Old North property prices 2026 הצפון הישן
Old North registers at about ₪66,050 per square metre (median of 16 registered sales, Jun–Aug 2026), which is number 6 of the thirty-nine neighbourhoods in this series. At that rate a 70 sqm three-room costs about ₪4.62m and a 100 sqm four-room about ₪6.61m. A three-room asks about ₪9,988 a month and a four-room about ₪14,700, against Tel Aviv averages of ₪10,123 and ₪13,824.
Old North in six numbers
Best suited to buyers with at least ₪3–4M for a small 2–3 room resale flat in an older walk-up. A 4-room flat in good condition, or a renovated one with a mamad, has registered at ₪5.9–8.5M in 2026. New-build or penthouse units go well beyond that. Choose it for lifestyle, walkability and long-term value, not yield: gross yields are low, about 2.5–3.5% according to one agent source.
A good fit for singles, couples and young families who want a walkable, beach-and-park lifestyle and Anglo synagogues nearby. Expect asking rents around ₪7,500–8,000 for 2 rooms, about ₪10,000 for 3 rooms and ₪14,000–15,000+ for 4 rooms, with a premium near Dizengoff and the sea. Many older rentals have no mamad, no lift and no parking, so check those first.
What Old North is
Most of the housing is low-rise, three to five storeys. These are mostly 1930s–1950s International Style (Bauhaus) and later plaster blocks on pilotis. Madlan describes it as low-rise building of 3–5 storeys, with a socio-economic rating of 9/10. The southern half sits inside or next to the UNESCO White City. Heritage and conservation rules there cap heights, while newer TAMA 38 rebuilds, the Basel compound and a few towers such as Arlozorov 17 add modern, higher-priced stock. Residents include singles, young professionals and established middle to upper-middle-class families, plus many returning Israelis and English-speaking and French immigrants. The feel is leafy, walkable and café-heavy, close to the beach, the port and Yarkon Park.
Boundaries and parts
Ibn Gvirol Street (east), the Yarkon River and Yarkon Park (north), the Mediterranean and HaYarkon Street (west), and roughly Arlozorov Street / Gordon Street (south). This is the northern half of the city's Rova 3 planning district, which runs south to Bograshov. Madlan splits the area into four parts: north, central, south-east (Dizengoff Square and Rabin Square area) and south-west (Ben Yehuda, Gordon and Frishman down to the beaches). Yad2 splits it into 'Old North – North' and 'Old North – South'.
- Old North – northern part (Basel compound, Yirmiyahu, Nordau Blvd, north Ben Yehuda and Dizengoff, Tel Aviv Port edge)
- Old North – central part (Arlozorov to Nordau: Sokolov, Zlatopolsky, Vormaiza, Be'er Tuvia, Dizengoff 170–230)
- Old North – south-east (Dizengoff Square, Rabin Square, Ben Gurion Blvd, Hirschenberg, HaNevi'im)
- Old North – south-west (Ben Yehuda, Gordon, Frishman, Sirkin, Shalom Aleichem; Gordon and Frishman beaches)
- Park and port strip along HaYarkon Street and Yarkon Park
Getting around
Green Line (light rail, under construction): runs underground beneath Ibn Gvirol, with stations at Nordau, Arlozorov and Rabin Square on the neighbourhood's eastern edge. The NTA said in Oct 2024 it will open later than the end of 2028, and the northern section may open last (Globes). Purple Line (under construction): NTA works run along Arlozorov from Ibn Gvirol to Ben Yehuda, and the line starts at Arlozorov/Savidor. telavivmetro.org estimates opening around 2027; Madlan says 'about 2027'. Red Line (operating): runs east of the area, and the nearest station is Arlozorov at Tel Aviv Savidor Center. Israel Railways: Tel Aviv Savidor Center and Tel Aviv University stations are across the Ayalon. Main roads: Ibn Gvirol, Dizengoff, Ben Yehuda, HaYarkon, Arlozorov, Nordau, Jabotinsky, Sokolov. Public transport is rated 4.6–4.7/5 by Madlan residents. The area is heavily bus-served and walkable, and there are Tel-O-Fun bikes and cycle lanes.
