Neve Avivim property prices 2026 נווה אביבים
Neve Avivim registers at about ₪50,663 per square metre (average of 55 registered sales, 12 months to Sep 2026), which is number 17 of the thirty-nine neighbourhoods in this series. At that rate a 70 sqm three-room costs about ₪3.55m and a 100 sqm four-room about ₪5.07m. Asking rents run around ₪9,100–11,250 a month on average across all sizes.
Neve Avivim in six numbers
Neve Avivim suits families who want a quiet, green, top-ranked state-school area next to Tel Aviv University and who can spend about ₪4.5-5.5m for an older 4-room flat, or ₪5.7-7.5m for a new-build 4-5 room in a TAMA 38/2 building. Investors looking for yield should look elsewhere.
It works well for renting families and academics who want space, parks and schools, at about ₪10,000-14,000 a month for a 4-room depending on mamad and building age. Singles wanting nightlife and beach life will find it sleepy and far from the centre.
What Neve Avivim is
Neve Avivim (also called Ramat Aviv Bet) was planned as a green, spacious 'urban kibbutz' for the upper-middle class. It once housed politicians and cultural figures, including Yitzhak Rabin and Shimon Peres. The housing is mostly 1960s-70s walk-ups and slab blocks (average building year about 1970, per CitySquare), plus a few high-rise towers, and a growing number of new 8-9 storey TAMA 38/2 buildings are replacing the walk-ups. Around 13,000 residents live in about 5,300 flats, and the area ranks at the top of the socioeconomic scale (cluster 19 of 20). The feel is quiet, mature and leafy, and there is a growing number of young families drawn by the schools and by Tel Aviv University.
Boundaries and parts
Einstein Street to the south, Haim Levanon Street and Namir Road on its two flanks, and open KKL land to the north (per Time Out Tel Aviv). It sits beside Ramat Aviv Gimmel and Tochnit Lamed, with Ramat Aviv Mall and Tel Aviv University on its southern edge.
- Talmudic-sages streets (HaTanaim, HaAmoraim, HaSavoraim, Rav Ashi, Ravina, Ousha)
- Yehuda HaNasi corridor (older blocks, towers and renewal compounds)
- Oppenheimer / Geiger / Daniel Moritz (larger 5-room flats near the park)
- Tagore Street commercial strip
- Einstein Street frontage (light rail corridor, new towers at Einstein 57-61)
Getting around
The Green light rail line runs along Einstein Street. Its station opposite Ramat Aviv Mall, between Tagore and Brodetsky streets, marks the neighbourhood's southern edge. NTA puts the street works at completion around 2027, and service is expected around 2028. Namir Road (Route 2 northward) and the Ayalon/coastal road junctions are a couple of minutes' drive away, and Israel Railways' Tel Aviv University station is nearby to the south. Buses 24, 25, 90 and 289 served the area (Time Out, 2018; check current routes).
Schools, parks and families
Municipal elementary schools in or beside the area include Nitzanim, Arzim and Yachdav (grades 1-9), and there are several municipal kindergartens (per Madlan). The neighbourhood park (Gan Sol and Sisi Mark) has the Israel Chess Association building, a well-used dog park and the 'Aviv' scout troop. Tel Aviv University, Ramat Aviv Mall, a country club and the Tagore Street cafés are all walkable. Yarkon Park and the northern beaches are a short drive away. The schools are Hebrew-medium, and the area appeals to families who want good state schools in a quiet, green setting.
English speakers
No source found describing an organised English-speaking community specific to Neve Avivim. Wider Ramat Aviv has a mixed international population linked to Tel Aviv University and some olim-friendly options, such as the Reform congregation Tiferet Shalom in Ramat Aviv. The neighbourhood itself is predominantly secular, older and Israeli-born.
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 8 sales in this brief the price per square metre runs from ₪48,387 to ₪67,708. 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: Jun 2024 - mid 2025 ₪59,463; 12 months to Sep 2026 ₪50,663.
