Nachalat Yitzhak property prices 2026 נחלת יצחק
Nachalat Yitzhak registers at about ₪49,067 per square metre (median of 55 registered sales, Jan–Jul 2026), which is number 20 of the thirty-nine neighbourhoods in this series. At that rate a 70 sqm three-room costs about ₪3.43m and a 100 sqm four-room about ₪4.91m. A three-room asks about ₪8,800 a month and a four-room about ₪10,400, against Tel Aviv averages of ₪10,123 and ₪13,824.
Nachalat Yitzhak in six numbers
A good fit for buyers with ₪2.6-4.5m who work in the Azrieli/Sarona/Yigal Alon cluster and want a bigger flat or a new tower unit at a discount to central Tel Aviv (around ₪45-50k/sqm against ₪60k+ west of the Ayalon). Older 3-4 room walk-ups in the quiet core offer the best value and upside from renewal, while tower units offer amenities but have shown resale price pressure.
Works well for hi-tech workers and couples who want to walk to the Azrieli/Sarona offices and HaShalom station, at rents around ₪7,000-9,000 for a 3-room older flat or ₪10,000 or more in the new towers. Families will find it quiet and safe but short on schools, youth activities and English-speaking community.
What Nachalat Yitzhak is
Founded in 1925 by immigrants from Kaunas (Kovno) and joined to Tel Aviv in 1946, Nachalat Yitzhak was a mix of homes, small farms and factories (the Terra dairy, oil and flour mills). The residential core is mostly 1960s-70s apartment blocks of 3-9 floors on quiet streets, and a ring of residential and office towers now rises along Totzeret HaAretz and Yigal Alon. Residents are mostly secular young families, empty-nesters and professionals who work in the Azrieli, Sarona and Yigal Alon offices a short walk away. It feels like a small, quiet, community-minded pocket cut off from central Tel Aviv by the Ayalon, and it is changing quickly as the towers go up.
Boundaries and parts
East of the Ayalon (Netivei Ayalon) highway and river, which forms its western edge; Givatayim borders it to the east and south-east; the Yigal Alon Street business strip (Totzeret HaAretz, Azrieli/Sarona across the Ayalon) is on the west side, and Derech HaShalom / the HaShalom interchange lies to the south. The municipality's 2002 employment-zone policy defined the commercial belt as Netivei Ayalon, Arvei Nahal Street, Yigal Alon Street and Derech HaShalom.
- Old residential core around Nachalat Yitzhak St, Emek Bracha, Bruria, Tirat Tzvi, Aliyat HaNoar, Arvei Nahal, Binyamini (1960s-70s blocks, 3-9 floors)
- Totzeret HaAretz / Yigal Alon tower strip (&EAST residential towers, Totzeret HaAretz office towers, Terra complex site)
- Migdalei Tel Aviv (Tel Aviv Towers, Nachalat Yitzhak 18-19)
- Nachalat Yitzhak cemetery area on the Givatayim edge
Getting around
HaShalom railway station, at the south-west edge, is walkable from most of the neighbourhood, and Tel Aviv Savidor Center is a short ride away. Red Line light-rail stations lie across the Ayalon on Begin Road (e.g. Yehudit, Shaul HaMelech), roughly a 10-20 minute walk over the Ayalon bridges. The Purple Line will run along HaShalom Road skirting Givatayim, with opening now expected in 2028, and the Terra site is planned to connect to the future M1/M2 metro interchange. Car access is via the Ayalon (HaShalom and Arlozorov interchanges), Yigal Alon and Derech HaShalom, and many bus lines run on Yigal Alon and Nachalat Yitzhak Street.
Schools, parks and families
One municipal state elementary school serves the neighbourhood (named 'Elon'/'Ilon' in local press). The area also has several kindergartens, four playgrounds and a country club with a pool and gym. A 2,400 sqm community centre (youth club, seniors' club, music and dance rooms) was promised years ago; the municipality says it will be finished by August 2027. Until then, teenagers travel across the city for youth movements. Givatayim's schools and parks are next door, but Tel Aviv residents are zoned to Tel Aviv schools. The beach is about 4-5 km west. There are no English-language schools locally.