Schools, parks and families
Madlan lists these public schools. Elementary: Har Nevo, Osishkin, A.D. Gordon (northern part) and Graetz (central part). Middle and high school: Gordon junior high and Ironi Heh (Ironi 5). Madlan gives the neighbourhood an education index of 98/100 against a national average of 65, and residents rate kindergartens 4.3/5 and parks 4.1–4.5/5. Yarkon Park borders the north, and the Tel Aviv Port boardwalk and the Metzitzim, Hilton, Gordon and Frishman beaches are all within walking distance. Ichilov (Sourasky) Medical Center is just east of Ibn Gvirol. There are no English-language schools in the neighbourhood itself. Olim children usually go to Hebrew-language state schools with ulpan-style support, and international schools are outside the area.
English speakers
This is one of Tel Aviv's more established English-speaking areas, alongside the rest of the city centre. Secret Tel Aviv lists Ichud Shivat Zion at Ben Yehuda 86, a Modern Orthodox complex that includes Minyan Ichud Olam and draws many olim, and the North Central Synagogue at Ben Yehuda 126, Modern Orthodox and welcoming to internationals. Rosh Yehudi at Bar Kochva 54 (corner of Dizengoff) is popular with French olim. Chabad on the Coast, an English-speaking Chabad house, is at Hevron 16. Estate agents describe international families and English speakers as a core part of the population (Ronkin List, a marketing source). We found no official count of English speakers.
How these figures are based
Each figure is the best available for that neighbourhood, and the bases differ: Old North ₪66,050 — median of 16 registered sales, Jun–Aug 2026; New North ₪61,475 — median of 19 registered sales, Jul–Aug 2026; Lev Ha'ir ₪65,560 — median of 11 registered sales, Jul–Aug 2026, several off-plan; Neve Tzedek ₪75,800 — median of registered sales, 12 months to Aug 2026; Kerem HaTeimanim ₪73,000 — neighbourhood average, Aug 2026; Florentin ₪59,000 — median of registered sales, 12 months to Aug 2026; Jaffa ₪49,600 — median of registered sales, flea market and north Jaffa, 12 months to Aug 2026; Ramat Aviv ₪59,800 — average, old Ramat Aviv, year to Sep 2026; Bavli ₪52,500 — median of 99 registered resales, 12 months to Sep 2026; Park Tzameret ₪59,227 — median of 8 registered sales, Feb 2025–Apr 2026; Tzahala ₪40,250 — median of 8 Ganei Tzahala apartment sales, H1 2026; villas excluded; Afeka ₪44,812 — median of 3 registered apartment sales, Jan–Oct 2025; Neve Avivim ₪50,663 — average of 55 registered sales, 12 months to Sep 2026; Tel Baruch ₪46,000 — median of Tel Baruch North flats, 12 months to mid-2026; Ramat HaChayal ₪47,000 — median of 8 registered sales, 12 months to Jul 2026; Kochav HaTzafon ₪50,000 — average of recent resales, Jul 2026; Yad Eliyahu ₪41,300 — median of 240 registered sales, 12 months to mid-2026; Nachalat Yitzhak ₪49,067 — median of 55 registered sales, Jan–Jul 2026; Montefiore ₪57,333 — median of 7 registered whole-unit sales, Aug 2025–Aug 2026; Shapira ₪36,500 — midpoint of the resale range, Aug 2025–Jul 2026; Tochnit Lamed ₪75,750 — median of 99 registered sales, Jan–Jul 2026, pulled up by new-build towers; Neot Afeka ₪45,673 — median of 35 registered sales in Neot Afeka B, 2025; Ma'oz Aviv ₪54,900 — 3-room average, Ma'oz Aviv A, Jun 2024–Jul 2025; Hadar Yosef ₪47,628 — median of registered sales, Jan–Aug 2026; Neve Sharett ₪38,040 — median of 66 registered sales, 2025; Kiryat Shalom ₪44,269 — median of registered sales, Jan–Jul 2026, with a large new-build share; Neve Sha'anan ₪40,900 — neighbourhood average, 12 months to Jul 2026; HaTikva ₪26,600 — average of 39 registered sales, Sep 2025–Aug 2026; Kfar Shalem ₪30,461 — Madlan average of recent registered sales, Sep 2026; Neve Ofer ₪31,500 — neighbourhood average, 12 months to Jul 2026; Bitzaron ₪53,520 — median of 32 registered sales, Jan–Jul 2026, mostly off-plan; Nofei Yam ₪69,300 — weighted average of the 8 latest registered sales, to Aug 2026; Sde Dov ₪72,351 — median of 15 registered off-plan sales, Mar–Jul 2026; Kiryat Shaul ₪33,090 — median of only 6 registered sales, May 2023–Apr 2026, mostly houses; Yad Harutzim ₪64,968 — median of 9 registered sales, Jan 2025–Jul 2026, 7 of them off-plan; Jaffa D ₪35,780 — median of 92 registered sales, 2025; Jaffa C ₪33,333 — median of 51 registered sales, 2025; Neve Eliezer ₪31,098 — median of 25 registered sales, 2025, in a data area shared with Kfar Shalem East; HaArgazim ₪35,054 — median of 29 registered sales, H1 2026, with a large off-plan share. Read the ranking as indicative, not exact.
