Florentin property prices 2026 פלורנטין
Florentin registers at about ₪59,000 per square metre (median of registered sales, 12 months to Aug 2026), which is number 12 of the thirty-nine neighbourhoods in this series. At that rate a 70 sqm three-room costs about ₪4.13m and a 100 sqm four-room about ₪5.90m. A three-room asks about ₪8,100 a month and a four-room about ₪11,250, against Tel Aviv averages of ₪10,123 and ₪13,824.
Florentin in six numbers
Florentin suits investors and young buyers with about ₪2.2-3.0m for an older 2-3 room walk-up (roughly ₪41-50k/sqm). Buyers who want a mamad, lift and parking need about ₪4.5-6m for a 3-room new-build on Salame or at Netanel/Gvulot (₪60-67k/sqm), or can go south to WHITE at around ₪3.3m for 3 rooms with 2030 delivery. With prices down about 6% over the past year, there is room to negotiate. Families wanting good schools and quiet should look elsewhere.
It suits young singles, couples, students and new olim in their 20s-30s who want nightlife, Red Line access and the cheapest central-ish rents in Tel Aviv, at about ₪6,200-7,800 for 2 rooms and ₪7,200-9,000 for 3 rooms. It is a poor fit for families or anyone who needs quiet, parking or a safe room, unless they pay the premium for a new building.
What Florentin is
Florentin was bought in 1924 by the Salonika-Palestine Investment Company and built from 1933 as a mixed working-class quarter, with workshops and light industry on the ground floors of 1930s-1950s walk-ups. It went into decline from the 1960s and then turned into Tel Aviv's bohemian 'young people's neighbourhood' from the 1990s, known for galleries, graffiti, bars and markets. Most of the older stock is small three- or four-storey walk-ups, many with facades protected under conservation rules. Since about 2015 they have been joined by 16-18 storey towers along Salame/Derech Shlomo and new mid-rise blocks to the south. Residents skew young and are mostly renters: about a third are aged 25-34. Madlan residents' ratings are strong on nightlife but very low on cleanliness (2.0/10).
Boundaries and parts
Roughly Derech Yafo / Eilat St to the north (border with Neve Tzedek and the Levinsky/Nahalat Binyamin edge), HaAliya St to the east (Neve Sha'anan and the Central Bus Station beyond), Derech Shlomo (Salame Road) to the south, and Elifelet St / the Jaffa border to the west. 'South Florentin' extends south of Salame towards Shlabim St, HaTchiya St, Park HaHorshim and Bloomfield Stadium.
- North Florentin (workshops and wholesale strip between Derech Yafo/Eilat and Herzl/Nahalat Binyamin; subject of the 2025 North Florentin plan)
- Florentin core (Florentin, Vital, Washington Blvd, Abarbanel, Levinsky/Matalon streets)
- Salame / Derech Shlomo corridor (new towers: Frankly at Derech Shlomo 44, Florentin Tower / Florentin Square at Shlomo 58, Netanel Florentin)
- Florentin Quartet (Revi'iyat Florentin) and Elifelet St new-builds on the western edge
- South Florentin (Shlabim / HaTchiya / Herzl south: WHITE by Acro-Terra, Theodore, Studio 54)
Getting around
Red Line light rail (open since Aug 2023): Elifelet station is on the western edge (Jaffa border) and Shalma (Salame) station is on Derech Shlomo, one stop from Allenby and Carlebach. Green Line: its southern section (Rishon LeZion to Levinsky) is scheduled to open in December 2028, with stations near Levinsky and Park HaHorshim serving south Florentin. The whole line is due in 2030. The Purple Line (target July 2028) does not run through Florentin. The Central Bus Station and HaHagana train station are a short ride east. Main roads are Derech Shlomo (Salame), which runs to the Ayalon, Herzl St, Derech Yafo/Eilat and Jerusalem Blvd. Residents give public transport only 4.1/10 on Madlan, and parking is scarce.
