Afeka property prices אפקה
Afeka registers at about ₪44,812 per square metre (median of 3 registered apartment sales, Jan–Oct 2025), which is number 25 of the thirty-nine neighbourhoods in this series. At that rate a 70 sqm three-room costs about ₪3.14m and a 100 sqm four-room about ₪4.48m. A three-room asks about ₪7,300 a month and a four-room about ₪12,500, against Tel Aviv averages of ₪10,123 and ₪13,824.
Afeka in six numbers
Afeka suits wealthy families who want a villa in the city: budget ₪15-17M for a typical half-dunam house and ₪20M+ for prime streets. A 4-5 room flat in a renewed or 2019-era block runs about ₪4.2-7M. For buyers on ₪2.2-5M who want something new, the off-plan units at neighbouring Kehilat Padova (Neot Afeka A) sell at about ₪45,000-52,000/sqm with delivery around 2029-30.
Renting works best for families on relocation packages who want a quiet, green, safe base near Tel Aviv University or north Tel Aviv offices: 4-5 room flats ask about ₪11,000-15,000 and villas ₪23,000-35,000 a month. Supply is tiny (about 10 flats listed at any one time), so singles and budget renters will find more choice and lower rents in Neot Afeka or Ramat Aviv.
What Afeka is
Afeka was founded in 1954-55 by Haganah commanders and their families. It started as a cooperative of 107 modest houses and is now one of Tel Aviv's most expensive villa enclaves, with a socio-economic rating of 10/10 on Madlan. Most of the stock is detached villas and cottages on plots of about half a dunam. There are also low-rise blocks of up to four floors, many of them now going through TAMA 38, and a small cluster of newer mid-rise buildings on Rekanati Street. It is quiet, green and car-oriented. Few homes change hands, and residents say it lacks shops and entertainment.
Boundaries and parts
The Ayalon highways (Route 20) on the east; Tel Aviv University on the south; Ramat Aviv Gimmel and Neve Avivim on the west; Ramat Aviv Gimmel on the north. Keren Kayemet (KKL) Street splits it into a larger Afeka North and a smaller Afeka South. Haim Levanon Street runs along the southern side. The Barkai pinui-binui compound sits on the northern edge, between Beit HaLochem Street (north), Barkai Street (south), Necker Street (west) and the Ayalon (east). Area about 534 dunams (Hon, Wikipedia, Nadlan Center).
- Afeka North (villa core: Shfaya, HaNoter, HaMishmar HaEzrahi, Hayil HaMishmar, Mota Gur, Ofakim streets)
- Afeka South
- Rekanati / Manya v'Israel Shochat apartment blocks (TAMA 38 and 2019 towers)
- Barkai compound (Shmuel Barkai, Meir Necker, planned pinui-binui)
- Adjoining but separate: Neot Afeka A (Kehilat Padova) and Neot Afeka B (Alterman, Bnei Efraim, Leah Goldberg)
Getting around
The Tel Aviv University railway station (Israel Railways, coastal and Ayalon lines) is about a 10-minute walk. The Ayalon highway (Route 20) runs along the eastern edge, and Namir Road and Route 5 (Rokach/Glilot) are close by. The Green Line light rail is under construction along Einstein Street to Haim Levanon at the neighbourhood's edge (NTA section 'Einstein from Tagore to Haim Levanon'). Ynet (Jan 2026) reports the full line to Herzliya is expected around 2030. The Red Line does not serve Afeka. Buses run on Haim Levanon, Einstein and Keren Kayemet. Parking is short on the apartment streets.
Schools, parks and families
Hon reports no schools inside Afeka itself; children go to schools in neighbouring Ramat Aviv, Ramat Aviv Gimmel and Neve Avivim. Madlan lists six municipal state kindergartens in the area and residents rate kindergartens 4.6/5, parks 4.5/5 and schools 4.0/5. Gan Carter has a public garden with fitness equipment, Park HaYarkon is a short drive south, and the Ramat Aviv / Tel Aviv University campus, Ramat Aviv Mall and the northern beaches (Tel Baruch) are nearby. Families are mainly in villas or large 5-room TAMA 38 flats.