What people actually paid
Every sale below is a completed transaction reported to the Israel Tax Authority, not an asking price or an agent's estimate. Across the 12 sales in this brief the price per square metre runs from ₪48,485 to ₪94,521. Floor, condition, a mamad, a lift, parking and whether the unit is new explain almost all of that spread.
The readings come from different publishers and methods — averages and medians, all sizes or one room count — so read the direction, not the exact step. Full periods: 2017 ₪44,200; 2018 ₪42,200; 2024 ₪62,000; Jun 2024–Jul 2025 ₪67,747; Jun–Aug 2026 ₪66,050.
How these figures are based
Sources: Our median of 4 registered 2-room deals, Jun–Aug 2026 (Madlan north and central parts: Be'er Tuvia 28, Arlozorov 71, Vormaiza 4-6, Ben Yehuda 200) · Our median of 7 registered 3-room deals, Jun–Aug 2026 (Madlan north and central parts). Range ₪3.2M–₪6.9M. · Our median of 3 registered 4-room deals, Jul 2026 (Osishkin 30, Basel 48, Zlatopolsky 10). Very small sample; range ₪5.88M–₪8.5M.
Dotted lines mark 75%, 100% and 130% of the neighbourhood rate per sqm. A dot above the middle line paid more per metre than the area figure.
| Address | Rooms | Floor | Sqm | Price | ₪/sqm | Date |
|---|---|---|---|---|---|---|
| Dizengoff 193 | 3 | 6 | 73 | ₪6,900,000 | ₪94,521 | 2026-08 |
| Be'er Tuvia 28 | 2 | 1 | 45 | ₪2,900,000 | ₪64,444 | 2026-08 |
| Shalom Aleichem 31 | 4 | 4 | 77 | ₪5,700,000 | ₪74,026 | 2026-08 |
| Basel 48 | 4 | 5 | 100 | ₪7,750,000 | ₪77,500 | 2026-07 |
| Osishkin 30 | 4 | 5 | 110 | ₪5,880,000 | ₪53,455 | 2026-07 |
| Osishkin 30 | 3 | 4 | 66 | ₪3,200,000 | ₪48,485 | 2026-07 |
| Yordei HaSira 19 | 3 | 5 | 71 | ₪4,600,000 | ₪64,789 | 2026-07 |
| Micha 12 | 3 | 4 | 70 | ₪4,710,000 | ₪67,286 | 2026-07 |
| Ben Yehuda 215 | 3 | 6 | 64 | ₪4,000,000 | ₪62,500 | 2026-07 |
| Sokolov 20 | 3 | 3 | 68 | ₪3,420,000 | ₪50,294 | 2026-07 |
| Zlatopolsky 10 | 4 | 4 | 93 | ₪8,500,000 | ₪91,398 | 2026-07 |
| Sirkin 14 | 4 | 4 | 100 | ₪6,520,000 | ₪65,200 | 2026-05 |
Sources: Madlan sold-transactions pages for 'הצפון הישן החלק הצפוני' and 'הצפון הישן החלק המרכזי' (nadlan.gov.il data), median calculated by us. Cross-check: Madlan, as reported by ynet on 19 Jul 2025, gave an average of ₪67,747/sqm for the northern part and ₪67,240/sqm for the central part, for 3-room deals from Jun 2024 onward, new and resale weighted.. Sales marked off-plan or new-build carry a new-build premium; a sale with no floor or date shown was published without one.
