New North property prices 2026.
Leafy, liquid and expensive, with ageing stock and TAMA 38 now over.
The New North runs from Ibn Gvirol to Namir Road and north to Park HaYarkon, built mostly in the 1950s and 1960s. It is among the dearest districts in Tel Aviv per metre, with larger flats than the Old North. With TAMA 38 expired, the gap between renewed and unrenewed buildings matters more.
Data area: New North around Kikar HaMedina (largest of three registry areas; see subareas for the southern and northern parts)
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.
Within the area
| Part | Median | ₪/m² | Deals |
|---|---|---|---|
| Around Kikar HaMedina | ₪5.15m | ₪64,142 | 700 |
| Southern part | ₪5.20m | ₪66,496 | 410 |
| Northern part | ₪4.94m | ₪65,678 | 426 |
Purchase tax at the median (₪5.15m)
| Buyer | Purchase tax |
|---|---|
| Single home (Israeli resident) | ₪153,040 |
| Oleh within the eligibility window | ₪15,860 |
| Foreign resident or additional home | ₪412,000 |
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 | Moshe Sharett | 4 | 114 | ₪6,550,000 | ₪57,456 |
| Jul 2026 | Betzalel | 3 | 70 | ₪3,800,000 | ₪54,286 |
| Jul 2026 | Epstein | 4 | 80 | ₪6,650,000 | ₪83,125 |
| Jul 2026 | Epstein | 3 | 99 | ₪6,750,000 | ₪68,182 |
| Jul 2026 | David Yellin | 4 | 74 | ₪5,000,000 | ₪67,568 |
| Jul 2026 | David Remez | 2 | 42 | ₪2,600,000 | ₪61,905 |
| Jul 2026 | David HaMelech | 4 | 119 | ₪8,000,000 | ₪67,227 |
| Jul 2026 | Matityahu Kohen Gadol | 3 | 79 | ₪5,100,000 | ₪64,557 |
| Jul 2026 | Weizmann | 4 | 95 | ₪7,087,000 | ₪74,600 |
| Jun 2026 | Moshe Sharett | 5 | 149 | ₪8,800,000 | ₪59,060 |
| Jun 2026 | David Remez | 3 | 70 | ₪6,300,000 | ₪90,000 |
| Jun 2026 | Antigonus | 3.5 | 113 | ₪7,000,000 | ₪61,947 |
| Jun 2026 | Antokolsky | 3 | 58 | ₪3,700,000 | ₪63,793 |
From the Israel Tax Authority register as published by Dirobot.
Size against price
The dashed red line is the area median of ₪64,142 per m². Dots above it sold for more per metre than the median; dots below it, for less.
The area
What you get
- Three- and four-storey 1950s–60s blocks on pillars, with gardens between them.
- At a median of about ₪5.2m, expect a three- or small four-room flat of roughly 75–80 m².
- Many blocks were renewed under TAMA 38 with added floors, lifts and mamads.
- Unrenewed buildings often lack a lift and mamad, and parking is tight.
- A renewed building with a lift, mamad and parking costs noticeably more for the same space.
Who lives here
Mainly families and established professionals, with many long-time owners. English is commonly heard, and people connect through schools, synagogues and informal networks.
Getting around
The Red Line's Arlozorov station at the Savidor hub is near the south-eastern corner. The Green Line is under construction along Ibn Gvirol, and its works disrupt traffic now.
For the full picture of daily life, schools and community, read The Honest Guide to New North.
Beware
- TAMA 38 expired on 18 May 2026, so unrenewed buildings now depend on the Shaked Alternative or pinui-binui.
- A live permit next door can mean two years of noise, dust and lost parking.
- Closed balconies, pillar-floor conversions and rooftop rooms are common and not always legal.
- Per-metre prices have been flat to slightly softer since 2023, a modest real decline.
- Rental yields are thin, so this is a place to live, not an income play.
Check before you make an offer
- Confirm whether the building has been strengthened, or that any TAMA 38 permit was valid before 18 May 2026.
- Check municipal planning files for works on neighbouring plots.
- Compare the flat with the approved plans in the building file.
- Confirm parking and storage are registered to the flat in the Tabu or condominium order.
- Check school zoning for the exact address, as two sides of a street can differ.
The verdict
Works well for
- Families who want space, good schools and Park HaYarkon nearby.
- Buyers who value liquidity in a market that sells steadily.
- Olim who want an English-friendly landing inside the city.
- Owners willing to pay more for a renewed building.
Harder to recommend for
- Buyers on a mid-range budget who need four or five rooms.
- Investors chasing rental yield.
- Anyone who cannot tolerate nearby building works for years.
The New North is one of Tel Aviv's safest residential bets, with space, schools, a great park and a liquid market. It does not offer value, and the main renewal route has just closed. Buy the renewed building, or price the unrenewed one as if nothing will happen soon.
Questions buyers ask
What is the median property price in New North?
The median registered sale in New North is ₪5,150,000, or ₪64,142 per square metre, based on 700 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 New North?
On ₪5,150,000, under the 2026 bands: about ₪153,040 for a resident buying a single home, about ₪15,860 for an oleh within the eligibility window, and about ₪412,000 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 New North?
TAMA 38 expired on 18 May 2026, so unrenewed buildings now depend on the Shaked Alternative or pinui-binui. A live permit next door can mean two years of noise, dust and lost parking. Closed balconies, pillar-floor conversions and rooftop rooms are common and not always legal.
What should I check before making an offer in New North?
Confirm whether the building has been strengthened, or that any TAMA 38 permit was valid before 18 May 2026. Check municipal planning files for works on neighbouring plots. Compare the flat with the approved plans in the building file.
Who does New North suit?
It works well for: Families who want space, good schools and Park HaYarkon nearby; Buyers who value liquidity in a market that sells steadily; Olim who want an English-friendly landing inside the city; Owners willing to pay more for a renewed building.
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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.