English speakers
No sign of an established, organised English-speaking community in Afeka itself. It is a Hebrew-speaking, largely secular professional and military-elite enclave. The Afeka Synagogue (Hayish 16, Ashkenazi, founded in the early 1970s) runs in Hebrew. Chabad Ramat Aviv is nearby, and the wider Ramat Aviv area has some Anglo households and international academics tied to Tel Aviv University. Olim looking for an English-speaking scene usually base themselves in the Old North or central Tel Aviv, or in Ra'anana or Herzliya.
How these figures are based
Each figure is the best available for that neighbourhood, and the bases differ: Old North ₪66,050 — median of 16 registered sales, Jun–Aug 2026; New North ₪61,475 — median of 19 registered sales, Jul–Aug 2026; Lev Ha'ir ₪65,560 — median of 11 registered sales, Jul–Aug 2026, several off-plan; Neve Tzedek ₪75,800 — median of registered sales, 12 months to Aug 2026; Kerem HaTeimanim ₪73,000 — neighbourhood average, Aug 2026; Florentin ₪59,000 — median of registered sales, 12 months to Aug 2026; Jaffa ₪49,600 — median of registered sales, flea market and north Jaffa, 12 months to Aug 2026; Ramat Aviv ₪59,800 — average, old Ramat Aviv, year to Sep 2026; Bavli ₪52,500 — median of 99 registered resales, 12 months to Sep 2026; Park Tzameret ₪59,227 — median of 8 registered sales, Feb 2025–Apr 2026; Tzahala ₪40,250 — median of 8 Ganei Tzahala apartment sales, H1 2026; villas excluded; Afeka ₪44,812 — median of 3 registered apartment sales, Jan–Oct 2025; Neve Avivim ₪50,663 — average of 55 registered sales, 12 months to Sep 2026; Tel Baruch ₪46,000 — median of Tel Baruch North flats, 12 months to mid-2026; Ramat HaChayal ₪47,000 — median of 8 registered sales, 12 months to Jul 2026; Kochav HaTzafon ₪50,000 — average of recent resales, Jul 2026; Yad Eliyahu ₪41,300 — median of 240 registered sales, 12 months to mid-2026; Nachalat Yitzhak ₪49,067 — median of 55 registered sales, Jan–Jul 2026; Montefiore ₪57,333 — median of 7 registered whole-unit sales, Aug 2025–Aug 2026; Shapira ₪36,500 — midpoint of the resale range, Aug 2025–Jul 2026; Tochnit Lamed ₪75,750 — median of 99 registered sales, Jan–Jul 2026, pulled up by new-build towers; Neot Afeka ₪45,673 — median of 35 registered sales in Neot Afeka B, 2025; Ma'oz Aviv ₪54,900 — 3-room average, Ma'oz Aviv A, Jun 2024–Jul 2025; Hadar Yosef ₪47,628 — median of registered sales, Jan–Aug 2026; Neve Sharett ₪38,040 — median of 66 registered sales, 2025; Kiryat Shalom ₪44,269 — median of registered sales, Jan–Jul 2026, with a large new-build share; Neve Sha'anan ₪40,900 — neighbourhood average, 12 months to Jul 2026; HaTikva ₪26,600 — average of 39 registered sales, Sep 2025–Aug 2026; Kfar Shalem ₪30,461 — Madlan average of recent registered sales, Sep 2026; Neve Ofer ₪31,500 — neighbourhood average, 12 months to Jul 2026; Bitzaron ₪53,520 — median of 32 registered sales, Jan–Jul 2026, mostly off-plan; Nofei Yam ₪69,300 — weighted average of the 8 latest registered sales, to Aug 2026; Sde Dov ₪72,351 — median of 15 registered off-plan sales, Mar–Jul 2026; Kiryat Shaul ₪33,090 — median of only 6 registered sales, May 2023–Apr 2026, mostly houses; Yad Harutzim ₪64,968 — median of 9 registered sales, Jan 2025–Jul 2026, 7 of them off-plan; Jaffa D ₪35,780 — median of 92 registered sales, 2025; Jaffa C ₪33,333 — median of 51 registered sales, 2025; Neve Eliezer ₪31,098 — median of 25 registered sales, 2025, in a data area shared with Kfar Shalem East; HaArgazim ₪35,054 — median of 29 registered sales, H1 2026, with a large off-plan share. 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 10 sales in this brief the price per square metre runs from ₪44,248 to ₪59,859. Floor, condition, a mamad, a lift, parking and whether the unit is new explain almost all of that spread.