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What is for sale, and what is being built
Asking prices are what sellers hope for. Set them against section two, not in place of it. Our median of 9 second-hand asking listings with plausible sizes on Madlan (northern part) and Yad2 ('Old North – South'), viewed Sep 2026. Small sample: asking prices across the whole neighbourhood run from about ₪40,000 to ₪70,000/sqm. Madlan average asking price: ₪4.24M (north), ₪4.75M (central).
Pale bar: the neighbourhood's registered figure. Asking prices per sqm are the listed price divided by the advertised area, which is often measured generously.
New build and renewal schemes
| Scheme | Type | From | Units | Delivery |
|---|---|---|---|---|
| Yehezkel 34 | new build (urban renewal) | ₪6,290,000 | 3–6 rooms | — |
| Nordau Blvd 58 | new build (urban renewal) | ₪3,650,000 | unit size not stated | — |
| Lissin 15 | new build (urban renewal) | ₪3,100,000 | 2–4 rooms (price probably for smallest unit) | — |
| Ecocity Alexander Yanai 12-14 | new build (urban renewal) | — | 3–4 rooms; ₪150,000 furniture incentive advertised | — |
| Helsinki 8 Almey Group | new build | — | 3–5 rooms, 8 floors | — |
| Shimon HaTarsi 1-7 and 16-18 | new build (urban renewal) | — | 2–5 rooms | — |
| Tsirelson compound Tidhar Group | pinui-binui | — | 42 old units replaced by 81 new, three 8-storey buildings | 2028 (expected) |
A "from" price is the cheapest unit, on the lowest floor, in the smallest configuration. Ask every developer for the price list by floor and the schedule of areas in writing, and ask what the price is on the ordinary payment schedule rather than a deferred one.
What buying here actually costs
At Old North's rate a 70 sqm three-room is about ₪4.62m and a 100 sqm four-room about ₪6.61m. On the four-room an oleh pays ₪64,376 in purchase tax; an Israeli resident buying a sole home pays ₪242,286; a non-resident or anyone buying a second home pays ₪539,399.
Bands frozen to 15 January 2028. Resident: nil to ₪1,978,745, 3.5% to ₪2,347,040, 5% to ₪6,055,070, 8% to ₪20,183,565, 10% above. Oleh (reg. 12A): nil to ₪1,978,745, 0.5% to ₪6,055,070, 8% above. Non-resident and additional home: 8% to ₪6,055,070, then 10%.
| Apartment | Buyer | Purchase tax | Lawyer, broker, other | Total costs | Of price |
|---|---|---|---|---|---|
| 3-room · ₪4.62m | Oleh, reg. 12A | ₪13,224 | ₪151,393 | ₪164,617 | 3.6% |
| Resident, sole home | ₪126,713 | ₪151,393 | ₪278,107 | 6.0% | |
| Non-resident / additional | ₪369,880 | ₪151,393 | ₪521,273 | 11.3% | |
| 4-room · ₪6.61m | Oleh, reg. 12A | ₪64,376 | ₪209,848 | ₪274,224 | 4.2% |
| Resident, sole home | ₪242,286 | ₪209,848 | ₪452,134 | 6.8% | |
| Non-resident / additional | ₪539,399 | ₪209,848 | ₪749,246 | 11.3% |
Lawyer 0.5% + VAT; broker 2% + VAT where one is used; ₪15,000 for surveys, the bank and registration. Buying direct from a developer removes the broker line, worth ₪155,878 on the four-room.
Reg. 12A runs from one year before aliyah to seven years after, is used once, and applies only to a residence under the single-apartment test. At Old North's four-room price it is worth ₪177,910 against the resident rate and ₪475,023 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in Old North
All figures are asking prices from listings, not signed contracts. No published signed-rent data by room count was found for this neighbourhood. The samples are small, and the southern part near Dizengoff and the beach asks more: 3-room listings there ran ₪10,000–14,500 in Apr 2025 (Tel Aviv Online).