How these figures are based
Sources: Madadirot, resale average, last 12 months (accessed Sep 2026) · Bizportal, 16 Jul 2026 ('4-room flats trade around ₪4.95m'); Madadirot gives ₪5.68m resale average and Nadlan Center (6 Aug 2026) gives ₪4.361m secondary-market average · Bizportal, 16 Jul 2026 ('₪5.6m and up'); Madadirot gives ₪7.47m resale average
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 |
|---|---|---|---|---|---|---|
| Einstein 57-61 (new project) | 2 | — | 48 | ₪3,250,000 | ₪67,708 | 2026-08 |
| HaSavoraim 9 (new build) | 3 | 0 | 77 | ₪4,850,000 | ₪62,987 | 2026-08 |
| Yehuda HaNasi 33 | 3 | 3 | 62 | ₪3,100,000 | ₪50,000 | 2026-08 |
| HaTanaim 4-10 | 4 | 1 | 98 | ₪5,160,000 | ₪52,653 | 2026-08 |
| ME HaSavoraim 7/11/13 (new build) | 5 | 7 | 110 | ₪6,050,000 | ₪55,000 | 2026-07 |
| HaTanaim 20-26 (TAMA 38/2 new build) | 5 | 2 | 132 | ₪7,440,000 | ₪56,364 | 2026-07 |
| Yehuda HaNasi 39 (1970 building) | 4 | — | 94 | ₪4,590,000 | ₪48,830 | 2026-06 |
| Yehuda HaNasi 33 | 3 | 2 | 62 | ₪3,000,000 | ₪48,387 | 2026-06 |
Sources: Madadirot neighbourhood page (nadlan.gov.il-based). Sales marked off-plan or new-build carry a new-build premium; a sale with no floor or date shown was published without one.
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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. Our calculation: median ₪/sqm of 9 Yad2 resale listings in Neve Avivim, Sep 2026 (range ₪39k-57k)
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 |
|---|---|---|---|---|
| ME HaSavoraim 7, 11, 13 Ashly Liran | Demolish-and-rebuild (3 buildings, 42 to 107 units) | — | 3-5 rooms, gardens, penthouses; a 5-room 110 sqm unit sold for ₪6.05m in Jul 2026 | Originally planned for 2025 (Maariv, Nov 2022); units being resold in 2026 |
| HaSavoraim 9 Shalom et Nathan | TAMA 38/2 (33 units, 8-9 storeys) | — | 4-room (112 sqm + 12 sqm balcony) from about ₪48,000/sqm | End of 2026 |
| HaAmoraim 11-13 Beit VeGag | TAMA 38/2 (2 buildings, 68 units) | — | 3-5 rooms, garden units, penthouses; Madlan lists an average of ₪52,000/sqm | Not stated; under construction |
| HaTanaim 20-26 Adam Schuster | TAMA 38/2 (2 x 9 storeys, 75 units) | ₪3,600,000 | 2-room; 3-room from ₪4.5m, 4-room from ₪5.7m | End of 2028 (per Madlan) |
| Yehuda HaNasi 10-12 Radco (Rafaely Group) | Demolish-and-rebuild (32 to 64 units, 8 storeys) | — | 3-5 rooms, gardens, penthouses | Not stated |
| Yehuda HaNasi 14-22 compound | Pinui-binui, plan TA/MK/4653 (80 to 195 units, up to 15 storeys, 20 affordable units) | — | n/a | Planning stage |
| Yehuda HaNasi 9-11 | New build / TAMA 38 (9 storeys) | — | 2.5-5 rooms; marketed with deposits from ₪399,000 | Not stated |
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 Neve Avivim's rate a 70 sqm three-room is about ₪3.55m and a 100 sqm four-room about ₪5.07m. On the four-room an oleh pays ₪15,438 in purchase tax; an Israeli resident buying a sole home pays ₪148,853; a non-resident or anyone buying a second home pays ₪405,304.