English speakers
Small. We found no English-speaking synagogue, community group or olim cluster in Nachalat Yitzhak. The neighbourhood has three synagogues and a yeshiva, all Hebrew-speaking. English speakers here tend to be individual hi-tech workers in the new towers near the Azrieli/Yigal Alon offices, and Anglo-oriented agencies such as Anglo-Saxon do list rentals here. For organised Anglo life, most families look to central or north Tel Aviv or to Ra'anana and Modi'in.
How these figures are based
Each figure is the best available for that neighbourhood, and the bases differ: Old North ₪66,050 — median of 16 registered sales, Jun–Aug 2026; New North ₪61,475 — median of 19 registered sales, Jul–Aug 2026; Lev Ha'ir ₪65,560 — median of 11 registered sales, Jul–Aug 2026, several off-plan; Neve Tzedek ₪75,800 — median of registered sales, 12 months to Aug 2026; Kerem HaTeimanim ₪73,000 — neighbourhood average, Aug 2026; Florentin ₪59,000 — median of registered sales, 12 months to Aug 2026; Jaffa ₪49,600 — median of registered sales, flea market and north Jaffa, 12 months to Aug 2026; Ramat Aviv ₪59,800 — average, old Ramat Aviv, year to Sep 2026; Bavli ₪52,500 — median of 99 registered resales, 12 months to Sep 2026; Park Tzameret ₪59,227 — median of 8 registered sales, Feb 2025–Apr 2026; Tzahala ₪40,250 — median of 8 Ganei Tzahala apartment sales, H1 2026; villas excluded; Afeka ₪44,812 — median of 3 registered apartment sales, Jan–Oct 2025; Neve Avivim ₪50,663 — average of 55 registered sales, 12 months to Sep 2026; Tel Baruch ₪46,000 — median of Tel Baruch North flats, 12 months to mid-2026; Ramat HaChayal ₪47,000 — median of 8 registered sales, 12 months to Jul 2026; Kochav HaTzafon ₪50,000 — average of recent resales, Jul 2026; Yad Eliyahu ₪41,300 — median of 240 registered sales, 12 months to mid-2026; Nachalat Yitzhak ₪49,067 — median of 55 registered sales, Jan–Jul 2026; Montefiore ₪57,333 — median of 7 registered whole-unit sales, Aug 2025–Aug 2026; Shapira ₪36,500 — midpoint of the resale range, Aug 2025–Jul 2026; Tochnit Lamed ₪75,750 — median of 99 registered sales, Jan–Jul 2026, pulled up by new-build towers; Neot Afeka ₪45,673 — median of 35 registered sales in Neot Afeka B, 2025; Ma'oz Aviv ₪54,900 — 3-room average, Ma'oz Aviv A, Jun 2024–Jul 2025; Hadar Yosef ₪47,628 — median of registered sales, Jan–Aug 2026; Neve Sharett ₪38,040 — median of 66 registered sales, 2025; Kiryat Shalom ₪44,269 — median of registered sales, Jan–Jul 2026, with a large new-build share; Neve Sha'anan ₪40,900 — neighbourhood average, 12 months to Jul 2026; HaTikva ₪26,600 — average of 39 registered sales, Sep 2025–Aug 2026; Kfar Shalem ₪30,461 — Madlan average of recent registered sales, Sep 2026; Neve Ofer ₪31,500 — neighbourhood average, 12 months to Jul 2026; Bitzaron ₪53,520 — median of 32 registered sales, Jan–Jul 2026, mostly off-plan; Nofei Yam ₪69,300 — weighted average of the 8 latest registered sales, to Aug 2026; Sde Dov ₪72,351 — median of 15 registered off-plan sales, Mar–Jul 2026; Kiryat Shaul ₪33,090 — median of only 6 registered sales, May 2023–Apr 2026, mostly houses; Yad Harutzim ₪64,968 — median of 9 registered sales, Jan 2025–Jul 2026, 7 of them off-plan; Jaffa D ₪35,780 — median of 92 registered sales, 2025; Jaffa C ₪33,333 — median of 51 registered sales, 2025; Neve Eliezer ₪31,098 — median of 25 registered sales, 2025, in a data area shared with Kfar Shalem East; HaArgazim ₪35,054 — median of 29 registered sales, H1 2026, with a large off-plan share. Read the ranking as indicative, not exact.