How these figures are based
Our medians of current listings. r2: 7 listings of 2–2.5 rooms on Madlan (northern part) and Yad2 ('Old North – North'). r3: 6 listings of 3 rooms on Realta (northern part). r4: 4 listings of 4 rooms on Realta and Yad2, leaving out one ₪62,900 luxury unit. Cross-checks: Madlan average rent ₪9,000 (northern part) and ₪9,500 (central part), all sizes. Scoutr (Apr 2026) gives ₪7,500–10,000 for 3 rooms in the Old North. — Asking rents, Apr–Sep 2026
Gross yield = twelve months' three-room asking rent against a 70 sqm three-room at each neighbourhood's price per sqm. Jaffa, Neve Avivim, Tel Baruch, Kochav HaTzafon, Ma'oz Aviv, Sde Dov and Kiryat Shaul are left out: no reliable three-room rent is published for them. Tel Aviv average from Scoutr, September 2026.
Cash out before the keys
| First month's rent | ₪9,988 |
| Security, at the legal cap (3 months) | ₪29,964 |
| Broker, if you hired one: one month + VAT | ₪11,786 |
| Cash out before moving in | ₪51,738 |
On a three-room at ₪9,988 a month. Security is capped at the lesser of three months' rent or a third of the total rent, and must be returned within 60 days of the end of the lease.
Rent against buying
At 2.6% gross — before the building committee, maintenance, empty months, management and tax — Old North is bought to live in or to hold, not for income. Net is typically a full point lower.
For a family arriving, renting for the first year here is rarely wasted money: it tests the streets, the schools and the commute before the largest purchase of the move, and keeps the oleh relief unspent.
The buildings, and what is happening to them
The whole Old North is governed by the Rova 3 plan (Plan 3616A, final approval 2018). It caps new building at 6 floors plus a roof floor inside the UNESCO White City zone and 7 plus a roof outside it (Nadlan Center guide). Listed conservation buildings face stricter limits on additions and facade changes. TAMA 38 expired in Tel Aviv in 2024 (Tel Aviv Online). Interim projects run under the 'Shaked alternative'. The city's replacement plan TA/5555, reported Jul 2025, explicitly leaves out the Old North, the city-centre Rova plans, Montefiore and Neve Tzedek (Magdilim). So future rebuilding here depends on the Rova 3 rights, not on a new TAMA-style bonus. Active projects include the Tidhar Tsirelson pinui-binui, where demolition was done in Oct 2025 (81 units, due 2028). About 118 renewal and new-build projects are listed on Madlan for the northern part, including Yehezkel 34, Nordau 58, Alexander Yanai 12-14 and Helsinki 8. Calcalist has reported that pinui-binui is now reaching the Old North.
Specific to Old North
No safe room in most older flats
Most of the 1930s–1960s stock has no mamad (safe room) and often no building shelter. After the June 2025 Iran war, the Israel Appraisers' Chamber measured a 41.6% price premium in Tel Aviv for flats with a mamad, double the figure six months earlier (ynet, Mar 2026). A cheap unrenovated flat may stay hard to resell, and in Q4 2025 Tel Aviv recorded 133 sales with a mamad against 22 without.
Conservation and White City limits
The southern half lies in or next to the UNESCO White City, where the Rova 3 plan caps height at 6 floors plus a roof floor. Listed conservation buildings have strict rules on facades, windows, balconies and extensions, which raises renovation costs and limits enclosures. Check the building's conservation status and approved permit plans before you pay for 'extra' space.
No TAMA 38 upside to bank on
TAMA 38 has expired in Tel Aviv, and the city's replacement plan TA/5555 explicitly excludes the Old North. Don't pay a premium for an old building on the promise of a free new flat or an added mamad. Ask for a signed developer agreement and a permit or plan status.
Years of construction noise
The Purple Line works on Arlozorov and Ben Yehuda and the Green Line works under Ibn Gvirol are ongoing, and the Green Line opening has slipped past 2028. Many TAMA 38 and pinui-binui sites are active too, such as the Tsirelson demolition. Flats on these streets, or next to a building site, can face years of noise, dust and blocked access.
Parking is scarce
Madlan residents rate parking in the central part only 2.0/5, and older buildings rarely have private parking. Residents' parking stickers don't guarantee a space. A flat with a registered parking space is worth a lot more, so check it is actually registered in the tabu or house register.
Short-term rentals in your building
An estimated 8,500–10,000 Tel Aviv flats are let on Airbnb or Booking, and the beach-side southern streets are popular for it. The law is a grey zone. A court recently fined owners of short-term rentals in a building on Shalom Aleichem Street and granted a permanent injunction, but the city says it has limited power to enforce (Bizportal). Ask neighbours and the house committee how many units are used for short-term lets.
