Nofei Yam property prices 2026.
Quiet, modern and near the beach, but prices jumped and Sde Dov arrives.
Nofei Yam is a relatively new, low-rise neighbourhood in north-west Tel Aviv, beside the former Sde Dov airport. It offers modern flats near the sea, but the median per metre has risen about half since 2023. Tight road access, poor buses and the Sde Dov build-out are the main drawbacks.
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 (₪5.25m)
| Buyer | Purchase tax |
|---|---|
| Single home (Israeli resident) | ₪158,040 |
| Oleh within the eligibility window | ₪16,360 |
| Foreign resident or additional home | ₪420,000 |
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 |
|---|---|---|---|---|---|
| Aug 2026 | — | 2 | 54 | ₪3,500,000 | ₪64,815 |
| Jul 2026 | — | 4 | 98 | ₪6,655,000 | ₪67,908 |
| Jul 2026 | — | 3 | 76 | ₪5,375,000 | ₪70,724 |
| Jul 2026 | — | 4 | 118 | ₪7,900,000 | ₪66,949 |
| Jul 2026 | — | 5 | 138 | ₪10,550,000 | ₪76,449 |
| Jul 2026 | — | 5 | 154 | ₪9,445,000 | ₪61,331 |
| Jul 2026 | — | 2 | 50 | ₪3,600,000 | ₪72,000 |
| Jun 2026 | — | 3 | 76 | ₪5,247,000 | ₪69,039 |
From the Israel Tax Authority register as published by Dirobot.
Size against price
The dashed red line is the area median of ₪55,804 per m². Dots above it sold for more per metre than the median; dots below it, for less.
The area
What you get
- About 2,000 homes, mostly in low-rise apartment buildings, with some villas.
- Many buildings have lifts, mamads and parking.
- At the median of about ₪5.25m, expect a three- or four-room flat of roughly 90–95 m², though recent sales suggest less.
- New towers on the last plots sell at new-build prices and dominate recent deals.
- Height limits have lifted with the airport's closure, so taller buildings are coming.
Who lives here
Mainly families and professionals, many of them upgraders from older northern neighbourhoods. The population is relatively settled, with fewer students and short-term renters.
Getting around
Internal streets connect only to Levi Eshkol, and no buses run inside the neighbourhood. The Green Line is planned alongside, with operations expected toward the end of the decade.
For the full picture of daily life, schools and community, read The Honest Guide to Nofei Yam.
Beware
- Sea views may be blocked as towers rise in Sde Dov and on the last Nofei Yam plots.
- Years of Sde Dov construction will bring traffic and cranes before any benefits.
- The sharp price rise is partly a mix effect from new tower sales, so older flats may not have risen as much.
- Thousands of new rental units in Sde Dov will compete for tenants.
- The area's history of co-ownership and court-supervised land arrangements can leave registration issues.
Check before you make an offer
- Compare sales in the same type of building, separating new towers from older low-rise stock.
- Check the approved plans for Sde Dov and remaining Nofei Yam plots before paying for a view.
- Confirm the flat is properly registered in the Tabu or condominium register.
- Confirm parking and storerooms are registered to the flat.
- Visit at morning rush hour and test the exits onto Levi Eshkol.
The verdict
Works well for
- Families who want a modern flat with a lift, mamad and parking near the beach.
- Upgraders from older northern neighbourhoods.
- Buyers who value quiet streets and low-rise surroundings.
- Long-term owners who will benefit as Sde Dov matures.
Harder to recommend for
- Buyers without a car, at least until the light rail opens.
- Anyone buying mainly for a sea view that could be built out.
- Buyers who cannot tolerate years of construction next door.
Nofei Yam is one of north Tel Aviv's most pleasant family neighbourhoods, with newer buildings and the beach close by. Its prices have jumped and the city's biggest building site is next door. Pay for the building in front of you, not the median.
Questions buyers ask
What is the median property price in Nofei Yam?
The median registered sale in Nofei Yam is ₪5,250,000, or ₪55,804 per square metre, based on 175 registered deals (Feb 2023 – Aug 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 Nofei Yam?
On ₪5,250,000, under the 2026 bands: about ₪158,040 for a resident buying a single home, about ₪16,360 for an oleh within the eligibility window, and about ₪420,000 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 Nofei Yam?
Sea views may be blocked as towers rise in Sde Dov and on the last Nofei Yam plots. Years of Sde Dov construction will bring traffic and cranes before any benefits. The sharp price rise is partly a mix effect from new tower sales, so older flats may not have risen as much.
What should I check before making an offer in Nofei Yam?
Compare sales in the same type of building, separating new towers from older low-rise stock. Check the approved plans for Sde Dov and remaining Nofei Yam plots before paying for a view. Confirm the flat is properly registered in the Tabu or condominium register.
Who does Nofei Yam suit?
It works well for: Families who want a modern flat with a lift, mamad and parking near the beach; Upgraders from older northern neighbourhoods; Buyers who value quiet streets and low-rise surroundings; Long-term owners who will benefit as Sde Dov matures.
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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.