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 · ₪3.55m | Oleh, reg. 12A | ₪7,838 | ₪119,619 | ₪127,457 | 3.6% |
| Resident, sole home | ₪72,859 | ₪119,619 | ₪192,478 | 5.4% | |
| Non-resident / additional | ₪283,713 | ₪119,619 | ₪403,332 | 11.4% | |
| 4-room · ₪5.07m | Oleh, reg. 12A | ₪15,438 | ₪164,456 | ₪179,894 | 3.6% |
| Resident, sole home | ₪148,853 | ₪164,456 | ₪313,309 | 6.2% | |
| Non-resident / additional | ₪405,304 | ₪164,456 | ₪569,760 | 11.2% |
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 ₪119,565 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 Neve Avivim's four-room price it is worth ₪133,416 against the resident rate and ₪389,866 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in Neve Avivim
These look like asking-rent averages and include new-build units, so they sit at the top of the range. Madlan's neighbourhood average rent is ₪11,250, and Realta's average across 66 current listings is only ₪9,119 (that average includes some shared or odd listings). Concrete 4-room asks in June 2025 ran from ₪9,000 (ground floor, 120 sqm) to ₪14,500 (118 sqm with a mamad). Expect signed rents for older, unrenovated 4-rooms nearer ₪10,000-11,500, and a large premium for flats with a mamad (safe room).
Realta, average of 66 current listings, and Madlan's neighbourhood average, Sep 2026. Portal room-by-room figures of ₪10,330 / ₪13,850 were set aside because they match the Tel Aviv-wide averages almost exactly. — Last 12 months to Sep 2026
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 | ₪10,184 |
| Security, at the legal cap (3 months) | ₪30,552 |
| Broker, if you hired one: one month + VAT | ₪12,017 |
| Cash out before moving in | ₪52,753 |
On a rent of ₪10,184 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
Without a reliable three-room rent there is no like-for-like yield figure for Neve Avivim.
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
Neve Avivim is one of Tel Aviv's most active TAMA 38/2 (demolish-and-rebuild) zones. CitySquare counts 27 projects before permit, 22 with permits and 11 completed. Nadlan Center (Aug 2026) cites about 3,673 units in planning or construction by 27 developers, with the housing stock projected to grow from about 5,264 to 7,000 units by 2040. Key projects: ME HaSavoraim 7/11/13 (42 to 107 units), HaSavoraim 9 (33 units), HaAmoraim 11-13 (68 units), HaTanaim 20-26 (75 units), HaTanaim 4-10 (completed 2023), Yehuda HaNasi 33 (completed 2024), Yehuda HaNasi 10-12 (32 to 64 units) and the Yehuda HaNasi 14-22 pinui-binui plan (80 to 195 units, up to 15 storeys). The typical new building is 8-9 storeys, replacing 4-storey 1960s-70s blocks.
Specific to Neve Avivim
Years of building sites
With dozens of TAMA 38/2 projects around HaSavoraim, HaAmoraim, HaTanaim and Yehuda HaNasi at once, many streets will have demolition, cranes and lost parking for years. Walk the street and check permits on the municipal GIS before committing.
Sold averages mix old and new
Recent registered sales blend brand-new TAMA units (₪55-68k/sqm) with 1970 walk-ups (₪48-50k/sqm). That is why the Madlan figure (₪59k) and the Madadirot figure (₪51k) differ so much. Compare like with like by building age.
Shelter (mamad) gap
Most original buildings have no in-flat mamad, only shared shelters. Since 2025 flats with a mamad command clearly higher rents and prices here, so an older flat without one should be priced accordingly.
Buying a 'renewal promise'
Sellers in older blocks often price in a future TAMA 38 deal. Ask whether an agreement is signed, what share of owners have signed, whether a permit has been issued and how strong the developer is. Some projects here have run years past their original delivery dates, such as ME HaSavoraim, first targeted for 2025.
Very low rental yield
Bizportal puts the median gross yield at about 2.45%, and Madlan lists about 2.3% for new projects. This is a place to live, not a cash-flow investment.
Light rail works on Einstein
Green Line works along Einstein Street are expected to run to about 2027, with service around 2028. Until then, expect traffic disruption on the main access road. Flats right on Einstein will also get tram noise once it opens.
Thin, older market
Madadirot shows only about 55 deals in the last 12 months, and many sellers are elderly long-term owners with dated interiors. Budget for full renovation in resale stock, and expect prices to be sensitive to a few outlier deals.
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.
Neve Avivim property: common questions
What is the average price per square metre in Neve Avivim?
Registered sales put Neve Avivim at about ₪50,663 per square metre (average of 55 registered sales, 12 months to Sep 2026). Individual sales in this brief range from about ₪48,387 to ₪67,708 per square metre, depending on the building, floor and condition.
How much does an apartment cost in Neve Avivim?