Tiny units and wide price spread
Registered 2026 deals range from about ₪43,000 to over ₪100,000 per sqm, and include a 12 sqm unit sold for ₪800,000 and a 29 sqm flat for ₪2.2M. Subdivided flats and rooftop add-ons are common in older buildings. Check that the registered size and permits match what is on offer, and compare against deals in the same building rather than area averages.
When buying anywhere in Tel Aviv
The register, not the listing
Pull the Tabu extract yourself. Mortgages, caveats, inheritance orders, attachments and undivided co-ownership are common and are solved before the contract, not after it.
Built area against the permit
Enclosed balconies, roof rooms and subdivided units are often unpermitted. The bank's valuer will exclude them and the municipality can enforce against them.
Parking and storage "with the apartment"
Check they are registered attachments in the condominium order. An unregistered space can be lost on resale or in a renewal deal.
Mortgage before contract
A signed contract does not depend on the mortgage. Sole-home loans are capped at 75% of value. Get approval in principle first, and start source-of-funds paperwork for money from abroad weeks ahead.
Off-plan: guarantees and linkage
Every payment to a developer must be secured under the Sale (Apartments) (Assurance of Investments) Law. Payments are linked to the construction inputs index, capped by Amendment 9 at half the rise.
Your own lawyer, a licensed broker
The seller's or developer's lawyer acts for them. A broker must be licensed and hold your signed written order under s.9 of the Real Estate Brokers Law, or no fee is due.
When renting anywhere in Tel Aviv
Check who owns it
Ask for the Tabu extract or a power of attorney. Rental scams take deposits for flats the "landlord" does not own. Pay nothing before a viewing and a signed lease.
The security is capped
The lesser of three months' rent or a third of the total rent, returned within 60 days. Get the cap written into the lease.
Who pays the broker
Whoever hired the broker. If the landlord listed through an agent, the tenant cannot be made to pay that agent's fee.
Repairs and notice
Listed faults are the landlord's to fix within 30 days, 3 if urgent. A landlord not renewing gives 90 days' notice; a tenant gives 60. These rules fall away above ₪20,000 a month.
Mamad, lift, parking, air conditioning
In much of Tel Aviv's older stock none of them can be assumed. Confirm each in the lease, with which air-conditioning units work.
Oleh arnona discount
Commonly 90% on up to 100 sqm for 12 months within the first 24 after aliyah. It is not automatic: register with the municipality on the day you move in.
Old North property: common questions
What is the average price per square metre in Old North?
Registered sales put Old North at about ₪66,050 per square metre (median of 16 registered sales, Jun–Aug 2026). Individual sales in this brief range from about ₪48,485 to ₪94,521 per square metre, depending on the building, floor and condition.
How much does an apartment cost in Old North?
At the registered rate a 70 sqm three-room apartment costs about ₪4.62m and a 100 sqm four-room about ₪6.61m. New-build and renovated apartments sell above that; older walk-ups without a lift or safe room sell below it.
How much is rent in Old North?
Asking rent for a three-room apartment in Old North is about ₪9,988 a month, and about ₪14,700 for a four-room. Twelve months' rent against a 70 sqm three-room at the registered rate gives a gross yield of about 2.6%.
How much purchase tax does a new oleh pay in Old North?
On a four-room at about ₪6.61m, an oleh using the regulation 12A relief pays about ₪64,376 in purchase tax, against ₪242,286 for an Israeli resident buying a sole home and ₪539,399 for a non-resident or anyone buying an additional home. The relief applies from one year before aliyah to seven years after, once.
Is Old North a good place to buy?
Best suited to buyers with at least ₪3–4M for a small 2–3 room resale flat in an older walk-up. A 4-room flat in good condition, or a renovated one with a mamad, has registered at ₪5.9–8.5M in 2026. New-build or penthouse units go well beyond that. Choose it for lifestyle, walkability and long-term value, not yield: gross yields are low, about 2.5–3.5% according to one agent source.
Is Old North a good place to rent?
A good fit for singles, couples and young families who want a walkable, beach-and-park lifestyle and Anglo synagogues nearby. Expect asking rents around ₪7,500–8,000 for 2 rooms, about ₪10,000 for 3 rooms and ₪14,000–15,000+ for 4 rooms, with a premium near Dizengoff and the sea. Many older rentals have no mamad, no lift and no parking, so check those first.