Schools, parks and families
Madlan lists one state primary school in the neighbourhood, Droyanov (grades 1-6), plus several municipal kindergartens. The South Florentin page also lists kindergartens including one at Harel St 172. Plan TA/3847 (approved Nov 2023) adds about 7,100 sqm of public land (civic buildings, open space and mixed use) to make up for a long-standing shortage. Park HaHorshim and Charles Clore Park / the beach (about 1.5-2 km west via Jaffa) are the nearest large green spaces. New pocket gardens have been added. The area has few families. Residents are mostly in their 20s and 30s, and the flats are small. English-speaking families usually choose Neve Tzedek, the Old North or Jaffa for schools, and we found no English-language or bilingual schools inside Florentin.
English speakers
There is no organised Anglo community in Florentin. It is popular with young single olim, lone soldiers and international renters because rents are relatively low and the nightlife is strong. English-speaking families are rare. We found no English-speaking synagogue in the neighbourhood. The nearest listed olim-friendly options are the Neve Shechter (French) synagogue at Chelouche 42 in Neve Tzedek and the Reform centre Mishkenot Ruth Daniel at Jerusalem Blvd 47, Jaffa (Secret Tel Aviv).
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 11 sales in this brief the price per square metre runs from ₪32,754 to ₪66,667. 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: 2019 ₪40,000; 12 months to ~Jan 2025 ₪59,700; Jun 2024 - Jul 2025 ₪60,892; 12 months to ~Aug 2025 ₪63,000; 12 months to Aug 2026 ₪59,000.
Sources: Nadlan Center, from Madlan professional data. Average (not median), H1 2025. (13 Sep 2025)
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 |
|---|---|---|---|---|---|---|
| Netanel Florentin project (off-plan, completion 2027) | 3 | 2 | 77 | ₪4,620,000 | ₪60,000 | 2026-07 |
| Netanel Florentin project (off-plan, completion 2027) | 3 | 6 | 86 | ₪5,700,000 | ₪66,279 | 2026-07 |
| Nahalat Binyamin 140 (built 1950) | 3 | 1 | 57 | ₪2,520,000 | ₪44,211 | 2026-07 |
| Florentin Quartet (Revi'iyat Florentin), built 2014 | 5 | 9 | 195 | ₪8,000,000 | ₪41,026 | 2026-07 |
| Gvulot 6 (off-plan, completion ~2029-30) | 3 | 4 | 78 | ₪4,890,000 | ₪62,692 | 2026-06 |
| Florentin Quartet (Revi'iyat Florentin), built 2011 | 2 | 2 | 45 | ₪2,200,000 | ₪48,889 | 2026-06 |
| Elifelet 26 (built 2016) | 2 | 4 | 49 | ₪2,850,000 | ₪58,163 | 2026-06 |
| Netanel Florentin project (off-plan, completion 2027) | 3 | 8 | 69 | ₪4,600,000 | ₪66,667 | 2026-06 |
| Shlomo St 46 (South Florentin) | 3 | 1 | 69 | ₪2,260,000 | ₪32,754 | 2026-03 |
| Studio 54 project (South Florentin) | 3 | 6 | 62 | ₪3,890,000 | ₪62,742 | 2026-01 |
| Theodore project (South Florentin) | 3.5 | 11 | 136 | ₪5,870,000 | ₪43,162 | 2025-12 |
Sources: Bizportal, 'Florentin: ₪2.5m for 57 sqm - and prices keep falling' (16 Aug 2026). The article also says deals fell from 105 to 84, and separately gives '48 deals in the last 12 months'. The count definitions are unclear.. 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. Our calculation: the median asking ₪/sqm of 7 Madlan for-sale listings in Florentin whose size we could read, checked 25 Sep 2026. The neighbourhood has about 217-366 listings on Madlan. For comparison, Bizportal (Aug 2026) quotes about ₪53-56k/sqm for resale and ₪62-67k/sqm for new projects, without saying whether these are asking or sold prices.
