Jaffa C property prices 2026.
Post-war estate blocks near the sea in southern Jaffa, cheap and slow to renew.
Jaffa C (Yafo Gimmel) is a district of 1960s and 1970s housing blocks in southern Jaffa, near the sea and the Bat Yam border. It costs about a third less per metre than the city. Prices have been flat since 2023, and renewal is piecemeal, building by building.
Data area: Jaffa C and Neve Golan (combined registry area)
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 (₪2.11m)
| Buyer | Purchase tax |
|---|---|
| Single home (Israeli resident) | ₪4,590 |
| Oleh within the eligibility window | ₪660 |
| Foreign resident or additional home | ₪168,800 |
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 | Isaac Harif | 4 | 82 | ₪2,500,000 | ₪30,488 |
| Mar 2026 | Plato | 3 | 58 | ₪2,025,000 | ₪34,914 |
| Feb 2026 | Isaac Harif | 3 | 61 | ₪2,220,000 | ₪36,393 |
| Jan 2026 | Isaac Harif | 3 | 62 | ₪2,050,000 | ₪33,065 |
| Jan 2026 | Zalman Meisel | 3 | 78 | ₪2,600,000 | ₪33,333 |
| Dec 2025 | Yefet | 2 | 30 | ₪1,700,000 | ₪56,667 |
| Dec 2025 | Yefet | 2 | 50 | ₪2,200,000 | ₪44,000 |
| Dec 2025 | Ficus | 3 | 65 | ₪2,300,000 | ₪35,385 |
| Nov 2025 | Ficus | 3 | 56 | ₪1,700,000 | ₪30,357 |
| Nov 2025 | Saharon | 2 | 38 | ₪1,900,000 | ₪50,000 |
From the Israel Tax Authority register as published by Dirobot.
Size against price
The dashed red line is the area median of ₪34,483 per m². Dots above it sold for more per metre than the median; dots below it, for less.
The area
What you get
- Long three- and four-storey walk-up blocks, many precast from the 1970s, set among lawns and playgrounds.
- At the median of about ₪2.11m, expect a three-room flat of 55–65 m².
- Most older blocks have no lift and no mamad.
- The southern Jaffa coastline is within walking or cycling distance of much of the area.
Who lives here
Long-established families, including large Russian-speaking and Bukharan communities, and an older population. Young couples and first-time buyers have been arriving.
Getting around
The Red Line light rail runs along Jerusalem Boulevard into Bat Yam, with above-ground stations within reach. Buses link to the centre and to Tel Aviv University.
For the full picture of daily life, schools and community, read The Honest Guide to Jaffa C.
Beware
- Many blocks were not built to modern earthquake standards and need strengthening, renovation or replacement.
- With TAMA 38 expired on 18 May 2026 and no large flagship plan, many buildings may stay as they are for years.
- Prices per metre have been flat since 2023, which is a decline in real terms.
- Weak building committees can leave owners funding repairs themselves.
- The 2026 yearly figure rests on only five sales with recorded area, too few to read.
Check before you make an offer
- Commission an engineer's survey, looking for cracked panels, damp and corroded reinforcement in precast blocks.
- Ask whether the building has a TAMA 38 permit issued before 18 May 2026, or is pursuing the Shaked Alternative or pinui-binui.
- Ask for the house committee's accounts and any planned levies.
- Ask how many units in the building are still owned by public housing companies.
- Check the Tabu and municipal file for unapproved enclosures and extensions that could block a mortgage.
The verdict
Works well for
- First-time buyers who want a Tel Aviv-Yafo address at a low entry price.
- People who value the sea and green space over nightlife.
- Owner-occupiers prepared to renovate and wait for renewal.
- Commuters who can use the Red Line or cycle north.
Harder to recommend for
- Families who need a lift, a mamad and modern stock.
- Buyers seeking an English-speaking community.
- Investors counting on quick renewal to lift values.
Jaffa C offers low prices, green space, the sea nearby and a light rail within reach. It also has some of Tel Aviv's tiredest housing, flat prices and a renewal path that has just become harder. The sea is close. The new buildings are not.
Questions buyers ask
What is the median property price in Jaffa C?
The median registered sale in Jaffa C is ₪2,110,000, or ₪34,483 per square metre, based on 152 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 Jaffa C?
On ₪2,110,000, under the 2026 bands: about ₪4,590 for a resident buying a single home, about ₪660 for an oleh within the eligibility window, and about ₪168,800 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 Jaffa C?
Many blocks were not built to modern earthquake standards and need strengthening, renovation or replacement. With TAMA 38 expired on 18 May 2026 and no large flagship plan, many buildings may stay as they are for years. Prices per metre have been flat since 2023, which is a decline in real terms.
What should I check before making an offer in Jaffa C?
Commission an engineer's survey, looking for cracked panels, damp and corroded reinforcement in precast blocks. Ask whether the building has a TAMA 38 permit issued before 18 May 2026, or is pursuing the Shaked Alternative or pinui-binui. Ask for the house committee's accounts and any planned levies.
Who does Jaffa C suit?
It works well for: First-time buyers who want a Tel Aviv-Yafo address at a low entry price; People who value the sea and green space over nightlife; Owner-occupiers prepared to renovate and wait for renewal; Commuters who can use the Red Line or cycle north.
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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.