Kfar Aharon and Tirat Shalom; land about ₪170.3m plus ₪20.9m development costs, 21 bids | — | — | |
| HaTayasim / Histadrut complex, Ramat Ben Tzvi | Pinui-binui complex; detailed plan approved by the local committee so building permits can be issued | — | — |
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 Ness Ziona's rate a 70 sqm three-room is about ₪2.22m and a 100 sqm four-room about ₪3.17m. On the four-room an oleh pays ₪5,966 in purchase tax; an Israeli resident buying a sole home pays ₪54,138; a non-resident or anyone buying a second home pays ₪253,760.
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 · ₪2.22m | Oleh, reg. 12A | ₪1,208 | ₪80,502 | ₪81,710 | 3.7% |
| Resident, sole home | ₪8,458 | ₪80,502 | ₪88,960 | 4.0% | |
| Non-resident / additional | ₪177,632 | ₪80,502 | ₪258,134 | 11.6% | |
| 4-room · ₪3.17m | Oleh, reg. 12A | ₪5,966 | ₪108,574 | ₪114,540 | 3.6% |
| Resident, sole home | ₪54,138 | ₪108,574 | ₪162,712 | 5.1% | |
| Non-resident / additional | ₪253,760 | ₪108,574 | ₪362,334 | 11.4% |
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 ₪74,859 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 Ness Ziona's four-room price it is worth ₪48,172 against the resident rate and ₪247,794 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in Ness Ziona
Supply is thin, with only 38 listings on Realta and 82 on madadirot in Sep 2026, so good family flats go quickly. Realta neighbourhood averages run from about ₪5,800 in Centre East to about ₪8,160 in Centre West, with 2-room flats in Shmurat Malibu at ₪3,600–3,900. The 5-room average (₪12,780) is pulled up by large garden flats and cottages. Gross yields are low at about 2.4–2.7% (madadirot; Bizportal Aug 2025).
madadirot.co.il Ness Ziona page, average rents by room count. Cross-check: Realta, 38 listings, median ₪6,100 and average ₪6,836 (27 Sep 2026); Madlan average ₪7,500 — Current as fetched Sep 2026 (madadirot does not state the averaging period)
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 | ₪5,910 |
| Security, at the legal cap (3 months) | ₪17,730 |
| Broker, if you hired one: one month + VAT | ₪6,974 |
| Cash out before moving in | ₪30,614 |
On a three-room at ₪5,910 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 3.2% gross — before the building committee, maintenance, empty months, management and tax — Ness Ziona 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
Renewal is now accelerating after years of little activity; Calcalist ran a headline about the first pinui-binui plan approved in the city in a decade. The municipality runs an urban renewal administration promoting seven complexes, including HaAtzmaut, HaTayasim/Histadrut (Ramat Ben Tzvi), Yerushalayim, Lev HaIr and Nehemia (s-sarfati.co.il, 2026). The largest is MNG and Aura's Margolin complex (868 flats replacing 264), given validity in May 2026 with works expected from H2 2027. Ma'oz Daniel's Jerusalem Street plan in Yad Eliezer (323 flats replacing 76) was approved for deposit in March 2026. New greenfield supply is limited: Bizportal (Aug 2025) cites only about 262 dunams of remaining land, and the Nes/155 tender adds about 258 units.
Specific to Ness Ziona
Neighbourhood spreads are wide
Dirobot medians run from about ₪24,700/sqm in Yad Eliezer and ₪25,000 in Centre East to about ₪35,500 in Wali, a 40%+ gap within one city. A city-wide ₪31,720 median can make old central stock look expensive or new western stock look cheap. Always compare within the same neighbourhood and building age.
Some areas are falling
In Shmurat Malibu, ₪/sqm slid from about ₪33,900 (Jan 2023) to about ₪27,100 (Apr 2026), roughly 20%, on only seven deals in 18 months (Bizportal, Aug 2026). Thin trading makes prices volatile and resale slow. Do not assume the whole city is still rising.
No train station in town
The nearest rail is in Rehovot or Be'er Ya'akov, and Madlan residents rate Argaman's public transport only 2.6/5. The Metro M1 branch is not expected before the early 2030s. Without a car, commuting to Tel Aviv is slow, so do not pay a metro premium now.
Low rental yields
Gross yields are about 2.4–2.7% (madadirot; Bizportal Aug 2025), below neighbouring Be'er Ya'akov at 3.1–3.4%. With 8% purchase tax on additional homes, buy-to-let barely covers mortgage costs. Buy here to live in, not for income.
Very thin rental supply
Only 38 rentals were on Realta and 82 on madadirot in late Sep 2026, against about 240 flats for sale on Madlan. Families moving in time for a school year should start looking early and be ready to sign quickly. Expect competition for 4–5 room flats near good schools.
