Jaffa D property prices 2026.
Cheap public-housing estate on the southern edge, mid-way through a large tower renewal.
Jaffa D, also called Givat HaTamarim, is a 1950s and 1960s public-housing district on Tel Aviv's southern edge, bordering Holon and Bat Yam. It trades about 29% below the city per metre and has strong rail links. The discount reflects old blocks, weak social indicators and many years of renewal works.
Data area: Jaffa D (Givat HaTamarim); mixes old estate flats and new renewal flats
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 (₪2.06m)
| Buyer | Purchase tax |
|---|---|
| Single home (Israeli resident) | ₪2,760 |
| Oleh within the eligibility window | ₪390 |
| Foreign resident or additional home | ₪164,600 |
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 |
|---|---|---|---|---|---|
| Jun 2026 | Halamit | 3 | 72 | ₪2,150,000 | ₪29,861 |
| Jun 2026 | Kehilat Canada | 2 | 53 | ₪1,880,000 | ₪35,472 |
| Jun 2026 | Rubinstein | 3 | 60 | ₪2,170,000 | ₪36,167 |
| May 2026 | Kehilat Canada | 2 | 53 | ₪1,900,000 | ₪35,849 |
| May 2026 | Nardor | 3 | 49 | ₪2,010,000 | ₪41,020 |
| May 2026 | Rubinstein | 3 | 59 | ₪2,120,000 | ₪35,932 |
| Apr 2026 | Mahrozet | 3 | 61 | ₪3,551,100 | ₪58,215 |
| Apr 2026 | Mahrozet | 3 | 61 | ₪3,582,200 | ₪58,725 |
| Apr 2026 | Mahrozet † | 3 | 61 | ₪4,622,000 | ₪75,770 |
| Mar 2026 | Mahrozet | 3 | 83 | ₪3,180,000 | ₪38,313 |
From the Israel Tax Authority register as published by Dirobot. † Price looks out of line with the size: probably a partial share or a family transfer, not a market sale. Left out of the chart.
Size against price
The dashed red line is the area median of ₪36,727 per m². Dots above it sold for more per metre than the median; dots below it, for less.
The area
What you get
- Dense three- and four-storey estate blocks from the 1950s and 1960s.
- Most older blocks are walk-ups with no lift and no mamad.
- Around ₪1.9m–₪2.2m buys a 2- or 3-room flat of 50–70 m² in an older block.
- New renewal flats sell at a large premium; one Mahrozet flat of 61 m² registered at ₪3.55m.
- Little green space inside the estate, though the coast and Jaffa's parks are a short ride away.
Who lives here
Many long-established families, often from immigrant backgrounds, and a significant older population. Younger couples, first-time buyers and buyers of new renewal flats have been arriving.
Getting around
The Red Line light rail has a station at the neighbourhood's edge, and the Holon–Wolfson railway station is adjacent. The Ayalon is reached via the Wolfson interchange, and buses run frequently to employment centres and Tel Aviv University.
For the full picture of daily life, schools and community, read The Honest Guide to Jaffa D.
Beware
- A 2026 survey counted about 2,782 homes under construction or in planning, so expect years of building works.
- Older blocks often have cracked render, makeshift balcony enclosures and tired stairwells.
- TAMA 38 expired on 18 May 2026, so smaller blocks without a valid permit may wait a long time for renewal.
- Old and new flats are two separate markets, so the median hides a wide spread.
- Social indicators are weak, with the area rated 3 out of 10 on the city's socio-economic index in 2021.
Check before you make an offer
- Ask whether the building sits inside a pinui-binui compound, which developer is involved and how many owners have signed.
- If a seller cites a TAMA 38 project, ask for the permit and its date.
- Commission an engineer's survey for cracked concrete, damp and corroded reinforcement.
- Check enclosed balconies and extensions against the municipal building file and the Tabu.
- Find the nearest building or public shelter if the flat has no mamad.
The verdict
Works well for
- First-time buyers seeking one of the lowest entry prices in Tel Aviv-Yafo.
- Commuters who will use the Red Line or the Holon–Wolfson station.
- Buyers of new-build flats in the renewal projects.
- Patient owners in buildings with signed renewal deals.
Harder to recommend for
- Families seeking an established, settled community.
- Buyers who want cafés, culture and nightlife nearby.
- Investors relying on quick capital growth.
Jaffa D has low prices, excellent rail links and a renewal pipeline that is already delivering. It also has ageing stock, weak social indicators and years of construction ahead, and prices have moved sideways since 2024. The rail line is here; the rest of the neighbourhood is still catching up.
Questions buyers ask
What is the median property price in Jaffa D?
The median registered sale in Jaffa D is ₪2,057,500, or ₪36,727 per square metre, based on 266 registered deals (Jan 2023 – Jun 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 D?
On ₪2,057,500, under the 2026 bands: about ₪2,760 for a resident buying a single home, about ₪390 for an oleh within the eligibility window, and about ₪164,600 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 D?
A 2026 survey counted about 2,782 homes under construction or in planning, so expect years of building works. Older blocks often have cracked render, makeshift balcony enclosures and tired stairwells. TAMA 38 expired on 18 May 2026, so smaller blocks without a valid permit may wait a long time for renewal.
What should I check before making an offer in Jaffa D?
Ask whether the building sits inside a pinui-binui compound, which developer is involved and how many owners have signed. If a seller cites a TAMA 38 project, ask for the permit and its date. Commission an engineer's survey for cracked concrete, damp and corroded reinforcement.
Who does Jaffa D suit?
It works well for: First-time buyers seeking one of the lowest entry prices in Tel Aviv-Yafo; Commuters who will use the Red Line or the Holon–Wolfson station; Buyers of new-build flats in the renewal projects; Patient owners in buildings with signed renewal deals.
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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.