Ma'oz Aviv property prices 2026.
Small, leafy northern estate being rebuilt in stages, priced above the city.
Ma'oz Aviv is a small estate of older blocks among lawns in north Tel Aviv, north of the Yarkon. It is quiet and well located, and modest-height renewal is replacing its original buildings. Per metre it trades about 23% above the city, on thin and lumpy data.
Data area: Ma'oz Aviv; 45 deals on three streets, with a rising share of new-build units
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 (₪4.65m)
| Buyer | Purchase tax |
|---|---|
| Single home (Israeli resident) | ₪128,040 |
| Oleh within the eligibility window | ₪13,360 |
| Foreign resident or additional home | ₪372,000 |
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 | Bnei Ephraim | 4 | 104 | ₪5,200,000 | ₪50,000 |
| Jul 2026 | Bnei Ephraim | 4 | 104 | ₪5,050,000 | ₪48,558 |
| Jul 2026 | Bnei Ephraim | 3 | 49 | ₪3,680,000 | ₪75,102 |
| Jul 2026 | Bnei Ephraim † | 4 | 104 | ₪2,575,000 | ₪24,760 |
| Jul 2026 | Bnei Ephraim | 4 | 104 | ₪5,250,000 | ₪50,481 |
| Jul 2026 | Bnei Ephraim | 3 | 49 | ₪5,000,000 | ₪102,041 |
| Jul 2026 | Bnei Ephraim | 3 | 49 | ₪5,150,000 | ₪105,102 |
| Jan 2026 | Bnei Ephraim | 4.5 | 59 | ₪4,550,000 | ₪77,119 |
| Sep 2025 | Bnei Ephraim | 4 | 124 | ₪6,122,008 | ₪49,371 |
| Sep 2025 | Refidim | 4 | 81 | ₪5,000,000 | ₪61,728 |
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 ₪63,580 per m². Dots above it sold for more per metre than the median; dots below it, for less.
The area
What you get
- Plain original apartment blocks set back among shared lawns.
- Older buildings often lack a lift, a mamad and parking.
- New renewal buildings of up to eleven storeys with lifts, mamads and underground parking.
- Around ₪5m–₪5.25m bought a new 4-room flat of 104 m² on Bnei Ephraim in July 2026.
- More green space per home than most of Tel Aviv.
Who lives here
Long-time owners, some from original families, alongside younger households in renewed buildings. Many residents work in north Tel Aviv, at the university or in Ramat HaHayal.
Getting around
Buses run along the main roads, but there is no light rail station in the neighbourhood. Derech Namir and the Ayalon give quick road access south into the city and north towards Herzliya.
For the full picture of daily life, schools and community, read The Honest Guide to Ma'oz Aviv.
Beware
- Only 45 deals on three streets, so a single project delivery can swing the median.
- Some registered records look inconsistent, such as a 104 m² flat at ₪2.575m beside others at over ₪5m.
- Building sites now sit beside the lawns and will for several years.
- Renewal from 96 to 265 homes in one scheme will bring more cars and pressure on services.
- Original and renewed flats trade at very different levels.
Check before you make an offer
- Establish whether the building has been rebuilt, is in a live plan or has nothing in hand.
- If the building has signed for pinui-binui, read the developer agreement before your own contract.
- Measure the flat and compare it with the Tabu and municipal records.
- In new buildings, confirm the parking space and storage room are registered to the flat.
- Confirm the school allocation for the exact address with the municipality.
The verdict
Works well for
- Families wanting green space and quiet streets within Tel Aviv.
- Buyers who work at the university or in Ramat HaHayal.
- Buyers prepared to pay for a renewed building with a lift, mamad and parking.
Harder to recommend for
- Buyers who rely on public transport for daily life.
- Investors focused on rental yield.
- Buyers uneasy with thin, lumpy transaction data.
Ma'oz Aviv offers green, quiet streets in the north of the city, and renewal is adding modern buildings without turning it into a tower district. It is not cheap, the data is thin, and the building matters more than the street. Quiet costs extra here, so make sure you are buying the quiet and not the building site.
Questions buyers ask
What is the median property price in Ma'oz Aviv?
The median registered sale in Ma'oz Aviv is ₪4,650,000, or ₪63,580 per square metre, based on 45 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 Ma'oz Aviv?
On ₪4,650,000, under the 2026 bands: about ₪128,040 for a resident buying a single home, about ₪13,360 for an oleh within the eligibility window, and about ₪372,000 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 Ma'oz Aviv?
Only 45 deals on three streets, so a single project delivery can swing the median. Some registered records look inconsistent, such as a 104 m² flat at ₪2.575m beside others at over ₪5m. Building sites now sit beside the lawns and will for several years.
What should I check before making an offer in Ma'oz Aviv?
Establish whether the building has been rebuilt, is in a live plan or has nothing in hand. If the building has signed for pinui-binui, read the developer agreement before your own contract. Measure the flat and compare it with the Tabu and municipal records.
Who does Ma'oz Aviv suit?
It works well for: Families wanting green space and quiet streets within Tel Aviv; Buyers who work at the university or in Ramat HaHayal; Buyers prepared to pay for a renewed building with a lift, mamad and parking.
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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.