Renewal takes years
The big Margolin and Jerusalem Street schemes are still in planning, with marketing not expected before H2 2027, and deposit approvals came with conditions. Buyers in older central blocks should not pay a renewal premium without a signed developer agreement. Neighbours of these complexes also face years of demolition and construction.
Check what 'land' offers really are
Yad2's new-projects listing for Ness Ziona includes 'Rova HaMeyasdim' land plots 'from ₪390,000', far below any flat price in the city. Low-priced land offers are often undivided shares in agricultural or unplanned land, which were excluded from this brief's price data. Get a lawyer to check the Tabu extract and the plan's status before paying anything.
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.
Ness Ziona property: common questions
What is the average price per square metre in Ness Ziona?
Registered sales put Ness Ziona at about ₪31,720 per square metre (median of 691 registered sales, Jan 2023–Jun 2026 (pooled)). Individual sales in this brief range from about ₪26,205 to ₪37,830 per square metre, depending on the building, floor and condition.
How much does an apartment cost in Ness Ziona?
At the registered rate a 70 sqm three-room apartment costs about ₪2.22m and a 100 sqm four-room about ₪3.17m. 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 Ness Ziona?
Asking rent for a three-room apartment in Ness Ziona is about ₪5,910 a month, and about ₪7,570 for a four-room. Twelve months' rent against a 70 sqm three-room at the registered rate gives a gross yield of about 3.2%.
How much purchase tax does a new oleh pay in Ness Ziona?
On a four-room at about ₪3.17m, an oleh using the regulation 12A relief pays about ₪5,966 in purchase tax, against ₪54,138 for an Israeli resident buying a sole home and ₪253,760 for a non-resident or anyone buying an additional home. The relief applies from one year before aliyah to seven years after, once.
Is Ness Ziona a good place to buy?
Ness Ziona is a premium Shfela family city at about ₪31,700/sqm median, with strong schools and a secure 9/10 socioeconomic profile, but prices are flat to softening in parts. The best value is in established areas such as Savyonei Netzer Sireni and Neve Nir or in signed renewal complexes; pay Argaman and Wali premiums only for newer stock with a mamad.
Is Ness Ziona a good place to rent?
Renting costs about ₪5,900 for 3 rooms and ₪7,600 for 4, and with yields under 3% it is far cheaper than owning. Supply is the problem, so start early and consider nearby Rehovot or Rishon if nothing suitable appears.
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 Ness Ziona
- 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.
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Sources. Dirobot – Ness Ziona prices (691 registered deals) (Data 5 Jan 2023 – 5 Jun 2026, fetched 27 Sep 2026); Madlan – Ness Ziona area info (Fetched 27 Sep 2026); Madlan – Argaman neighbourhood deals (Fetched 27 Sep 2026); Madlan – Ness Ziona for sale (Fetched 27 Sep 2026); Madadirot – Ness Ziona (Fetched 27 Sep 2026); Realta – Ness Ziona rentals (27 Sep 2026); Bizportal – Shmurat Malibu: seven deals in 18 months, ₪/sqm down to 27k (18 Aug 2026); Bizportal – ₪30k/sqm: how Ness Ziona became the Shfela's priciest city (7 Aug 2025); Bizportal – ~₪192m for land for 258 flats in Ness Ziona (28 Aug 2026); Nadlan Center – Aura/MNG Margolin complex approved (870 flats) (7 May 2026); Nadlan Center – 320 flats in north-east Ness Ziona, Ma'oz Daniel (9 Mar 2026); Yad2 Yad1 – new projects, Ness Ziona/Rehovot area (Fetched 27 Sep 2026); S. Sarfati – Urban renewal in Ness Ziona 2026 guide (2026); Calcalist – Ness Ziona: 327% return in 12 years (9 Sep 2022); ynet – Metro southern line planning completed (11 Oct 2021); Easy Aliyah – Ness Ziona guide for the Anglo community (Fetched 27 Sep 2026); Municipality of Ness Ziona – HaTayasim/Histadrut complex, Ramat Ben Tzvi (Search result, not fetched). 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 city ₪/sqm medians for 2023–2026 were found, so 'trend' is empty. Dirobot publishes only a pooled Jan 2023–Jun 2026 median (₪31,720), yad2 Yadata did not render, and BYNDbiz yearly averages mix land and buildings with apartments, so they are unusable. yoy_pct is null. The only year-on-year figures found are schuna.co.il room-type prices citing the Tax Authority (3-room ₪2.2m +1.1%, 4-room ₪3.0m +3.2%, 5-room ₪4.3m +1.3%, as of 20 Aug 2026), which are not ₪/sqm and conflict with madadirot's room averages. nessziona.net cites a 7.91% 12-month rise with no source or period. by_rooms figures are madadirot second-hand AVERAGES with no stated period, not Tax Authority medians. median_sqm is unavailable. Rents by room count come from madadirot with no averaging period stated. Realta gives only a city median and average over 38 listings.
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.