What people actually paid
Every sale below is a completed transaction reported to the Israel Tax Authority, not an asking price or an agent's estimate. Across the 12 sales in this brief the price per square metre runs from ₪32,762 to ₪54,684. Floor, condition, a mamad, a lift, parking and whether the unit is new explain almost all of that spread.
The readings come from different publishers and methods — averages and medians, all sizes or one room count — so read the direction, not the exact step. Full periods: 2016 ₪29,000; 2023 ₪43,750; 2024 ₪46,500; 2025 ₪44,371; 2026 (Jan-Jul) ₪49,067; 2026 (Sep, rolling) ₪47,200.
Sources: Bizportal, 12 Aug 2026 ('a 3-room flat costs around ₪3.6m'; typical price, not a strict median) · Bizportal, 12 Aug 2026 (range ₪4.0-4.2m; figure is the midpoint) · Bizportal, 12 Aug 2026 (most deals ₪5.1-5.3m; figure is the midpoint)
Dotted lines mark 75%, 100% and 130% of the neighbourhood rate per sqm. A dot above the middle line paid more per metre than the area figure.
| Address | Rooms | Floor | Sqm | Price | ₪/sqm | Date |
|---|---|---|---|---|---|---|
| Aliyat HaNoar 12 | 2.5 | 4 | 65 | ₪2,670,000 | ₪41,077 | 2026-07 |
| Arvei Nahal 28 | 3 | 3 | 81 | ₪3,420,000 | ₪42,222 | 2026-07 |
| Totzeret HaAretz 5 (&EAST) | 3 | 36 | 78 | ₪4,082,000 | ₪52,333 | 2026-07 |
| Nachalat Yitzhak 18 (Migdalei Tel Aviv) | 3 | 24 | 105 | ₪3,440,000 | ₪32,762 | 2026-07 |
| Address not published, Nachalat Yitzhak | 5 | 21 | 134 | ₪6,940,000 | ₪51,791 | 2026-07 |
| Address not published, Nachalat Yitzhak | 3 | 5 | 73 | ₪3,656,000 | ₪50,082 | 2026-06 |
| Address not published, Nachalat Yitzhak | 3 | 9 | 79 | ₪4,320,000 | ₪54,684 | 2026-06 |
| Emek Bracha 40 | — | — | 99 | ₪4,430,000 | ₪44,747 | 2026-05 |
| Totzeret HaAretz 5 (&EAST) | — | — | 118 | ₪5,100,000 | ₪43,220 | 2026-04 |
| Totzeret HaAretz 5 (&EAST) | — | — | 130 | ₪6,333,000 | ₪48,715 | 2026-04 |
| Tirat Tzvi 4 | — | — | 83 | ₪3,120,000 | ₪37,590 | 2026-02 |
| Totzeret HaAretz 9 | — | — | 122 | ₪4,970,000 | ₪40,738 | 2026-01 |
Sources: Dirobot (Israel Tax Authority registered sales), neighbourhood page. Sales marked off-plan or new-build carry a new-build premium; a sale with no floor or date shown was published without one.
Is Nachalat Yitzhak right for your budget?
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What is for sale, and what is being built
Asking prices are what sellers hope for. Set them against section two, not in place of it. Median of 7 Yad2 for-sale listings in the neighbourhood, sampled 25 Sep 2026 (listed floor areas, which are often gross, so ₪/sqm may read low)
Pale bar: the neighbourhood's registered figure. Asking prices per sqm are the listed price divided by the advertised area, which is often measured generously.
