Neve Shamir property prices 2026.
New flats and Elah Valley views, in a neighbourhood whose character is still contested.
Neve Shamir, also called RBS Hey, is the newest Ramat Beit Shemesh neighbourhood, with first residents from around 2022. A median of about ₪2.24m buys a new three- or four-room flat with a mamad at the lowest price per square metre in RBS. It is still a building site with few shops, and whether it stays mixed or becomes mainly Haredi is being fought over in the ministries and the courts.
Data area: Neve Shamir (נוה שמיר)
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 (₪2.24m)
| Buyer | Purchase tax |
|---|---|
| Single home (Israeli resident) | ₪9,060 |
| Oleh within the eligibility window | ₪1,290 |
| Foreign resident or additional home | ₪179,000 |
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 |
|---|---|---|---|---|---|
| Aug 2026 | Roei Klein | 3 | 90 | ₪2,000,000 | ₪22,222 |
| Aug 2026 | Roei Klein | 4 | 100 | ₪2,210,000 | ₪22,100 |
| Jul 2026 | Roei Klein | 4 | 97 | ₪2,250,000 | ₪23,196 |
| Jul 2026 | Roei Klein | 3 | 77 | ₪1,950,000 | ₪25,325 |
| Jul 2026 | Roei Klein | 3 | 90 | ₪2,080,000 | ₪23,111 |
| Jun 2026 | Roei Klein | 5 | 126 | ₪2,875,000 | ₪22,817 |
| Jun 2026 | Roei Klein | 3 | 78 | ₪1,935,000 | ₪24,808 |
| Jun 2026 | HaShlosha | 3.5 | 79 | ₪1,850,000 | ₪23,418 |
From the Israel Tax Authority register as published by Dirobot.
Size against price
The dashed red line is the area median of ₪22,963 per m². Dots above it sold for more per metre than the median; dots below it, for less.
The area
What you get
- New buildings with a mamad, covered parking and a storeroom as standard.
- Recent registered sales: three-room flats around ₪1.85m–₪2.1m and four-room flats around ₪2.2m–₪2.25m.
- Views south over the Elah Valley and the Judean foothills.
- In the better schemes, low-rise blocks of about 15 households.
- Most of the stock is still sold off-plan.
Who lives here
Roughly 1,000 families by 2025, reported at 70–80% Haredi or national-religious, with a small traditional and secular minority. It was planned for the general population, and many early residents chose it as a mixed neighbourhood.
Getting around
Two entrances, from Route 10 and from the road east of RBS Gimmel, avoid driving through older neighbourhoods. Jerusalem is about 30 km away; developers quote about ten minutes to Route 1 and Beit Shemesh station, which is a best case at rush hour.
For the full picture of daily life, schools and community, read The Honest Guide to Neve Shamir.
Beware
- The neighbourhood is an active building site, with cranes, trucks and unfinished streets.
- Shops, synagogues and services lag far behind the housing, so daily life depends on a car.
- A 2024 state tender for about 3,400 units carried wording aimed at a Haredi population, and the neighbourhood's character is disputed.
- The country club's tender requires full gender separation in the pool at all times, and a court petition is unresolved.
- Open land below existing blocks may carry approved high-rise rights that would change views.
Check before you make an offer
- Pull the approved plan for your plot and the plots around it, and see what is permitted in front of your view.
- Find out which units in your building were sold under Mechir LeMishtaken or Mechir LeMatara, and what the tender says about the intended population.
- Secure every payment above 7% under s.2 of the Sale (Apartments) (Assurance of Investments) Law 5735-1974, and read the s.5A delay-compensation clause.
- For projects still in planning, confirm that a full building permit has actually been issued.
- Visit on a weekday and on Shabbat, and confirm which established school and shul your family would actually use.
The verdict
Works well for
- Religious families, Haredi or dati leumi, who want space and new construction.
- Buyers who value views and green surroundings over walkable services.
- Families with a car and tolerance for several more years of building.
- Olim who want to be close to the established Anglo community of RBS.
Harder to recommend for
- Secular or traditional families who bought into the idea of a mixed neighbourhood.
- Buyers who want shops and cafés within walking distance now.
- Anyone who needs a settled neighbourhood character or a firm completion date.
Neve Shamir has a beautiful setting, generous new flats and the lowest price per metre in RBS. It is also unfinished, under-served and in the middle of a real political fight over who it is for. Read the tender, not the brochure.
Questions buyers ask
What is the median property price in Neve Shamir?
The median registered sale in Neve Shamir is ₪2,237,500, or ₪22,963 per square metre, based on 110 registered deals (Jan 2023 – Aug 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 Neve Shamir?
On ₪2,237,500, under the 2026 bands: about ₪9,060 for a resident buying a single home, about ₪1,290 for an oleh within the eligibility window, and about ₪179,000 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 Neve Shamir?
The neighbourhood is an active building site, with cranes, trucks and unfinished streets. Shops, synagogues and services lag far behind the housing, so daily life depends on a car. A 2024 state tender for about 3,400 units carried wording aimed at a Haredi population, and the neighbourhood's character is disputed.
What should I check before making an offer in Neve Shamir?
Pull the approved plan for your plot and the plots around it, and see what is permitted in front of your view. Find out which units in your building were sold under Mechir LeMishtaken or Mechir LeMatara, and what the tender says about the intended population. Secure every payment above 7% under s.2 of the Sale (Apartments) (Assurance of Investments) Law 5735-1974, and read the s.5A delay-compensation clause.
Who does Neve Shamir suit?
It works well for: Religious families, Haredi or dati leumi, who want space and new construction; Buyers who value views and green surroundings over walkable services; Families with a car and tolerance for several more years of building; Olim who want to be close to the established Anglo community of RBS.
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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.