Ramat HaChayal property prices 2026 רמת החייל
Ramat HaChayal registers at about ₪47,000 per square metre (median of 8 registered sales, 12 months to Jul 2026), which is number 22 of the thirty-nine neighbourhoods in this series. At that rate a 70 sqm three-room costs about ₪3.29m and a 100 sqm four-room about ₪4.70m. A three-room asks about ₪8,500 a month and a four-room about ₪13,000, against Tel Aviv averages of ₪10,123 and ₪13,824.
Ramat HaChayal in six numbers
Suits families and tech-park commuters who want a quiet, green, low-rise pocket of north Tel Aviv with a new-build mamad and parking. Budget about ₪3.2-4.4M for a new 3-room, ₪5.6-6.7M for 5-6 rooms, and ₪7-10M+ for a house. Thin liquidity means it is a long-hold home, not a trade.
Good for tenants who work in the Ramat HaChayal tech district, or families who want a garden flat or house near good local elementary schools, at about ₪8,000-9,000 for 3 rooms and ₪12,000-16,000 for 4-5 rooms. Supply is very thin (about 10 listings at a time), and a car is close to essential until the Green Line opens.
What Ramat HaChayal is
A small, quiet garden suburb of about 4,200 residents. It was founded in 1949 for demobilised soldiers and war widows, and it is surrounded by one of Israel's largest high-tech and office districts. Most of the housing is low-rise 1950s-60s blocks and semi-detached or two-family homes on generous plots, and TAMA 38/2 is steadily replacing the blocks with 5-storey boutique buildings of about 20-24 flats. Residents are mainly secular, above-average-income owner-occupiers, and the area scores 9/10 on the socioeconomic index. It feels leafy and residential inside, but traffic on the Wallenberg axis is heavy at rush hour.
Boundaries and parts
North-east Tel Aviv, north of the Yarkon. Raoul Wallenberg Street runs along the residential quarter and separates it from the Ramat HaChayal high-tech and office zone (Habarzel, HaArad, Wallenberg). The neighbouring areas are Tzahala, Revivim and the Shikunei Dan / Yisgav area, and Neve Sharett is next door. The core residential streets are HaGolan, Olei HaGardom, Harugei Malchut, David Marcus, HaLamed-Heh, Karpel Lipa, Rozov, Levita and HaT"Z. Boundaries are compiled from Bizportal (Feb 2024) and Wikipedia, not from an official municipal map.
- Garden-city core: 1950s-60s low blocks and semi-detached/two-family homes (HaGolan, Olei HaGardom, Harugei Malchut, David Marcus, HaLamed-Heh)
- Shikun Shanghai (plot on HaGolan Street, 1954, originally housing Jewish refugees from Shanghai)
- TAMA 38/2 rebuild strip: new 5-storey boutique buildings on Olei HaGardom and Harugei Malchut
- Planned ILA mixed-use quarter at HaBarzel/HaArad (about 600 flats, tenders close 12 Oct 2026)
- Adjacent comparison only: Neve Sharett (older blocks plus renewal towers, separate neighbourhood)
Getting around
There is no rail inside the neighbourhood today. The nearest station is Bnei Brak-Ramat HaHayal (Israel Railways, Herzliya-Ashkelon line and others) across Route 4/Ayalon, reached by Dan bus line 81 since 2022. The Green Line light rail will have a branch to Ramat HaChayal, and a 2022 Bizportal piece puts a station about 300 m from Harugei Malchut. The southern section is due to open at the end of 2028 and the full line, including the northern branches, in 2030 (Calcalist, Feb 2025). Madlan says the light rail should reach the area around 2028. Road access is by Raoul Wallenberg, HaBarzel and Route 5/Route 2 (Glilot/Ayalon). Wallenberg is the single, heavily congested commuter axis into the tech park.