New build and renewal schemes
| Scheme | Type | From | Units | Delivery |
|---|---|---|---|---|
| &EAST / EAST&TLV (Totzeret HaAretz 3-5) Blue Square Real Estate (Rebua Kahol), Sufrin Group, Weiss Group, GF Real Estate, Bolthaupt Investments; built by Tidhar | new build (two towers, 40 and 33 floors, mixed use) | — | 2-6 rooms plus penthouses; average sale about ₪3.5m; developer's average ₪/sqm fell from ₪45,523 (2023) to ₪40,978 (2025) | Form 4 (occupancy) July 2025; 59 of 330 flats still unsold and 20 buyers unable to complete financing as of Dec 2025 |
| Terra complex (former Terra dairy, Yigal Alon / Highway 2) Gav-Yam (bought most of the land for ₪830m) | new build (4 mixed-use towers, 40-65 floors) | — | Up to 718 homes incl. 57 affordable rentals and at least 20% small units (up to 65 sqm), plus ~194,000 sqm of offices and retail | Architectural design approved by the local committee on 2 Sep 2026; building permits pending; no delivery date |
| Chafetz Chaim / Nachalat Yitzhak 22-36 combination deal Azorim (with a partner) | new build (land-for-apartments combination, commercial land rezoned to residential) | — | About 120-140 homes; projected revenue about ₪200m | About 52 months from the start of construction (reported June 2022); current status not confirmed |
| Emek Bracha project | new build | ₪4,530,000 | 4 rooms (premium) | — |
| Taas HaShalom (former Israel Military Industries plant, Derech HaShalom) Several developers after an Israel Land Authority tender (₪711m) | new neighbourhood on former industrial land (adjacent to the south) | — | Bizportal cites 528 homes | — |
A "from" price is the cheapest unit, on the lowest floor, in the smallest configuration. Ask every developer for the price list by floor and the schedule of areas in writing, and ask what the price is on the ordinary payment schedule rather than a deferred one.
What buying here actually costs
At Nachalat Yitzhak's rate a 70 sqm three-room is about ₪3.43m and a 100 sqm four-room about ₪4.91m. On the four-room an oleh pays ₪14,640 in purchase tax; an Israeli resident buying a sole home pays ₪140,873; a non-resident or anyone buying a second home pays ₪392,536.
Bands frozen to 15 January 2028. Resident: nil to ₪1,978,745, 3.5% to ₪2,347,040, 5% to ₪6,055,070, 8% to ₪20,183,565, 10% above. Oleh (reg. 12A): nil to ₪1,978,745, 0.5% to ₪6,055,070, 8% above. Non-resident and additional home: 8% to ₪6,055,070, then 10%.
| Apartment | Buyer | Purchase tax | Lawyer, broker, other | Total costs | Of price |
|---|---|---|---|---|---|
| 3-room · ₪3.43m | Oleh, reg. 12A | ₪7,280 | ₪116,323 | ₪123,603 | 3.6% |
| Resident, sole home | ₪67,273 | ₪116,323 | ₪183,596 | 5.3% | |
| Non-resident / additional | ₪274,775 | ₪116,323 | ₪391,099 | 11.4% | |
| 4-room · ₪4.91m | Oleh, reg. 12A | ₪14,640 | ₪159,748 | ₪174,387 | 3.6% |
| Resident, sole home | ₪140,873 | ₪159,748 | ₪300,621 | 6.1% | |
| Non-resident / additional | ₪392,536 | ₪159,748 | ₪552,284 | 11.3% |
Lawyer 0.5% + VAT; broker 2% + VAT where one is used; ₪15,000 for surveys, the bank and registration. Buying direct from a developer removes the broker line, worth ₪115,798 on the four-room.
Reg. 12A runs from one year before aliyah to seven years after, is used once, and applies only to a residence under the single-apartment test. At Nachalat Yitzhak's four-room price it is worth ₪126,234 against the resident rate and ₪377,896 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in Nachalat Yitzhak
These are small-sample asking medians: 3 rooms from 4 listings (₪6,900-10,000), 4 rooms from 6 listings (₪8,400-12,000), and 5 rooms from 3 Realta listings (₪10,900-18,000). Signed rents look lower: Bizportal (Aug 2026) puts the neighbourhood average at ₪7,000-7,250 and a typical 3-room at about ₪7,000. The spread is wide because older walk-ups on Arvei Nahal, Bruria and Emek Bracha rent at ₪6,900-8,500, while new tower units on Totzeret HaAretz with a mamad, parking and a lobby ask ₪10,000 or more.