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 |
|---|---|---|---|---|
| Frankly (Derech Shlomo / Salame 44) Yovlim Group & City Boy | new build: 16-storey tower plus a 6-storey conserved building and a 66-room boutique hotel; 160 units | ₪4,140,000 | from price per Madlan project page (3 rooms mentioned); a 5-room, 140 sqm unit on floor 15 sold for ₪11.5m (~₪75k/sqm) in early 2025 | Occupancy expected 2031 (Mako, Feb 2025). The Madlan page's 'construction finished' status looks wrong. |
| Florentin Square / Florentin Tower (Shlomo 58, corner Herzl-Shlomo) Cityel (Sitial) Investments with Trigo | new build: 17-storey mixed-use tower; about 200 units in total per Bizportal and Nadlan.com, 86 units per the Madlan project page | — | studios to 5 rooms | End of 2028 per Madlan, but the page shows the stage as a permit application |
| Netanel Florentin Netanel Group | new build | — | 3-room units sold for ₪4.6-5.7m (69-86 sqm) in Jun-Jul 2026 | 2027 (Madlan 'built' year) |
| Gvulot 6 Private developer (architects Master-Gal) | new build, 8 floors, 26 units, permit issued | — | a 3-room, 78 sqm unit sold for ₪4.89m in Jun 2026 | mid-2030 |
| WHITE (South Florentin, between Herzl, Shlabim and HaTchiya) Acro & Terra Real Estate (50/50) | new build on a former industrial zone: 730 units in 20 buildings of 8-13 floors; about 275 units in phase A | ₪2,552,000 | 2 rooms (54 sqm). Phase A list prices: 3 rooms ₪3.298m (76 sqm), 4 rooms ₪4.087m (101 sqm), 5 rooms ₪4.752m (116.5 sqm). | 2030 (phase A); phases B-C about a year later |
| Dara | new build | ₪3,260,000 | 2 rooms, 51 sqm plus 6 sqm balcony (2024 price) | — |
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 Florentin's rate a 70 sqm three-room is about ₪4.13m and a 100 sqm four-room about ₪5.90m. On the four-room an oleh pays ₪19,606 in purchase tax; an Israeli resident buying a sole home pays ₪190,538; a non-resident or anyone buying a second home pays ₪472,000.
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 · ₪4.13m | Oleh, reg. 12A | ₪10,756 | ₪136,835 | ₪147,591 | 3.6% |
| Resident, sole home | ₪102,038 | ₪136,835 | ₪238,873 | 5.8% | |
| Non-resident / additional | ₪330,400 | ₪136,835 | ₪467,235 | 11.3% | |
| 4-room · ₪5.90m | Oleh, reg. 12A | ₪19,606 | ₪189,050 | ₪208,656 | 3.5% |
| Resident, sole home | ₪190,538 | ₪189,050 | ₪379,588 | 6.4% | |
| Non-resident / additional | ₪472,000 | ₪189,050 | ₪661,050 | 11.2% |
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 ₪139,240 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 Florentin's four-room price it is worth ₪170,932 against the resident rate and ₪452,394 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in Florentin
These are asking or market-level figures, not signed leases. Madlan listings from Sep 2026 give a check: Shlomo 77, 3 rooms, 61 sqm, ₪9,000; Zevulun 16, 3 rooms, 88 sqm, ₪7,000; Herzl 100, 4 rooms, 98 sqm, ₪12,000; Washington 29, 3 rooms, 112 sqm, ₪12,499; Nahalat Binyamin 132, 2-room garden flat, 87 sqm, ₪6,800. Madlan listed 51 rentals at ₪5,290-15,000. Rent in new towers with a mamad and parking sits at the top of each range.
