Neve Sha'anan property prices 2026.
Central, crowded and neglected, with its future tied to the bus station.
Neve Sha'anan is the dense district around Tel Aviv's Central Bus Station, founded in 1921. It trades about 9% below the city per metre, a smaller discount than its reputation suggests. Old buildings, visible social problems and the bus station's unresolved future are the headline risks.
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 (₪2.46m)
| Buyer | Purchase tax |
|---|---|
| Single home (Israeli resident) | ₪18,540 |
| Oleh within the eligibility window | ₪2,410 |
| Foreign resident or additional home | ₪196,800 |
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 |
|---|---|---|---|---|---|
| Jun 2026 | — | 3 | 82 | ₪2,300,000 | ₪28,049 |
| Jun 2026 | — | 3 | 57 | ₪2,830,000 | ₪49,649 |
| May 2026 | — | 2 | 46 | ₪2,150,000 | ₪46,739 |
| May 2026 | HaGra | 2 | 68 | ₪3,480,000 | ₪51,176 |
| May 2026 | HaGdud HaIvri | 2 | 50 | ₪1,790,000 | ₪35,800 |
| May 2026 | Rosh Pina | 2 | 50 | ₪2,170,000 | ₪43,400 |
| May 2026 | Akiva Eiger | 2 | 50 | ₪2,170,000 | ₪43,400 |
| Apr 2026 | HaGra | 2 | 53 | ₪3,386,000 | ₪63,887 |
| Apr 2026 | — | 2 | 51 | ₪2,800,000 | ₪54,902 |
From the Israel Tax Authority register as published by Dirobot.
Size against price
The dashed red line is the area median of ₪47,400 per m². Dots above it sold for more per metre than the median; dots below it, for less.
The area
What you get
- Small flats, often above shops, in buildings from the 1930s to the 1960s.
- At the median of ₪2.46m, expect a two-room flat of about 50 m² without a lift.
- Few buildings have a mamad, and parking is scarce.
- Recent HaGra sales above ₪50,000 per m² look like newer or renovated units.
- Maintenance is uneven, especially where many owners live elsewhere.
Who lives here
A mixed population of African asylum seekers, migrant workers, long-time Israeli residents and young renters. Many residents rent and turnover is high.
Getting around
Buses from across the country start at the Central Bus Station, and HaHagana railway station is a short walk east. The Red Line's Allenby and Elifelet stations are within reach.
For the full picture of daily life, schools and community, read The Honest Guide to Neve Sha'anan.
Beware
- In April 2026 a plan to move bus operations to a temporary site near Holon junction was approved, with no firm closure date and no settled use for the building.
- Drug use and homelessness are visible on some corners, especially near the bus station.
- Some units began as workshops or storage, or have been split, which can block a mortgage.
- Prices per metre have been flat since 2023, a slow decline in real terms.
- High turnover and wear can make net rental returns thin and resale slow.
Check before you make an offer
- Visit the exact street after dark and at the weekend.
- Commission an engineer's survey and check fire safety in common areas and ground-floor shops.
- Check the municipal file and Tabu to confirm residential use and approved size.
- If a tenant is in place, check the lease, the rent paid and the tenant's status.
- Find the nearest building or public shelter.
The verdict
Works well for
- Experienced investors who can manage tenants closely.
- Buyers betting on the long-term redevelopment of the bus station area.
- Young buyers who want central transport at a lower price.
- People who already know and like the neighbourhood's daily life.
Harder to recommend for
- Families seeking a quiet, settled community.
- Buyers from abroad who have not seen the area in person.
- Anyone who needs a lift, a mamad or parking.
Neve Sha'anan has history, transport and a central location. It also has old buildings, visible social problems and a bus station with no settled future. Buy here only with your eyes open and your timeline long.
Questions buyers ask
What is the median property price in Neve Sha'anan?
The median registered sale in Neve Sha'anan is ₪2,460,000, or ₪47,400 per square metre, based on 299 registered deals (Jan 2023 – Jun 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 Sha'anan?
On ₪2,460,000, under the 2026 bands: about ₪18,540 for a resident buying a single home, about ₪2,410 for an oleh within the eligibility window, and about ₪196,800 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 Sha'anan?
In April 2026 a plan to move bus operations to a temporary site near Holon junction was approved, with no firm closure date and no settled use for the building. Drug use and homelessness are visible on some corners, especially near the bus station. Some units began as workshops or storage, or have been split, which can block a mortgage.
What should I check before making an offer in Neve Sha'anan?
Visit the exact street after dark and at the weekend. Commission an engineer's survey and check fire safety in common areas and ground-floor shops. Check the municipal file and Tabu to confirm residential use and approved size.
Who does Neve Sha'anan suit?
It works well for: Experienced investors who can manage tenants closely; Buyers betting on the long-term redevelopment of the bus station area; Young buyers who want central transport at a lower price; People who already know and like the neighbourhood's daily life.
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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.