Median of current Yad2 rental listings (3 and 4 rooms) and Realta aggregator listings (5 rooms), sampled 25 Sep 2026 — September 2026 asking rents
Gross yield = twelve months' three-room asking rent against a 70 sqm three-room at each neighbourhood's price per sqm. Jaffa, Neve Avivim, Tel Baruch, Kochav HaTzafon, Ma'oz Aviv, Sde Dov and Kiryat Shaul are left out: no reliable three-room rent is published for them. Tel Aviv average from Scoutr, September 2026.
Cash out before the keys
| First month's rent | ₪8,800 |
| Security, at the legal cap (3 months) | ₪26,400 |
| Broker, if you hired one: one month + VAT | ₪10,384 |
| Cash out before moving in | ₪45,584 |
On a three-room at ₪8,800 a month. Security is capped at the lesser of three months' rent or a third of the total rent, and must be returned within 60 days of the end of the lease.
Rent against buying
At 3.1% gross — before the building committee, maintenance, empty months, management and tax — Nachalat Yitzhak is bought to live in or to hold, not for income. Net is typically a full point lower.
For a family arriving, renting for the first year here is rarely wasted money: it tests the streets, the schools and the commute before the largest purchase of the move, and keeps the oleh relief unspent.
The buildings, and what is happening to them
Tel Aviv stopped approving new TAMA 38 applications after 30 Aug 2024 and is replacing it with city plan TA/5555, which sets heights, unit numbers and parking rules building by building (in April 2026 TheMarker reported the city was asking owners to give up parking for renewal). Existing 3-9 floor blocks in the core are expected to be renewed at around 10 floors, while towers are concentrated along Totzeret HaAretz and Yigal Alon: &EAST (occupied from 2025), the Totzeret HaAretz office towers (Tower 2, 76 floors, due 2026) and the Terra complex (up to 718 homes, design approved Sep 2026). Azorim's combination deal on Chafetz Chaim / Nachalat Yitzhak 22-36 adds about 120-140 homes, and the Taas HaShalom plant is being redeveloped as a new neighbourhood next door.
Specific to Nachalat Yitzhak
Years of construction ahead
The Terra towers (up to 65 floors), Totzeret HaAretz Tower 2 and several combination and renewal projects mean cranes, dust and road closures around Yigal Alon and Totzeret HaAretz for most of the next decade. Check what is planned on the plots next to and opposite any flat before you commit.
Ayalon noise and air quality
The western edge sits right on the Ayalon highway and railway, and Bizportal specifically flags traffic noise and air pollution. Flats facing the Ayalon or Derech HaShalom need double glazing and a visit at rush hour.
Tower resale pricing is soft
In the &EAST towers the developer's own average ₪/sqm fell about 10% from 2023 to 2025. In December 2025, 59 flats were still unsold and 20 buyers could not complete their financing. Developer discounts or distressed resales can undercut what you pay, so compare against registered sales, not asking prices.
Thin, volatile deal data
Only about 41-64 homes sell a year, down from 55 the year before per Bizportal, and a few large tower deals swing the median. Sources disagree on the direction (Dirobot +10.6% in 2026 vs NadlanShark -1.9%), so get an appraisal (shamai) before you bid.
Low rental yield
Bizportal estimates gross yields of only about 2.2-2.5% and NadlanShark about 2.6%. Tower service charges (va'ad bayit for lobbies, gyms and security) can reach hundreds or even thousands of shekels a month, so a buy-to-let here only works as a long-term capital-growth bet.
Former industrial land
Much of the neighbourhood was factories, fuel tanks and a military-industries plant, and Walla Nadlan advises checking for soil contamination before buying on or near former industrial plots. This matters most for new builds on converted land and for ground-floor units with gardens.