Where do these figures come from?
Sold prices are completed sales reported to the Israel Tax Authority, read through nadlan.gov.il, Madlan and Dirobot. Asking prices and rents come from live listings. Purchase tax follows the bands frozen to 15 January 2028. Nothing here is a valuation or legal advice.
Six checks on every apartment in Old North
- The registered sales in that building, not the neighbourhood figure. The spread in section two is the reason.
- Tabu extract and permits: who owns it, what is registered against it, and whether the area offered is the area permitted.
- Mamad, lift, parking and storage confirmed in writing, and parking checked as a registered attachment.
- Renewal status of the building and the street: any TAMA 38 or pinui-binui agreement, its stage and the level of owner consent.
- Running costs in writing: arnona for the exact address, the building committee, and any management company charge.
- For olim, the 12A relief confirmed before contract: the window, that it is unused, and that the purchase is a residence.
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A free personal report for your budget and requirements — Old North and the alternatives, side by side.
Sources. Madlan – Old North northern part, sold transactions and area info (accessed 25 Sep 2026 (deals Jul 2026)); Madlan – Old North central part, sold transactions and area info (accessed 25 Sep 2026 (deals Jun–Aug 2026)); Madlan – Old North south-west part (accessed 25 Sep 2026); Madlan – Old North south-east part (accessed 25 Sep 2026); Madlan – for-sale and projects, northern part (accessed 25 Sep 2026); Madlan – for-rent, northern and central parts (accessed 25 Sep 2026); Yad2 – for sale, Old North – South (accessed 25 Sep 2026); Yad2 – for rent, Old North – North (accessed 25 Sep 2026); Realta – Old North northern part rental listings (accessed 25 Sep 2026); ynet – Tel Aviv neighbourhood price map (Madlan data) (19 Jul 2025); Time Out Tel Aviv – most expensive neighbourhoods (Madlan data) (20 Jul 2025); ice.co.il – Old North vs Yad Eliyahu prices (26 Jan 2025); Calcalist – Old North prices fell 5% (30 May 2019); ynet – safe room premium (Israel Appraisers' Chamber) (5 Mar 2026); Scoutr – rent prices Israel 2026 (Apr 2026); Tel Aviv Online – 3-room rentals in the Old North (25 Apr 2025); Nadlan Center – Rova'im plan guide (2026); Magdilim – Tel Aviv TAMA 38 replacement plan TA/5555 (17 Jul 2025); Tel Aviv Online – TAMA 38 expired in Tel Aviv (2024); Magdilim – Tidhar demolition, Tsirelson pinui-binui (20 Oct 2025); Bizportal – Airbnb in Tel Aviv (2025); Globes – Green Line won't open in 2028 (14 Oct 2024); telavivmetro.org – light rail lines (accessed 25 Sep 2026); Secret Tel Aviv – olim-friendly synagogues (accessed 25 Sep 2026); The Tel Avivi – Old North guide (agent source) (accessed 25 Sep 2026). Tel Aviv-wide rents: Scoutr rent report, 30 days to 25 September 2026. Purchase tax: Land Taxation (Betterment and Acquisition) Law 5723-1963 and the Purchase Tax Regulations, reg. 12A, bands frozen to 15 January 2028.
Limits of the data. No official median ₪/sqm for the neighbourhood was found. Our headline figure is a median of only 16 registered deals from Jun–Aug 2026 shown on Madlan, and Madlan's own published figure (via ynet, Jul 2025) is an average for 3-room deals. No total deal count for 2025 or 2026 was found. The last published counts are 358 deals in 2017 and 322 in 2018 (Calcalist). No consistent multi-year ₪/sqm series was found. The trend points come from different sources and methods (Calcalist 2017–18, ice.co.il 2024, Madlan via ynet 2024–25, our 2026 median), so treat them as indicative only. Year-on-year change could not be calculated reliably, so yoy_pct is null. One agent blog (Harova, Aug 2026) claims about 5% YoY resale declines, but gives no primary data.
Scope. Medians and averages describe populations, not properties. Nothing here is a valuation, a tax ruling or legal advice. The Tel Aviv Property Index holds no listings, takes no referral fees, no advertising and no developer money. This brief was prepared free of charge.