At the registered rate a 70 sqm three-room apartment costs about ₪3.55m and a 100 sqm four-room about ₪5.07m. 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 Neve Avivim?
No reliable rent by room count is published for Neve Avivim. These look like asking-rent averages and include new-build units, so they sit at the top of the range. Madlan's neighbourhood average rent is ₪11,250, and Realta's average across 66 current listings is only ₪9,119 (that average includes some shared or odd listings). Concrete 4-room asks in June 2025 ran from ₪9,000 (ground floor, 120 sqm) to ₪14,500 (118 sqm with a mamad). Expect signed rents for older, unrenovated 4-rooms nearer ₪10,000-11,500, and a large premium for flats with a mamad (safe room).
How much purchase tax does a new oleh pay in Neve Avivim?
On a four-room at about ₪5.07m, an oleh using the regulation 12A relief pays about ₪15,438 in purchase tax, against ₪148,853 for an Israeli resident buying a sole home and ₪405,304 for a non-resident or anyone buying an additional home. The relief applies from one year before aliyah to seven years after, once.
Is Neve Avivim a good place to buy?
Neve Avivim suits families who want a quiet, green, top-ranked state-school area next to Tel Aviv University and who can spend about ₪4.5-5.5m for an older 4-room flat, or ₪5.7-7.5m for a new-build 4-5 room in a TAMA 38/2 building. Investors looking for yield should look elsewhere.
Is Neve Avivim a good place to rent?
It works well for renting families and academics who want space, parks and schools, at about ₪10,000-14,000 a month for a 4-room depending on mamad and building age. Singles wanting nightlife and beach life will find it sleepy and far from the centre.
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 Neve Avivim
- 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.
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Sources. Madlan – Neve Avivim area page (sold deals, averages, schools) (Accessed Sep 2026 (deals Jun-Aug 2026)); Bizportal – נווה אביבים מתחדשת ושומרת על הביקוש (16 Jul 2026); Nadlan Center – דירה באחת השכונות המבוקשות בת"א (6 Aug 2026); Madadirot – Neve Avivim and surroundings (Accessed Sep 2026); ynet – Tel Aviv neighbourhood price map (Madlan survey) (19 Jul 2025); Yad2 – Neve Avivim apartments for sale (Accessed Sep 2026); Madlan – Neve Avivim for sale (Accessed Sep 2026); Madlan – HaTanaim 20-26 project (Accessed Sep 2026); Madlan – HaAmoraim 11-13 project (Accessed Sep 2026); Calcalist – HaAmoraim project by Beit VeGag (2 Feb 2026); ynet – HaSavoraim 9 (Shalom et Nathan) (10 Jul 2025); Maariv – ME HaSavoraim pinui-binui (24 Nov 2022); Radco – Yehuda HaNasi 10-12 (Accessed Sep 2026); CitySquare / TheMarker – Neve Avivim renewal report (Accessed Sep 2026); Tel Aviv Online – 4-room rentals with mamad in Neve Avivim (23 Jun 2025); Realta – Neve Avivim rentals (Accessed Sep 2026); NTA – Green Line Einstein section presentation (Accessed Sep 2026); Time Out Tel Aviv – everything about Neve Avivim (9 Jan 2018); Israel Movement for Reform Judaism – Tiferet Shalom, Ramat Aviv (Search result, Sep 2026). 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. No true neighbourhood-wide median ₪/sqm for 2025-26 was found. The headline figure is Madadirot's 12-month average (55 deals, 'Neve Avivim and surroundings'), and the Madlan ₪59,463 figure covers Jun 2024-mid 2025 with a different method, so no year-on-year % was computed. No year-by-year ₪/sqm series for 2021-2024 was found. Bizportal mentions about +30% over roughly two years but calls it unreliable because of thin volume. Only 8 registered 2026 sales with full details were found (all Jun-Aug 2026). No 2025 individual deals with sqm and date were retrievable. Floors for Einstein 57-61 and Yehuda HaNasi 39 were shown inconsistently and are left null. Median sqm by room count was not found. By-room prices are averages from different sources and disagree widely, e.g. 4-room at ₪4.36m (Nadlan Center), ₪4.95m (Bizportal) and ₪5.68m (Madadirot).
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.