Schools, parks and families
Inside the neighbourhood are two state elementary schools, Ramat HaChayal (558 pupils) and Yisgav (468 pupils), and the Hiddushei HaRim yeshiva high school (about 400 pupils) (Bizportal, Aug 2026; Madlan). Madlan lists municipal kindergartens on Yehoshua Bartonov 7 and an Agudat Yisrael kindergarten on Devorah HaNeviah 85. Residents rate parks 4.7/5 and kindergartens 4.4/5 on Madlan. The streets are green and low-rise with pocket parks, and the ILA plan adds about 10 ha of green space. The Yarkon Park's eastern end is a short drive away and the beach is about 7-8 km west. Assuta Medical Center is in the adjoining business district. There is no English-medium school locally.
English speakers
We found no established English-speaking community or Anglo shul in Ramat HaChayal. The local synagogues are small neighbourhood Israeli congregations (for example Beit Knesset HaBanim at HaT"Z 8). The many English-speaking tech workers here mostly commute in rather than live in the neighbourhood. Olim wanting an organised Anglo community usually look to Ramat Aviv, the Old North or nearby Herzliya/Ra'anana.
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 8 sales in this brief the price per square metre runs from ₪43,750 to ₪59,375. 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: 2021 ₪30,000; 2022 ₪47,500; 2023 ₪42,500; Jan 2025 (average) ₪42,100; 12 months to Jul 2025 (median) ₪51,900; 12 months to Jul 2026 (median) ₪47,000.
How these figures are based
Sources: Computed by us from 5 registered deals, May 2025-May 2026 (₪3.15M-4.41M, 62-77 sqm), from Madlan and Bizportal · Computed by us from 2 registered deals (Harugei Malchut 14, May 2025, ₪5.6M/128 sqm; Olei HaGardom 18-20, Sep 2025, ₪6.41M/134 sqm), from Bizportal and Madlan · 1 registered deal (Olei HaGardom 14-16, Jun 2026), from Madlan and Bizportal
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 |
|---|---|---|---|---|---|---|
| Olei HaGardom 14-16 | 6 | 3 | 146 | ₪6,650,000 | ₪45,548 | 2026-06 |
| Olei HaGardom 10-12 | 3 | 2 | 72 | ₪3,800,000 | ₪52,778 | 2026-05 |
| Olei HaGardom 14-16 | 3 | 1 | 62 | ₪3,150,000 | ₪50,806 | 2026-04 |
| Harugei Malchut 14 | 3 | 2 | 64 | ₪3,800,000 | ₪59,375 | 2026-01 |
| Olei HaGardom 18-20 | 5 | 3 | 134 | ₪6,410,000 | ₪47,836 | 2025-09 |
| Olei HaGardom 18-20 | 3 | 1 | 77 | ₪4,410,000 | ₪57,273 | 2025-08 |
| Olei HaGardom 18-20 | 3 | 1 | 77 | ₪4,300,000 | ₪55,844 | 2025-08 |
| Harugei Malchut 14 | 5 | 1 | 128 | ₪5,600,000 | ₪43,750 | 2025-05 |
Sources: Bizportal, 9 Aug 2026 (Tax Authority / nadlan.gov.il data). Bizportal reports the previous year's median as about ₪51,900/sqm and the highest deal as about ₪59,400/sqm. For comparison, our own median of the 8 full-flat 2025-26 sales listed below is about ₪51,800/sqm. Bizportal (24 Sep 2026) says 2026 deals ranged from ₪47,000 to ₪59,400/sqm.. 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. Computed by us as the median ₪/sqm of 3 apartment listings named by Bizportal (9 Aug 2026): David Marcus 7, David Marcus 26 and Harugei Malchut 10. Madlan showed about 250 listings and Yad2 about 100 on 25 Sep 2026, many of them houses whose listed 'sqm' is actually plot size. Bizportal (Aug 2026) gives an asking range of ₪3.65M-11.2M.
