Neve Sharett property prices 2026.
North-east Tel Aviv's cheap entry point, next to the jobs and the cranes.
Neve Sharett is a 1950s housing estate in north-east Tel Aviv, between Tzahala, Ramat HaHayal and Kiryat Atidim. It trades about a quarter below the city per metre. Large pinui-binui plans mean new towers for some owners and years of building sites for everyone.
Data area: Neve Sharett (includes flats, garden flats and semi-detached homes)
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 (₪2.88m)
| Buyer | Purchase tax |
|---|---|
| Single home (Israeli resident) | ₪39,290 |
| Oleh within the eligibility window | ₪4,480 |
| Foreign resident or additional home | ₪230,000 |
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 | HaTzanhanim | 6 | 148 | ₪7,300,000 | ₪49,324 |
| Jul 2026 | Beit El | 5 | 120 | ₪4,220,000 | ₪35,167 |
| Jun 2026 | Rama | 4 | 113 | ₪3,530,000 | ₪31,239 |
| May 2026 | Korazim | 2 | 31 | ₪2,050,000 | ₪66,129 |
| May 2026 | Rama | 4 | 117 | ₪3,750,000 | ₪32,051 |
| May 2026 | Beit El | 4 | 124 | ₪4,120,000 | ₪33,226 |
| Mar 2026 | HaTzanhanim | 4 | 112 | ₪4,076,000 | ₪36,393 |
| Mar 2026 | Almagor | 2 | 40 | ₪1,800,000 | ₪45,000 |
| Mar 2026 | HaTzanhanim | 3 | 83 | ₪3,386,000 | ₪40,795 |
| Feb 2026 | Rama | 4 | 117 | ₪3,740,000 | ₪31,966 |
From the Israel Tax Authority register as published by Dirobot.
Size against price
The dashed red line is the area median of ₪39,000 per m². Dots above it sold for more per metre than the median; dots below it, for less.
The area
What you get
- Long three- and four-storey 1950s blocks, often on pilotis, among lawns and mature trees.
- Most original buildings have no lift, no mamad and limited parking.
- At the median of ₪2.875m, expect an older three-room flat or a small new unit.
- Large, high-priced recent sales are almost certainly new or renewed stock.
- Many flats have been extended over the years, not always legally.
Who lives here
Long-time residents alongside younger families and renters. Many tenants work in Ramat HaHayal or Kiryat Atidim.
Getting around
Buses serve the area, but no light rail line runs through it today. Derech Namir and the Ayalon are a short drive, and roads around Ramat HaHayal are congested at rush hour.
For the full picture of daily life, schools and community, read The Honest Guide to Neve Sharett.
Beware
- The Cleveland plan replaces 242 flats with 547 homes in buildings of six to twenty storeys, so expect long works.
- A second plan on Rama, Philadelphia and Adirim would add two 30-storey towers.
- The 2026 median per metre rests on only 14 deals, so the recent dip is uncertain.
- Unapproved extensions can cut renewal compensation and block a mortgage.
- Cul-de-sac streets keep traffic down but leave the estate feeling cut off.
Check before you make an offer
- Check whether the building is in the Cleveland plan, the Rama–Philadelphia–Adirim plan or another scheme.
- Read the developer agreement before you sign, including size, floor, parking, guarantees and timetable.
- Compare the flat with the approved plans in the municipal building file.
- Check the school zoning for the exact address.
- Locate the nearest shelter and how far it is from the flat.
The verdict
Works well for
- People who work in Ramat HaHayal or Kiryat Atidim and want to walk to the office.
- Buyers who want a north Tel Aviv address below north Tel Aviv prices.
- Patient owners willing to hold through a pinui-binui project.
- Families who value green courtyards over nightlife.
Harder to recommend for
- Commuters to central Tel Aviv without a car.
- Buyers who need a lift and mamad now.
- Anyone who dislikes living next to a building site.
Neve Sharett is a modest estate in an expensive part of the city, next to the north-east job hubs. Today you buy small, old flats with weak public transport and a long construction phase. Buy the plan, not the postcode.
Questions buyers ask
What is the median property price in Neve Sharett?
The median registered sale in Neve Sharett is ₪2,875,000, or ₪39,000 per square metre, based on 183 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 Sharett?
On ₪2,875,000, under the 2026 bands: about ₪39,290 for a resident buying a single home, about ₪4,480 for an oleh within the eligibility window, and about ₪230,000 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 Sharett?
The Cleveland plan replaces 242 flats with 547 homes in buildings of six to twenty storeys, so expect long works. A second plan on Rama, Philadelphia and Adirim would add two 30-storey towers. The 2026 median per metre rests on only 14 deals, so the recent dip is uncertain.
What should I check before making an offer in Neve Sharett?
Check whether the building is in the Cleveland plan, the Rama–Philadelphia–Adirim plan or another scheme. Read the developer agreement before you sign, including size, floor, parking, guarantees and timetable. Compare the flat with the approved plans in the municipal building file.
Who does Neve Sharett suit?
It works well for: People who work in Ramat HaHayal or Kiryat Atidim and want to walk to the office; Buyers who want a north Tel Aviv address below north Tel Aviv prices; Patient owners willing to hold through a pinui-binui project; Families who value green courtyards over nightlife.
Get your free report
A personalised buy or rent report for Neve Sharett or anywhere in Israel: what really sold, at what price, and what is on the market now.
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.