How these figures are based
Bizportal, 16 Aug 2026. The figures are the midpoints of the ranges it quotes: 2 rooms ₪6,200-7,800, 3 rooms ₪7,200-9,000, 4 rooms ₪10,500-12,000; average rent overall ₪7,500-7,700. Madlan's neighbourhood page shows an average rent of ₪7,750 (South Florentin: ₪7,000). — Mid-2026 (Bizportal, 16 Aug 2026); Madlan listings checked 25 Sep 2026
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 | ₪8,100 |
| Security, at the legal cap (3 months) | ₪24,300 |
| Broker, if you hired one: one month + VAT | ₪9,558 |
| Cash out before moving in | ₪41,958 |
On a three-room at ₪8,100 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 2.4% gross — before the building committee, maintenance, empty months, management and tax — Florentin 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 here is mostly new building on former industrial land and plots along Salame, not TAMA 38. Nadlan Center notes that TAMA 38 has been limited in south Tel Aviv, and the city is replacing it with its own renewal policy. Key plans: (1) The North Florentin plan (Plan 44), deposited 14 May 2025. It covers 140 dunams south of Derech Yafo-Eilat and west of HaAliya and allows 6-7 floors with the top two recessed. It adds about 3,470 homes to about 6,500 existing ones, strictly preserves facades with a list of hundreds of buildings, and requires commercial ground floors, with homes starting from the third floor. (2) TA/3847 adds public land. The Herzl Market site is under strict conservation (plan TA/2650/B). (3) Tower and new-build projects: Frankly, Florentin Square/Tower, Acro's two towers (approved Jan 2024 after appeals were rejected), and WHITE (730 units) plus Palach (890 units, Cardan) south of Salame. In Sep 2024 the council approved a betterment levy of up to 72% near metro stations in Florentin and Neve Sha'anan. Nadlan Center counts about 1,958 units under construction or in planning, and projects the neighbourhood growing from about 7,300 homes (2024) to about 9,300 by 2035.
Specific to Florentin
Conservation facades limit what you can do
The North Florentin plan (deposited May 2025) lists hundreds of buildings for strict facade preservation and requires parcels to be merged before rebuilding. Owners of a flat in a listed walk-up have little chance of a quick TAMA-style upgrade, and any works need conservation approval.
No mamad in most older stock
Most of Florentin is 1930s-1950s walk-ups built before safe rooms were required, and residents have long complained of too few public shelters. If a protected space matters, focus on post-2010 buildings such as Florentin Quartet, Elifelet 26 and the Salame towers, and check the shelter situation for older flats.
Noise, nightlife and match days
Madlan residents rate cleanliness 2.0/10, and news reports describe noise, traffic and a severe parking shortage. Streets around Vital and Florentin fill with bar crowds. On Maccabi Tel Aviv home-game days, fans heading to nearby Bloomfield Stadium (expanded) have blocked roads and caused disturbances. Visit on a Thursday night and a match Saturday before signing.
Falling resale market and thin liquidity
Bizportal (Aug 2026) reports the median ₪/sqm down about 6% year on year and deal volumes down sharply. Older flats trade at ₪41-50k/sqm while new towers trade at ₪60-75k/sqm, so resale values in new towers may not hold that premium. Check recent comparables at the same address before paying list price.
Off-plan delivery risk
Many headline deals (Netanel Florentin, Gvulot 6, Frankly, WHITE) are off-plan, with delivery dates from 2027 to 2031. Some projects are still at the permit stage. Frankly offers deferred-payment terms (as little as 7-10% at signing). Check the bank guarantee (sales law), permit status and delay penalties.
Workshops, mixed use and construction
Florentin was zoned for homes above workshops, and the new plan requires commercial ground floors. Expect garages, carpentry shops and deliveries next door. Large projects south of Salame and Green Line works on Herzl will mean years of construction noise and dust.
Tenant turnover and building upkeep
Madlan notes the neighbourhood is mostly long-term renters, which often leads to neglected buildings. Check the house committee and building fund, and in old walk-ups check the roof and plumbing. Short-term rental is not banned outright, but many buildings' bylaws restrict it and neighbours complain. Don't budget an Airbnb yield without reading the takanon.
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.
Florentin property: common questions
What is the average price per square metre in Florentin?
Registered sales put Florentin at about ₪59,000 per square metre (median of registered sales, 12 months to Aug 2026). Individual sales in this brief range from about ₪32,754 to ₪66,667 per square metre, depending on the building, floor and condition.
How much does an apartment cost in Florentin?
At the registered rate a 70 sqm three-room apartment costs about ₪4.13m and a 100 sqm four-room about ₪5.90m. 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 Florentin?
Asking rent for a three-room apartment in Florentin is about ₪8,100 a month, and about ₪11,250 for a four-room. Twelve months' rent against a 70 sqm three-room at the registered rate gives a gross yield of about 2.4%.