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 |
|---|---|---|---|---|
| Olei HaGardom 14-16 Yaaz Yazamut u'Bniya | TAMA 38/2 (demolish and rebuild) | ₪3,150,000 | 20-21 flats replacing 11. 3-room 62-126 sqm, 5-room 127-158 sqm, 6-room 146-159 sqm. From-price is the lowest registered sale (3-room, 62 sqm, Apr 2026). | Not stated. Marketing, with several units sold. |
| Olei HaGardom 18-20 Ram Aderet Group (Tnufa BaIr) | TAMA 38/2 (demolish and rebuild) | ₪4,300,000 | 24 flats in two 5-storey buildings (3, 4 and 5 rooms plus penthouses). From-price is the lowest registered 2025 sale (3-room, 77 sqm). | Not stated. Marketing. |
| Harugei Malchut (boutique project) Tnufa BaIr (Ram Aderet Group) | TAMA 38/2 | — | 21 flats, 5 storeys. The record penthouse (191 sqm + 109 sqm terraces) sold for ₪12.865M in Jul 2022. | Completed / occupied |
| Harugei Malchut 16 Yaaz Yazamut u'Bniya | TAMA 38/2 | — | n/a | Permits approved, agreements signed |
| Ramat HaChayal (HaArad / HaBarzel) ILA tenders Israel Land Authority tenders, winners not yet chosen | new build (mixed-use, 10-30 storeys) | — | About 598 flats in 2 tenders (342 + 256). Average about 85 sqm, about a third 40-65 sqm, about 120 for reduced-price or long-term rent. Bizportal expects ₪50,000-55,000/sqm, i.e. about ₪3-3.3M for 60 sqm. | Tenders close 12 Oct 2026. Delivery years away (not stated). |
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 Ramat HaChayal's rate a 70 sqm three-room is about ₪3.29m and a 100 sqm four-room about ₪4.70m. On the four-room an oleh pays ₪13,606 in purchase tax; an Israeli resident buying a sole home pays ₪130,538; a non-resident or anyone buying a second home pays ₪376,000.
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 · ₪3.29m | Oleh, reg. 12A | ₪6,556 | ₪112,055 | ₪118,611 | 3.6% |
| Resident, sole home | ₪60,038 | ₪112,055 | ₪172,093 | 5.2% | |
| Non-resident / additional | ₪263,200 | ₪112,055 | ₪375,255 | 11.4% | |
| 4-room · ₪4.70m | Oleh, reg. 12A | ₪13,606 | ₪153,650 | ₪167,256 | 3.6% |
| Resident, sole home | ₪130,538 | ₪153,650 | ₪284,188 | 6.0% | |
| Non-resident / additional | ₪376,000 | ₪153,650 | ₪529,650 | 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 ₪110,920 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 Ramat HaChayal's four-room price it is worth ₪116,932 against the resident rate and ₪362,394 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in Ramat HaChayal
These are asking prices, not signed rents, and the rental market is tiny: Madlan showed only 9 listings and Realta 8 on 25 Sep 2026. The spread is wide because the stock mixes old ground-floor flats (₪7,200 for 3 rooms, 65 sqm on Olei HaGardom) with garden units and whole houses (₪12,500-16,000 in 2025 per TLV Online). Gross yields are low, about 2.2% (Bizportal, Jan 2025) against 3.7% cited for old flats in 2024.