Community services lag the towers
Thousands of new tower residents share one elementary school and small local shops, and the promised community centre is not due until August 2027. Families should confirm school zoning and kindergarten places with the municipality before signing.
When buying anywhere in Tel Aviv
The register, not the listing
Pull the Tabu extract yourself. Mortgages, caveats, inheritance orders, attachments and undivided co-ownership are common and are solved before the contract, not after it.
Built area against the permit
Enclosed balconies, roof rooms and subdivided units are often unpermitted. The bank's valuer will exclude them and the municipality can enforce against them.
Parking and storage "with the apartment"
Check they are registered attachments in the condominium order. An unregistered space can be lost on resale or in a renewal deal.
Mortgage before contract
A signed contract does not depend on the mortgage. Sole-home loans are capped at 75% of value. Get approval in principle first, and start source-of-funds paperwork for money from abroad weeks ahead.
Off-plan: guarantees and linkage
Every payment to a developer must be secured under the Sale (Apartments) (Assurance of Investments) Law. Payments are linked to the construction inputs index, capped by Amendment 9 at half the rise.
Your own lawyer, a licensed broker
The seller's or developer's lawyer acts for them. A broker must be licensed and hold your signed written order under s.9 of the Real Estate Brokers Law, or no fee is due.
When renting anywhere in Tel Aviv
Check who owns it
Ask for the Tabu extract or a power of attorney. Rental scams take deposits for flats the "landlord" does not own. Pay nothing before a viewing and a signed lease.
The security is capped
The lesser of three months' rent or a third of the total rent, returned within 60 days. Get the cap written into the lease.
Who pays the broker
Whoever hired the broker. If the landlord listed through an agent, the tenant cannot be made to pay that agent's fee.
Repairs and notice
Listed faults are the landlord's to fix within 30 days, 3 if urgent. A landlord not renewing gives 90 days' notice; a tenant gives 60. These rules fall away above ₪20,000 a month.
Mamad, lift, parking, air conditioning
In much of Tel Aviv's older stock none of them can be assumed. Confirm each in the lease, with which air-conditioning units work.
Oleh arnona discount
Commonly 90% on up to 100 sqm for 12 months within the first 24 after aliyah. It is not automatic: register with the municipality on the day you move in.
Nachalat Yitzhak property: common questions
What is the average price per square metre in Nachalat Yitzhak?
Registered sales put Nachalat Yitzhak at about ₪49,067 per square metre (median of 55 registered sales, Jan–Jul 2026). Individual sales in this brief range from about ₪32,762 to ₪54,684 per square metre, depending on the building, floor and condition.
How much does an apartment cost in Nachalat Yitzhak?
At the registered rate a 70 sqm three-room apartment costs about ₪3.43m and a 100 sqm four-room about ₪4.91m. New-build and renovated apartments sell above that; older walk-ups without a lift or safe room sell below it.
How much is rent in Nachalat Yitzhak?
Asking rent for a three-room apartment in Nachalat Yitzhak is about ₪8,800 a month, and about ₪10,400 for a four-room. Twelve months' rent against a 70 sqm three-room at the registered rate gives a gross yield of about 3.1%.
How much purchase tax does a new oleh pay in Nachalat Yitzhak?
On a four-room at about ₪4.91m, an oleh using the regulation 12A relief pays about ₪14,640 in purchase tax, against ₪140,873 for an Israeli resident buying a sole home and ₪392,536 for a non-resident or anyone buying an additional home. The relief applies from one year before aliyah to seven years after, once.
Is Nachalat Yitzhak a good place to buy?
A good fit for buyers with ₪2.6-4.5m who work in the Azrieli/Sarona/Yigal Alon cluster and want a bigger flat or a new tower unit at a discount to central Tel Aviv (around ₪45-50k/sqm against ₪60k+ west of the Ayalon). Older 3-4 room walk-ups in the quiet core offer the best value and upside from renewal, while tower units offer amenities but have shown resale price pressure.
Is Nachalat Yitzhak a good place to rent?
Works well for hi-tech workers and couples who want to walk to the Azrieli/Sarona offices and HaShalom station, at rents around ₪7,000-9,000 for a 3-room older flat or ₪10,000 or more in the new towers. Families will find it quiet and safe but short on schools, youth activities and English-speaking community.
