Kikar HaMedina property prices 2026.
The New North's prime core, with luxury shops and towers rising on the square.
Kikar HaMedina is the large round plaza at the heart of the New North, ringed by luxury shops, with 1950s and 1960s blocks on the surrounding streets. Dirobot's registry area for the New North around Kikar HaMedina is used here, and it is the same area behind the New North brief's headline figures. Prices are high and flat in recent years, and three 40-storey residential towers are being built on the square.
Data area: New North around Kikar HaMedina (dirobot 'הצפון החדש סביבת כיכר המדינה'); the median mixes property types, with deals from ₪500,000 to ₪38.5m
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 |
|---|---|---|---|
| Around Kikar HaMedina | ₪5.15m | ₪64,142 | 700 |
| New North, southern part | ₪5.20m | ₪66,496 | 410 |
| New North, northern part | ₪4.94m | ₪65,678 | 426 |
| Old North, northern part | ₪3.75m | ₪65,124 | 736 |
Purchase tax at the median (₪5.15m)
| Buyer | Purchase tax |
|---|---|
| Single home (Israeli resident) | ₪153,040 |
| Oleh within the eligibility window | ₪15,860 |
| Foreign resident or additional home | ₪412,000 |
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 | Moshe Sharett | 4 | 114 | ₪6,550,000 | ₪57,456 |
| Jul 2026 | Epstein | 4 | 80 | ₪6,650,000 | ₪83,125 |
| Jul 2026 | Epstein | 3 | 99 | ₪6,750,000 | ₪68,182 |
| Jul 2026 | David Yellin | 4 | 74 | ₪5,000,000 | ₪67,568 |
| Jul 2026 | David Remez | 2 | 42 | ₪2,600,000 | ₪61,905 |
| Jul 2026 | Weizmann | 4 | 95 | ₪7,087,000 | ₪74,600 |
| Jun 2026 | Moshe Sharett | 5 | 149 | ₪8,800,000 | ₪59,060 |
| Jun 2026 | David Remez | 3 | 70 | ₪6,300,000 | ₪90,000 |
| Jun 2026 | — | 5 | 131 | ₪5,000,000 | ₪38,168 |
From the Israel Tax Authority register as published by Dirobot.
Size against price
The dashed red line is the area median of ₪64,142 per m². Dots above it sold for more per metre than the median; dots below it, for less.
The area
What you get
- Three- and four-storey 1950s–60s blocks on pillars, with gardens, on streets such as Moshe Sharett, Weizmann and Jabotinsky.
- At a median of about ₪5.15m, expect a three- or small four-room flat of roughly 80 m².
- Many blocks were renewed under TAMA 38 with added floors, lifts and mamads.
- Unrenewed buildings often lack a lift and mamad, and parking is tight.
- New tower flats on and around the square sit at the top of the range.
Who lives here
Mainly families and established professionals, with many long-time owners. The square's shops draw a wealthier crowd from across the city.
Getting around
The Red Line's Arlozorov station at the Savidor hub is within reach to the south-east. The Green Line is under construction along Ibn Gvirol to the west, and buses run on Jabotinsky, Weizmann and Arlozorov.
For the full picture of daily life, schools and community, read The Honest Guide to Kikar HaMedina.
Beware
- Three 40-storey residential towers with about 450 flats are being built on the square, so expect years of works nearby.
- TAMA 38 expired on 18 May 2026, so unrenewed buildings now depend on the Shaked Alternative or pinui-binui.
- Per-metre prices have been flat to slightly softer since 2023, a modest real decline.
- The area median mixes old flats, renewed flats and tower units, so it can mislead for any one building.
- Closed balconies, pillar-floor conversions and rooftop rooms are common and not always legal.
Check before you make an offer
- Check how close the flat is to the tower sites on the square, and for views, light and construction traffic.
- Confirm whether the building has been strengthened, or that any TAMA 38 permit was valid before 18 May 2026.
- Check municipal planning files for works on neighbouring plots.
- Confirm parking and storage are registered to the flat in the Tabu or condominium order.
- Check school zoning for the exact address, as two sides of a street can differ.
The verdict
Works well for
- Families who want space, good schools and Park HaYarkon nearby.
- Buyers who value liquidity in a market that sells steadily.
- Buyers who want a prime, well-known address.
- Owners willing to pay more for a renewed building.
Harder to recommend for
- Buyers on a mid-range budget who need four or five rooms.
- Investors chasing rental yield.
- Anyone who cannot tolerate years of nearby building works.
Kikar HaMedina is the New North's prime core, with good streets, strong demand and a liquid market. Prices have stalled at a high level and the square itself is a building site. Pay for the building, and price in the towers.
Questions buyers ask
What is the median property price in Kikar HaMedina?
The median registered sale in Kikar HaMedina is ₪5,150,000, or ₪64,142 per square metre, based on 700 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 Kikar HaMedina?
On ₪5,150,000, under the 2026 bands: about ₪153,040 for a resident buying a single home, about ₪15,860 for an oleh within the eligibility window, and about ₪412,000 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 Kikar HaMedina?
Three 40-storey residential towers with about 450 flats are being built on the square, so expect years of works nearby. TAMA 38 expired on 18 May 2026, so unrenewed buildings now depend on the Shaked Alternative or pinui-binui. Per-metre prices have been flat to slightly softer since 2023, a modest real decline.
What should I check before making an offer in Kikar HaMedina?
Check how close the flat is to the tower sites on the square, and for views, light and construction traffic. Confirm whether the building has been strengthened, or that any TAMA 38 permit was valid before 18 May 2026. Check municipal planning files for works on neighbouring plots.
Who does Kikar HaMedina suit?
It works well for: Families who want space, good schools and Park HaYarkon nearby; Buyers who value liquidity in a market that sells steadily; Buyers who want a prime, well-known address; Owners willing to pay more for a renewed building.
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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.