Old Beit Shemesh & Givat Sharett property prices 2026.
Cheap, ageing flats near the station, with big renewal schemes on the way.
The original 1950s town centre and the hillside neighbourhood of Givat Sharett are among the cheapest places to buy within reach of both Jerusalem and Tel Aviv. The centre's median is ₪1.7m and Givat Sharett's about ₪2m, mostly for older walk-ups without a mamad. Major pinui-binui schemes promise upside, but timetables are long and the city around them is changing fast.
Data area: Beit Shemesh City Centre (מרכז העיר); Givat Sharett has its own dirobot page and is shown separately under subareas
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.
Within the area
| Part | Median | ₪/m² | Deals |
|---|---|---|---|
| City Centre (to Jul 2026) | ₪1.70m | ₪25,476 | 400 |
| Givat Sharett (to Jun 2026) | ₪2.01m | ₪25,391 | 143 |
Purchase tax at the median (₪1.70m)
| Buyer | Purchase tax |
|---|---|
| Single home (Israeli resident) | ₪0 |
| Oleh within the eligibility window | ₪0 |
| Foreign resident or additional home | ₪136,000 |
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 |
|---|---|---|---|---|---|
| Jul 2026 | HaMa'apilim | 3 | 54 | ₪1,475,000 | ₪27,315 |
| Jul 2026 | Herzl | 3 | 45 | ₪1,525,000 | ₪33,889 |
| Jul 2026 | — | 3 | 79 | ₪1,995,000 | ₪25,253 |
| Jul 2026 | Herzl | 3 | 45 | ₪1,510,000 | ₪33,556 |
| Jul 2026 | Raphael Alnekave | 3 | 66 | ₪1,500,000 | ₪22,727 |
| Jul 2026 | HaShiv'a | 4 | 91 | ₪2,060,000 | ₪22,637 |
| Jul 2026 | HaRav Mordechai Tzemach Eliyahu | 3 | 84 | ₪2,100,000 | ₪25,000 |
| Jul 2026 | Yehuda HaMaccabi | 3 | 54 | ₪1,710,000 | ₪31,667 |
| Jun 2026 | HaSavyon | 3 | 73 | ₪2,000,000 | ₪27,397 |
| May 2026 | HaNurit | 3 | 67 | ₪2,400,000 | ₪35,821 |
| Apr 2026 | HaNarkis | 3 | 70 | ₪1,600,000 | ₪22,857 |
| Mar 2026 | HaNurit | 5 | 130 | ₪2,750,000 | ₪21,154 |
From the Israel Tax Authority register as published by Dirobot.
Size against price
The dashed red line is the area median of ₪25,476 per m². Dots above it sold for more per metre than the median; dots below it, for less.
The area
What you get
- Mostly four-storey 1950s–1970s blocks in the centre, many without lifts or a mamad.
- Small units: many centre sales are three-room flats of 45–66 m² around ₪1.5m.
- Givat Sharett adds older blocks, terraced housing and some private homes on a greener hillside.
- Shops, markets and the railway station within reach of the centre.
- Value that depends heavily on whether a building is inside a renewal scheme.
Who lives here
The centre houses long-established families, many of North African, Russian-speaking or Ethiopian origin, and younger buyers priced out elsewhere. Givat Sharett is more secular and national-religious, with a small English-speaking community.
Getting around
Route 38 runs through the city to Route 1 at the Shimshon junction. Beit Shemesh station, in the older part of town, has trains towards Tel Aviv and Jerusalem Malha.
For the full picture of daily life, schools and community, read The Honest Guide to Old Beit Shemesh & Givat Sharett.
Beware
- Much of the stock is old, without lifts or safe rooms, and some banks lend less on very old buildings.
- The Givat Sharett scheme, around 486 flats replaced by over 3,000 homes in towers of up to 35 storeys, means years of construction nearby.
- Renewal timetables quoted by lawyers and developers are aspirations, not promises.
- Some 2026 Givat Sharett sales record unusually small areas for their price, which inflates that year's per-metre median; treat it with caution.
- The wider city is now majority Haredi, and a proposed central quarter of about 12,800 homes between Givat Sharett and RBS is under review.
Check before you make an offer
- Check the approved or deposited renewal plan at the local planning committee, and which phase your building is in.
- If the building has signed with a developer, read the agreement: replacement flat, guarantees, rent during construction and dates.
- Since 18.5.2026 TAMA 38 applies only where a valid permit exists, so ask any seller claiming a strengthening deal to show it.
- Ask how purchase and betterment tax will apply when you receive a new flat under renewal.
- Talk to neighbours in the building about how the street has changed, and visit on a Shabbat and a weekday evening.
The verdict
Works well for
- Buyers on a tight budget who want to stay within reach of Jerusalem and Tel Aviv.
- Investors comfortable with a five-to-ten-year renewal horizon.
- Secular, traditional or national-religious families who want a mixed neighbourhood.
- Households who want to be near the train station.
Harder to recommend for
- Anyone who needs a modern flat with a lift and safe room now.
- Families wanting a large Anglo community on their doorstep.
- Buyers who cannot live with years of nearby construction.
These are some of the best-value neighbourhoods in central Israel, and renewal gives them real upside. The catch is old stock, long timetables and a city whose population is shifting. Buy for the value and the renewal, with clear eyes about the wait.
Questions buyers ask
What is the median property price in Old Beit Shemesh & Givat Sharett?
The median registered sale in Old Beit Shemesh & Givat Sharett is ₪1,700,000, or ₪25,476 per square metre, based on 400 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 Old Beit Shemesh & Givat Sharett?
On ₪1,700,000, under the 2026 bands: about ₪0 for a resident buying a single home, about ₪0 for an oleh within the eligibility window, and about ₪136,000 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 Old Beit Shemesh & Givat Sharett?
Much of the stock is old, without lifts or safe rooms, and some banks lend less on very old buildings. The Givat Sharett scheme, around 486 flats replaced by over 3,000 homes in towers of up to 35 storeys, means years of construction nearby. Renewal timetables quoted by lawyers and developers are aspirations, not promises.
What should I check before making an offer in Old Beit Shemesh & Givat Sharett?
Check the approved or deposited renewal plan at the local planning committee, and which phase your building is in. If the building has signed with a developer, read the agreement: replacement flat, guarantees, rent during construction and dates. Since 18.5.2026 TAMA 38 applies only where a valid permit exists, so ask any seller claiming a strengthening deal to show it.
Who does Old Beit Shemesh & Givat Sharett suit?
It works well for: Buyers on a tight budget who want to stay within reach of Jerusalem and Tel Aviv; Investors comfortable with a five-to-ten-year renewal horizon; Secular, traditional or national-religious families who want a mixed neighbourhood; Households who want to be near the train station.
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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.