The readings come from different publishers and methods — averages and medians, all sizes or one room count — so read the direction, not the exact step. Full periods: 2023 (May) ₪42,000; 2024 (Oct) ₪42,000; 2024 (registered deals) ₪45,217; 2025 (registered deals) ₪44,812.
Sources: Madlan: the only recent 3-room Afeka sale, Rekanati 5-15, Feb 2024 (₪55,414/sqm) · Madlan: the only 2025 4-room Afeka sale, Manya v'Israel 13, Oct 2025 · Madlan/Bizportal: median of 5 five-room sales at Manya v'Israel Shochat 13, Mar 2024-Aug 2025 (₪5.0M, 5.15M, 5.2M, 5.55M, 6.05M); computed by TAPI
Dotted lines mark 75%, 100% and 130% of the neighbourhood rate per sqm. A dot above the middle line paid more per metre than the area figure.
| Address | Rooms | Floor | Sqm | Price | ₪/sqm | Date |
|---|---|---|---|---|---|---|
| Kehilat Padova 17, Neot Afeka A (adjoining; off-plan, completion 2030) | 4 | 2 | 107 | ₪4,840,000 | ₪45,234 | 2026-08 |
| Kehilat Padova 17, Neot Afeka A (adjoining; off-plan) | 4 | 6 | 107 | ₪4,960,000 | ₪46,355 | 2026-08 |
| Kehilat Padova 17, Neot Afeka A (adjoining; off-plan) | 4 | 5 | 97 | ₪4,510,000 | ₪46,495 | 2026-08 |
| Kehilat Padova 17, Neot Afeka A (adjoining; off-plan) | 2 | 0 | 44 | ₪2,300,000 | ₪52,273 | 2026-07 |
| Kehilat Padova 17, Neot Afeka A (adjoining; off-plan) | 3 | 1 | 76 | ₪3,560,000 | ₪46,842 | 2026-07 |
| Kehilat Padova 17, Neot Afeka A (adjoining; off-plan) | 2 | 0 | 44 | ₪2,180,000 | ₪49,545 | 2026-06 |
| Alterman 10, Neot Afeka B (adjoining; built 2023) | 5 | 8 | 142 | ₪8,500,000 | ₪59,859 | 2026-06 |
| Manya v'Israel Shochat 13, Afeka (ground floor, TAMA 38 building, original 1960) | 4 | 0 | 84 | ₪4,220,000 | ₪50,238 | 2025-10 |
| Manya v'Israel Shochat 13, Afeka | 5 | 4 | 113 | ₪5,000,000 | ₪44,248 | 2025-08 |
| Manya v'Israel Shochat 13, Afeka | 5 | 4 | 115 | ₪5,150,000 | ₪44,783 | 2025-02 |
Sources: Madlan neighbourhood page (nadlan.gov.il data); Bizportal, 9 Jul 2026. 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. Yad2 Afeka apartment listings, Sep 2026: median of the 7 listings that give a usable size, computed by TAPI (range ₪37,000-60,000/sqm). Villas are listed separately on Madlan at ₪13.5M-38M.
