Kiryat Shaul property prices 2026.
A rare enclave of houses and gardens, with a tiny, opaque market.
Kiryat Shaul is a small low-rise enclave of private houses in north-east Tel Aviv, beside the large cemetery of the same name. It offers a house and garden inside the city, which is close to unique. Only six registered sales exist since 2023, so prices are set deal by deal.
Data area: Kiryat Shaul; only 6 deals mixing a house, a terraced cottage and flats, one possibly duplicated, so the median is not reliable
Prices
Purchase tax at the median (₪6.24m)
| Buyer | Purchase tax |
|---|---|
| Single home (Israeli resident) | ₪212,890 |
| Oleh within the eligibility window | ₪34,980 |
| Foreign resident or additional home | ₪502,650 |
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 |
|---|---|---|---|---|---|
| Apr 2026 | — | 5 | 178 | ₪7,375,000 | ₪41,433 |
| Jun 2024 | Moshe Sneh | 5 | 154 | ₪3,950,000 | ₪25,649 |
| Feb 2024 | — | 5 | 160 | ₪5,000,000 | ₪31,250 |
| Aug 2023 | Meir Bineth | 7 | 309 | ₪10,600,000 | ₪34,304 |
| May 2023 | — | 5 | 160 | ₪5,100,000 | ₪31,875 |
From the Israel Tax Authority register as published by Dirobot.
Size against price
The dashed red line is the area median of ₪33,090 per m². Dots above it sold for more per metre than the median; dots below it, for less.
The area
What you get
- Detached and semi-detached houses, cottages and gardens on quiet streets.
- Many original houses have been extended, rebuilt or split into two homes.
- Registered sales run from under ₪4m to over ₪10m, depending on plot, condition and rights.
- Value sits largely in the plot and its building rights, not the built area.
- There is no standard flat to compare.
Who lives here
Mainly established families and long-time owners, some of whom have held their houses for decades. Newcomers tend to be affluent households buying to renovate or rebuild.
Getting around
Buses serve the main roads, but there is no light rail station close by and a car is close to essential. Derech Namir and the Ayalon are a short drive away, and Ramat HaHayal and Kiryat Atidim are close.
For the full picture of daily life, schools and community, read The Honest Guide to Kiryat Shaul.
Beware
- Six registered deals, one possibly a duplicate, cannot price a house with confidence.
- Funerals and Memorial Day bring heavy traffic and crowds to the cemetery.
- Neighbours rebuilding one plot at a time mean recurring building sites next door.
- Shared plots and informal splits can block a mortgage or a future rebuild.
- Shops, schools and cafés are mostly a drive away in Ramat Aviv, Ramat HaHayal or Tel Baruch.
Check before you make an offer
- Commission a planning review of what the local plan permits on the plot and how much is already used.
- Check the Tabu, any shared-house registration and any division agreement.
- Compare the house with the approved plans in the building file.
- Check whether the land is privately owned or leased from the Israel Land Authority.
- Use an independent appraiser who knows the neighbourhood, as comparables are scarce.
The verdict
Works well for
- Families who want a house and garden inside Tel Aviv.
- Buyers planning to renovate or rebuild with a long horizon.
- People working in Ramat HaHayal or Kiryat Atidim.
Harder to recommend for
- Buyers without a car.
- Investors seeking rental yield.
- Anyone uneasy about living beside a large cemetery.
Kiryat Shaul offers a house and garden in Tel Aviv, close to the north-east employment hubs. It is also a thin, opaque market where plots and rights matter more than rooms. Here you are buying land with a house on it, so value the land first.
Questions buyers ask
What is the median property price in Kiryat Shaul?
The median registered sale in Kiryat Shaul is ₪6,237,500, or ₪33,090 per square metre, based on 6 registered deals (May 2023 – Apr 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 Kiryat Shaul?
On ₪6,237,500, under the 2026 bands: about ₪212,890 for a resident buying a single home, about ₪34,980 for an oleh within the eligibility window, and about ₪502,650 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 Kiryat Shaul?
Six registered deals, one possibly a duplicate, cannot price a house with confidence. Funerals and Memorial Day bring heavy traffic and crowds to the cemetery. Neighbours rebuilding one plot at a time mean recurring building sites next door.
What should I check before making an offer in Kiryat Shaul?
Commission a planning review of what the local plan permits on the plot and how much is already used. Check the Tabu, any shared-house registration and any division agreement. Compare the house with the approved plans in the building file.
Who does Kiryat Shaul suit?
It works well for: Families who want a house and garden inside Tel Aviv; Buyers planning to renovate or rebuild with a long horizon; People working in Ramat HaHayal or Kiryat Atidim.
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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.