Neve Ofer (Tel Kabir) property prices 2026.
Tel Aviv's southernmost estate, cheap per metre and being rebuilt tower by tower.
Neve Ofer, still widely called Tel Kabir, is a post-war housing estate in far south-east Jaffa on the Holon border. It is among the cheapest parts of the city per metre. Large pinui-binui plans are approved, but services are thin and prices have been flat since 2024.
Data area: Tel Kabir / Neve Ofer / Jaffa B (combined registry area)
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 (₪2.20m)
| Buyer | Purchase tax |
|---|---|
| Single home (Israeli resident) | ₪7,740 |
| Oleh within the eligibility window | ₪1,110 |
| Foreign resident or additional home | ₪176,000 |
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 | Zunz | 3.5 | 73 | ₪2,280,000 | ₪31,233 |
| Jun 2026 | Iris | 2 | 67 | ₪2,050,000 | ₪30,597 |
| May 2026 | Zalman Shazar | 6 | 140 | ₪4,650,000 | ₪33,214 |
| May 2026 | — | 2 | 59 | ₪1,890,000 | ₪32,034 |
| May 2026 | Menachem Arbar | 4 | 71 | ₪1,575,000 | ₪22,183 |
| May 2026 | Shaked | 3 | 65 | ₪2,150,000 | ₪33,077 |
| Apr 2026 | Shik | 3 | 56 | ₪1,850,000 | ₪33,036 |
| Apr 2026 | Greenboim | 4 | 75 | ₪2,380,000 | ₪31,733 |
| Apr 2026 | Ohalei Yaakov | 3 | 65 | ₪1,815,000 | ₪27,923 |
| Mar 2026 | Zunz | 3.5 | 73 | ₪1,950,000 | ₪26,712 |
From the Israel Tax Authority register as published by Dirobot.
Size against price
The dashed red line is the area median of ₪31,429 per m². Dots above it sold for more per metre than the median; dots below it, for less.
The area
What you get
- Simple post-war blocks, many set in gardens and open space.
- At the median of ₪2.2m, expect a three-room flat of about 65–75 m² in an older block.
- Many older blocks have no lift and no mamad.
- New renewal towers bring lifts, parking and protected rooms.
- The same 73 m² layout on Zunz sold for ₪1.95m in March 2026 and ₪2.28m in July, so condition and building matter.
Who lives here
Many long-established families, often from immigrant backgrounds, with larger households than the city average. Younger couples and renters have been arriving as new buildings fill.
Getting around
The Ayalon and Route 4 are close, and buses link to Jaffa, Holon and the centre. The Red Line runs through Jaffa to the west, but no station sits near most homes today.
For the full picture of daily life, schools and community, read The Honest Guide to Neve Ofer (Tel Kabir).
Beware
- Approved plans replace 422 flats in 21 buildings with 1,353 homes in towers of up to 35 floors, so expect years of building sites.
- Residents reported in 2022 that there was no supermarket, café or chain pharmacy in the neighbourhood itself.
- The entrance is marked by the Abu Kabir detention facility and the Institute of Forensic Medicine, which weigh on its reputation.
- Prices per metre have barely moved since 2024.
- A building heading for pinui-binui may face years of uncertainty for tenants and rent.
Check before you make an offer
- Ask whether the building is inside the Ha'Iris, Rasco, Arbar or another plan, and how many owners have signed.
- Read any developer agreement for the new flat's size, timetable, rent during works and guarantees.
- Commission an engineer's survey for damp, cracked concrete and corroded reinforcement.
- Compare recent sales in the same building, because prices vary widely by condition and floor.
- Find the nearest shelter, and ask whether a renewal plan would add a mamad.
The verdict
Works well for
- Buyers who want one of the lowest entry prices in Tel Aviv-Yafo.
- Families who want space and green areas between buildings.
- Patient owners in buildings with signed renewal deals.
- Drivers who use the Ayalon and Route 4.
Harder to recommend for
- People who want shops, cafés and street life on the doorstep.
- Car-free households.
- Investors expecting quick capital growth after the recent stall.
Neve Ofer is changing more than almost any part of the city, with plans that would make it a high-rise district. Today it is still an old estate with few services and flat prices. Buy the building's plan, not the postcode.
Questions buyers ask
What is the median property price in Neve Ofer (Tel Kabir)?
The median registered sale in Neve Ofer (Tel Kabir) is ₪2,200,000, or ₪31,429 per square metre, based on 131 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 Neve Ofer (Tel Kabir)?
On ₪2,200,000, under the 2026 bands: about ₪7,740 for a resident buying a single home, about ₪1,110 for an oleh within the eligibility window, and about ₪176,000 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 Neve Ofer (Tel Kabir)?
Approved plans replace 422 flats in 21 buildings with 1,353 homes in towers of up to 35 floors, so expect years of building sites. Residents reported in 2022 that there was no supermarket, café or chain pharmacy in the neighbourhood itself. The entrance is marked by the Abu Kabir detention facility and the Institute of Forensic Medicine, which weigh on its reputation.
What should I check before making an offer in Neve Ofer (Tel Kabir)?
Ask whether the building is inside the Ha'Iris, Rasco, Arbar or another plan, and how many owners have signed. Read any developer agreement for the new flat's size, timetable, rent during works and guarantees. Commission an engineer's survey for damp, cracked concrete and corroded reinforcement.
Who does Neve Ofer (Tel Kabir) suit?
It works well for: Buyers who want one of the lowest entry prices in Tel Aviv-Yafo; Families who want space and green areas between buildings; Patient owners in buildings with signed renewal deals; Drivers who use the Ayalon and Route 4.
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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.