Where do these figures come from?
Sold prices are completed sales reported to the Israel Tax Authority, read through nadlan.gov.il, Madlan and Dirobot. Asking prices and rents come from live listings. Purchase tax follows the bands frozen to 15 January 2028. Nothing here is a valuation or legal advice.
Six checks on every apartment in Nachalat Yitzhak
- The registered sales in that building, not the neighbourhood figure. The spread in section two is the reason.
- Tabu extract and permits: who owns it, what is registered against it, and whether the area offered is the area permitted.
- Mamad, lift, parking and storage confirmed in writing, and parking checked as a registered attachment.
- Renewal status of the building and the street: any TAMA 38 or pinui-binui agreement, its stage and the level of owner consent.
- Running costs in writing: arnona for the exact address, the building committee, and any management company charge.
- For olim, the 12A relief confirmed before contract: the window, that it is unused, and that the purchase is a residence.
Want this for your own search?
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Sources. Bizportal: Nachalat Yitzhak ₪50k/sqm; 3 rooms ₪3.6m (2026-08-12); Bizportal: Nachalat Yitzhak flats at ₪47k/sqm (2024-10-29); Dirobot neighbourhood sales (Tax Authority data) (data 2023-01-08 to 2026-07-28); NadlanShark neighbourhood analysis (2026-09-12); Yad2 rentals, Nachalat Yitzhak (2026-09-25); Yad2 for sale, Nachalat Yitzhak (2026-09-25); Realta rental aggregator, Nahlat Yitzhak (2026-09-25); Globes: buyers in &EAST tower can't complete financing (2025-12-12); Mako: Tel Aviv market splits in two (2025-08-29); Nadlan Center: Terra complex, 4 towers, 718 units (2026-09-02); Nadlan Center: Azorim ~130 units in Nachalat Yitzhak (2022-06-16); Madlan blog: Nachalat Yitzhak becoming a tower hub (2024-04-30); Mako special: EAST&TLV project (undated (pre-2025)); TLV Online: 4-room prices in Nachalat Yitzhak (2025-04-08); TLV Online: residents still waiting for community centre (2024-11-11); Walla Nadlan: Between Tel Aviv and Givatayim, Nachalat Yitzhak (2016-07-11); Tel Aviv municipality: Nachalat Yitzhak employment-zone policy (decision 5058150881) (2002-04-07); ynet: Tel Aviv will not renew TAMA 38 (2024-07-24); TheMarker: Tel Aviv asks owners to give up parking for renewal (2026-04-26); Wikipedia: Nahalat Yitzhak (accessed 2026-09-25); Wikipedia: Totzeret HaAretz Towers (accessed 2026-09-25); Wikipedia: Purple Line (Tel Aviv Light Rail) (accessed 2026-09-25). Tel Aviv-wide rents: Scoutr rent report, 30 days to 25 September 2026. Purchase tax: Land Taxation (Betterment and Acquisition) Law 5723-1963 and the Purchase Tax Regulations, reg. 12A, bands frozen to 15 January 2028.
Limits of the data. Madlan and Yadata neighbourhood pages are rendered with JavaScript and could not be read, so there is no Madlan median or official per-room medians. No true median sale price or median size by room count; the by_rooms figures are Bizportal's typical prices and range midpoints. Rooms and floor are missing for the NadlanShark example sales (Emek Bracha 40, Totzeret HaAretz 5 and 9, Tirat Tzvi 4). Some Dirobot sales have no published address. Excluded conflicting records: Nachalat Yitzhak 19 (₪3.99m, listed as 54 sqm by Dirobot/NadlanShark but 80 sqm by Bizportal) and Nachalat Yitzhak 17 (₪4.74m for 60 sqm, implausible).
Scope. Medians and averages describe populations, not properties. Nothing here is a valuation, a tax ruling or legal advice. The Tel Aviv Property Index holds no listings, takes no referral fees, no advertising and no developer money. This brief was prepared free of charge.