How much purchase tax does a new oleh pay in Florentin?
On a four-room at about ₪5.90m, an oleh using the regulation 12A relief pays about ₪19,606 in purchase tax, against ₪190,538 for an Israeli resident buying a sole home and ₪472,000 for a non-resident or anyone buying an additional home. The relief applies from one year before aliyah to seven years after, once.
Is Florentin a good place to buy?
Florentin suits investors and young buyers with about ₪2.2-3.0m for an older 2-3 room walk-up (roughly ₪41-50k/sqm). Buyers who want a mamad, lift and parking need about ₪4.5-6m for a 3-room new-build on Salame or at Netanel/Gvulot (₪60-67k/sqm), or can go south to WHITE at around ₪3.3m for 3 rooms with 2030 delivery. With prices down about 6% over the past year, there is room to negotiate. Families wanting good schools and quiet should look elsewhere.
Is Florentin a good place to rent?
It suits young singles, couples, students and new olim in their 20s-30s who want nightlife, Red Line access and the cheapest central-ish rents in Tel Aviv, at about ₪6,200-7,800 for 2 rooms and ₪7,200-9,000 for 3 rooms. It is a poor fit for families or anyone who needs quiet, parking or a safe room, unless they pay the premium for a new building.
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 Florentin
- 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.
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Sources. Bizportal - Florentin: ₪2.5m for 57 sqm, prices keep falling (2026-08-16); Madlan - Florentin neighbourhood page (deals, averages, ratings) (accessed 2026-09-25); Madlan - South Florentin neighbourhood page (accessed 2026-09-25); Madlan - Florentin for-sale listings (accessed 2026-09-25); Madlan - Florentin rental listings (accessed 2026-09-25); Nadlan Center - South rising: Florentin prices (Madlan data) (2025-09-13); Bizportal - Florentin booming, projects expanding (2025-09-03); ynet - Tel Aviv neighbourhood price map (Madlan survey) (2025-07-19); Bizportal - How much a 2-room flat costs in Florentin (2024-11-07); Mako - 5-room sale in new Salame project (Frankly) (2025-02-02); Madlan - Frankly, Derech Shlomo 44 project page (accessed 2026-09-25); Madlan - Florentin Tower / Square project page (accessed 2026-09-25); Madlan - Gvulot 6 project page (accessed 2026-09-25); Bizportal - Acro & Terra: 730 new units in South Florentin (WHITE) (2025-09-04); ynet - New Florentin: residential neighbourhood instead of garages (2025-09-04); TLV Online - North Florentin plan approved for deposit (2025-07-22); Nadlan Center - TA/3847 public spaces plan approved (2023-11/12); Nadlan Center - Florentin tag page (Acro towers approval; 72% betterment levy) (2024); Nadlan Center - TAMA 38 Tel Aviv guide 2026 (2026); Calcalist - Green Line delayed: partial opening end-2028, full 2030 (2025-02-18); NTA - Red Line stations Elifelet and Shalma (Salame) (accessed 2026-09-25); Wikipedia - Red Line (Tel Aviv Light Rail) (accessed 2026-09-25); Time Out Tel Aviv - Maccabi fans in Florentin (2019-12-16); Wikipedia - Florentin, Tel Aviv (accessed 2026-09-25); Secret Tel Aviv - Olim friendly synagogues (accessed 2026-09-25); TLV Online - How much a 3-room flat costs in Florentin (2024-09-10). 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 nadlan.gov.il median or deal count for exactly Florentin. The headline median (about ₪59k/sqm) is Bizportal's approximate figure, and its deal counts are inconsistent (105 to 84 deals vs '48 in the last 12 months'). No true median price by room count. The by_rooms figures are Madlan averages for H1 2025, and there is no 4-room or 5-room median (Bizportal gives only a 4-room range of ₪4.5-6.5m). No clean, single-source yearly ₪/sqm series. The trend mixes sources and measures, and the 2020-2023 years are missing. Rents r2-r4 are midpoints of Bizportal's quoted ranges, not medians of signed leases. We found no 5-room rent figure and no CBS or nadlan.gov signed-rent data for Florentin.
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.