Pale bar: the neighbourhood'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 |
|---|---|---|---|---|
| Barkai compound (Shmuel Barkai / Meir Necker / Beit HaLochem) Q Real Estate, Acro Real Estate, Tidhar (contractor) | pinui-binui | — | 370 units (about 80 sqm on average) in 17 eight-storey buildings, replacing 9 three-storey buildings with 113 flats; 45 affordable long-term rentals at 40% below market | Design plan approved by the city engineer's forum in Oct 2025; local committee approval was expected Jan 2026; Bizportal (Jul 2026) expects about 4 years of building |
| Manya v'Israel 13 Granite Urban Building (Atrium Group) | TAMA 38 (strengthening and addition) | — | 22 apartments, 7 floors, 2.5-6 rooms; resales in 2025 at ₪44,000-50,000/sqm | Completed |
| Manya v'Israel 9 (ecocity) ecocity | TAMA 38 (demolition and rebuild) | — | not published | not published |
| Afeka boutique project (3.5 dunam) Soprini Group and Weiss Group | new build | — | 4-6 rooms: 4r 112 sqm, 5r 129-137 sqm, plus garden flats and penthouses | not published |
| A.F.K Padova Community, Kehilat Padova 17-23 (Neot Afeka A, adjoining) A.F.K | new build / renewal | ₪2,180,000 | 2-5 rooms, 9 floors; the lowest registered off-plan price is a 2-room 44 sqm unit (Jun 2026); 4-room units sold at ₪4.5-4.96M in Aug 2026 | 2029-2030 (Madlan build year) |
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 Afeka's rate a 70 sqm three-room is about ₪3.14m and a 100 sqm four-room about ₪4.48m. On the four-room an oleh pays ₪12,512 in purchase tax; an Israeli resident buying a sole home pays ₪119,598; a non-resident or anyone buying a second home pays ₪358,496.
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 · ₪3.14m | Oleh, reg. 12A | ₪5,790 | ₪107,537 | ₪113,327 | 3.6% |
| Resident, sole home | ₪52,380 | ₪107,537 | ₪159,917 | 5.1% | |
| Non-resident / additional | ₪250,947 | ₪107,537 | ₪358,484 | 11.4% | |
| 4-room · ₪4.48m | Oleh, reg. 12A | ₪12,512 | ₪147,195 | ₪159,708 | 3.6% |
| Resident, sole home | ₪119,598 | ₪147,195 | ₪266,794 | 6.0% | |
| Non-resident / additional | ₪358,496 | ₪147,195 | ₪505,691 | 11.3% |
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 ₪105,756 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 Afeka's four-room price it is worth ₪107,086 against the resident rate and ₪345,984 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in Afeka
These are asking rents from a very thin pool of about 10 apartment ads, so treat them as indications. 3-room asks were ₪7,000-7,800, 4-room ₪11,000-14,000 and 5-room ₪11,500-15,250. Madlan shows an average rent of ₪14,850, pushed up by villa rentals at ₪23,000-35,000 a month (Hayil HaMishmar, Ofakim, Mota Gur). No signed-rent data for Afeka was found. Neighbouring Neot Afeka A and B average ₪9,500 and ₪8,500 on Madlan.
Yad2 Afeka rental listings (10 ads), Sep 2026; medians computed by TAPI — September 2026 asking rents (listings)
Gross yield = twelve months' three-room asking rent against a 70 sqm three-room at each neighbourhood's price per sqm. Jaffa, Neve Avivim, Tel Baruch, Kochav HaTzafon, Ma'oz Aviv, Sde Dov and Kiryat Shaul 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 | ₪7,300 |
| Security, at the legal cap (3 months) | ₪21,900 |
| Broker, if you hired one: one month + VAT | ₪8,614 |
| Cash out before moving in | ₪37,814 |
On a three-room at ₪7,300 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 2.8% gross — before the building committee, maintenance, empty months, management and tax — Afeka 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
The biggest plan is the Barkai pinui-binui on 14.5 dunams on the northern edge: 17 eight-storey buildings with 370 units replacing 113 flats, by Q, Acro and Tidhar. The appeals committee rejected objections from about 150 villa owners in 2024. The design was approved in Oct 2025 and local committee approval was expected in early 2026. The low-rise blocks on Manya v'Israel Shochat Street are going through TAMA 38: No. 13 is completed (Granite/Atrium), No. 9 is demolition-rebuild (ecocity) and Nos. 3 and 11 appear on CitySquare. The villa core itself has no published renewal plan, and villa owners have fought densification at its edges.
Specific to Afeka
Villas almost never trade
Bizportal notes that Afeka's ground-attached villa stock 'barely changes hands'. A typical half-dunam villa is about ₪15.5-16.5M and prime streets such as Shfaya have reached about ₪30M. Asking prices on Madlan run from ₪13.5M to ₪38M, so check registered comparables carefully before you negotiate.