How these figures are based
3-room: midpoint of Bizportal's ₪8,000-9,000 range (24 Sep 2026). 4-room: midpoint of Bizportal's ₪12,000-14,000 range for 4-5 rooms (24 Sep 2026). 5-room: two Realta-aggregated listings on HaLamed-Heh, both ₪15,500 (Sep 2026). Madlan and Bizportal (Aug 2026) put the overall average at about ₪11,500, and Realta's average across 7 listings was ₪10,338. — Asking rents, Aug-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 | ₪8,500 |
| Security, at the legal cap (3 months) | ₪25,500 |
| Broker, if you hired one: one month + VAT | ₪10,030 |
| Cash out before moving in | ₪44,030 |
On a three-room at ₪8,500 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 3.1% gross — before the building committee, maintenance, empty months, management and tax — Ramat HaChayal 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
TAMA 38/2 demolish-and-rebuild is reshaping the old garden-city blocks: two-family 1950s buildings of about 8-11 flats are becoming 5-storey buildings of 20-24 flats with parking and a mamad. CitySquare/TheMarker counts 23 projects in the neighbourhood (17 pre-permit, 4 permitted, 2 completed). The leading developers are Keren Nadlan (7), Tnufa BaIr / Ram Aderet (6) and Yaaz (2). Named projects include Olei HaGardom 10-12, 14-16, 18-20 and 22-24, Harugei Malchut 10-16, Ussishkin 10-12 and Revadim 14. Most 2025-26 registered sales were new units in these projects. Separately, the Israel Land Authority plan on HaArad/HaBarzel adds about 600 flats, about 200,000 sqm of commerce and offices and about 10 ha of green space. Its two tenders close on 12 Oct 2026.
Specific to Ramat HaChayal
Almost no resale market
Only 8 deals were registered in the year to July 2026, and most were new units in TAMA 38 projects (Bizportal, Aug 2026). Medians swing on a handful of sales, from ₪51,900 to ₪47,000/sqm year on year. Value a flat from building-specific comparables, not the neighbourhood figure.
Houses sit unsold for years
Bizportal found houses listed for two to four years with cuts of over ₪1M. Kem 41 fell from ₪11M to ₪9.85M, and HaGolan 17 from ₪9.5M to ₪8.7M. Listing prices on private homes are aspirational, so negotiate hard.
Listing sqm often means plot, not home
On Madlan and Yad2 many house listings here show 300+ 'sqm' for 3-6 rooms, which is plot size or building rights. Ask for the registered built area (Tabu or permit) before comparing ₪/sqm.
Odd registered deals
Madlan shows partial-rights and oddly measured transactions, for example 20-29 sqm '5-room' deals on Harugei Malchut and a 46 sqm '4-room' for ₪4.6M on Marcus David. These are likely rights sales or data errors that distort averages.
Building sites next door
With 23 TAMA 38 projects in the pipeline and the 600-unit ILA quarter coming, expect years of demolition, noise and blocked parking on streets like Olei HaGardom and Harugei Malchut. Residents already rate parking only 3.0/5 on Madlan.
Rush-hour traffic and weak transit
Tens of thousands of tech workers use the single Wallenberg axis every day. There is no rail until the Green Line branch arrives, which Calcalist says is 2030 for the full line. The train station is across the highway and reached by bus.
Buying off-plan in a small renewal project
Many units for sale are in 20-24-flat TAMA 38/2 buildings whose delivery dates developers do not publish. Check the bank guarantee (Sale Law), the permit status and the delivery penalty clauses, and budget for VAT-inclusive developer pricing of ₪50,000-60,000/sqm.
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.
Ramat HaChayal property: common questions
What is the average price per square metre in Ramat HaChayal?
Registered sales put Ramat HaChayal at about ₪47,000 per square metre (median of 8 registered sales, 12 months to Jul 2026). Individual sales in this brief range from about ₪43,750 to ₪59,375 per square metre, depending on the building, floor and condition.
How much does an apartment cost in Ramat HaChayal?
At the registered rate a 70 sqm three-room apartment costs about ₪3.29m and a 100 sqm four-room about ₪4.70m. 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 Ramat HaChayal?
Asking rent for a three-room apartment in Ramat HaChayal is about ₪8,500 a month, and about ₪13,000 for a four-room. Twelve months' rent against a 70 sqm three-room at the registered rate gives a gross yield of about 3.1%.
How much purchase tax does a new oleh pay in Ramat HaChayal?
On a four-room at about ₪4.70m, an oleh using the regulation 12A relief pays about ₪13,606 in purchase tax, against ₪130,538 for an Israeli resident buying a sole home and ₪376,000 for a non-resident or anyone buying an additional home. The relief applies from one year before aliyah to seven years after, once.
Is Ramat HaChayal a good place to buy?
Suits families and tech-park commuters who want a quiet, green, low-rise pocket of north Tel Aviv with a new-build mamad and parking. Budget about ₪3.2-4.4M for a new 3-room, ₪5.6-6.7M for 5-6 rooms, and ₪7-10M+ for a house. Thin liquidity means it is a long-hold home, not a trade.
Is Ramat HaChayal a good place to rent?
Good for tenants who work in the Ramat HaChayal tech district, or families who want a garden flat or house near good local elementary schools, at about ₪8,000-9,000 for 3 rooms and ₪12,000-16,000 for 4-5 rooms. Supply is very thin (about 10 listings at a time), and a car is close to essential until the Green Line opens.
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 Ramat HaChayal
- 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.
Want this for your own search?
A free personal report for your budget and requirements — Ramat HaChayal and the alternatives, side by side.
Sources. Bizportal: Ramat HaChayal, houses near ₪10M but almost no deals (2026-08-09); Bizportal: 600 flats in Ramat HaChayal, about 120 for rent (2026-09-24); Ice: Huge Tel Aviv tender, 600 flats (prices and rents) (2026-09); Bizportal: Mega project in Ramat HaChayal (2025-01-09); Bizportal: What does Ramat HaChayal offer (price history, deals) (2024-02-08); Bizportal: Record ₪12.9M penthouse in Ramat HaChayal (2022); Madlan: Ramat HaChayal area info and sold deals (accessed 2026-09-25); Madlan: Harugei Malchut street deals (accessed 2026-09-25); Madlan: Ramat HaChayal for sale (accessed 2026-09-25); Madlan: Ramat HaChayal for rent (accessed 2026-09-25); Realta: Ramat HaHayal rentals (accessed 2026-09-25); TLV Online: 4-5 room rents in Ramat HaChayal (2025-03-28); Madadirot: Olei HaGardom street stats (accessed 2026-09-25); Calcalist: 600 new flats in Ramat HaChayal plan (2023-08-13); Calcalist: TAMA 38 changing Ramat HaChayal (2020-11-26); Calcalist: Green Line delayed, partial end-2028, full 2030 (2025-02-18); Ynet: Bus finally links Ramat HaChayal to the train (2022-01); CitySquare / TheMarker: Ramat HaHayal renewal projects (accessed 2026-09-25); CitySquare: Harugei Malchut 16 (Yaaz) (accessed 2026-09-25); Yaaz: Olei HaGardom 14-16 project (accessed 2026-09-25); Ram Aderet: Olei HaGardom 18-20 project (accessed 2026-09-25); Bizportal: Neve Sharett renewal and prices (comparison) (2026-07-30); Wikipedia: Ramat HaHayal (accessed 2026-09-25); Wikipedia: Bnei Brak-Ramat HaHayal railway station (accessed 2026-09-25); Wikipedia: Green Line (Tel Aviv Light Rail) (accessed 2026-09-25). 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. The headline median (₪47,000/sqm) is Bizportal's figure from only 8 deals. Our own median of the 8 full-flat examples we could itemise is about ₪51,800/sqm. The two differ because the published set is not fully itemised and includes deals we could not see. No clean registered 4-room sale from 2025-26 was found, so the 4-room median is null. The 5- and 6-room medians rest on 1-2 deals. Trend points for 2022 and 2023 are midpoints of ranges given by Bizportal, and the Jan 2025 figure is an average rather than a median, so the series is not methodologically consistent. No 2-room rent figure could be established: only one 2-room listing (₪6,600 on HaGolan) was found, so r2 is null. All rents are asking prices, and the 4-room figure is a midpoint of a 4-5 room range.
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.