Thin apartment data
Only a handful of apartment sales are registered each year, most of them in one TAMA 38 building (Manya v'Israel 13). One sale moves the median. Ask for building-level comparables on nadlan.gov.il rather than trusting neighbourhood averages.
TAMA 38 pricing uncertainty
Bizportal's July 2026 headline says prices in Afeka's renewal buildings are 'in question'. New TAMA 38 flats have sold for ₪44,000-50,000/sqm, close to what old flats fetch. Check what a premium for a new flat, lift and safe room actually buys you.
Barkai construction ahead
The 370-unit Barkai pinui-binui on the northern edge brings years of demolition and construction plus more density and traffic. Villa owners fought it and lost. Homes near Barkai, Necker and Beit HaLochem streets will be most affected.
Name confusion on portals
Madlan and Yad2 treat Afeka, Neot Afeka A and Neot Afeka B as separate neighbourhoods at quite different price points. There is also an Afeka in Kiryat Bialik. Some portal pages also mix in unrelated transactions. Check the exact street before comparing prices.
Highway noise on the east
The Ayalon highway and railway run along the eastern boundary. Streets next to it get traffic noise and are cut off from Neot Afeka to the east. Visit at rush hour.
No local schools or shops
Hon reports no schools inside Afeka, and residents' lowest ratings are for dining, entertainment and parking. You will depend on a car or on Ramat Aviv for daily errands and school runs, at least until the Green Line opens (around 2030).
When buying anywhere in Tel Aviv
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 Tel Aviv
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 Tel Aviv'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.
Six checks on every apartment in Afeka
- The registered sales in that building, not the neighbourhood 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.
Want this for your own search?
A free personal report for your budget and requirements — Afeka and the alternatives, side by side.
Sources. Madlan - Afeka neighbourhood page (sold data from nadlan.gov.il) (accessed 25 Sep 2026); Madlan - Neot Afeka A neighbourhood page (accessed 25 Sep 2026); Madlan - Neot Afeka B neighbourhood page (accessed 25 Sep 2026); Madlan - Afeka for-sale and for-rent listings (accessed 25 Sep 2026); Madlan - Manya v'Israel 13 TAMA 38 project (accessed 25 Sep 2026); Bizportal - Afeka: villa at ₪16M, renewal-building prices in question (9 Jul 2026); Bizportal - ₪16M for a villa, ₪6M for a flat: Afeka (11 Oct 2024); Bizportal - What it costs to live in Tzahala and Afeka (13 May 2023); Yad2 - Afeka apartments for sale (accessed 25 Sep 2026); Yad2 - Afeka apartments for rent (accessed 25 Sep 2026); Nadlan Center - Barkai project moves toward permit (29 Oct 2025); Calcalist - 17 eight-storey buildings: villa owners lose in Afeka (19 Feb 2024); Hon - Afeka neighbourhood ID card (undated (data c. 2018-2019)); Wikipedia - Afeka (accessed 25 Sep 2026); nadlan.com - Afeka project (Soprini / Weiss) (accessed 25 Sep 2026); NTA - Green Line section Einstein from Tagore to Haim Levanon (accessed 25 Sep 2026 (title only)); ynet - Green Line opening timeline (31 Jan 2026); Afeka Synagogue (accessed 25 Sep 2026); tlvonline - 4-room rents in Neot Afeka B (13 Oct 2024). 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 official median ₪/sqm or 2025-2026 deal count for Afeka proper was found. The headline median is TAPI's calculation from only 3 registered 2025 apartment sales shown on Madlan (Madlan lists 264 transactions in total but only shows the latest 8). No year-on-year % change was published for Afeka. The trend readings mix article ranges (midpoints) with small-sample medians. Only 3 registered Afeka-proper sales from 2025-2026 could be found, and no villa sale with a verified 2025-2026 date. The other examples come from adjoining Neot Afeka A and B and are labelled as such. No 2-room rent figure, and no signed (as opposed to asking) rent data, for Afeka.
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.