Shapira property prices 2026 שכונת שפירא
Shapira registers at about ₪36,500 per square metre (midpoint of the resale range, Aug 2025–Jul 2026), which is number 31 of the thirty-nine neighbourhoods in this series. At that rate a 70 sqm three-room costs about ₪2.56m and a 100 sqm four-room about ₪3.65m. A three-room asks about ₪5,700 a month and a four-room about ₪8,000, against Tel Aviv averages of ₪10,123 and ₪13,824.
Shapira in six numbers
Shapira suits first-time buyers and investors who want a Tel Aviv address for roughly ₪1.9–2.4m (a 2-to-3-room older flat) or ₪3.3–4.2m (a 4-room or new-build unit), and who can tolerate an unfinished neighbourhood. It is a long-horizon bet on the Green Line and the renewal plans, so it is less suited to families who need good local schools now.
It is one of the cheaper ways to rent inside Tel Aviv: about ₪5,000–5,800 asking for a 3-room flat. It suits young singles, couples and students who cycle to Florentin and the centre and are comfortable in a mixed, sometimes gritty area. Visit at night before signing, and favour the quieter southern and inner streets.
What Shapira is
Shapira is a low-rise neighbourhood founded in the 1920s by the American businessman Meir Getzl Shapiro. Its stock mixes 1940s–1970s two-to-four-storey walk-ups, single-family and semi-detached homes, and a growing number of small new boutique buildings and TAMA 38 rebuilds with a safe room (mamad) and a lift. Historically it housed Bukharan and Persian Jewish families. Since the 1990s it has also housed migrant workers and asylum seekers, and since the 2010s young Israeli couples, students and first-time buyers priced out of central Tel Aviv. The neighbourhood feels communal and village-like in its inner streets and is rougher at the edges near the Central Bus Station, and Bizportal (Jul 2026) describes it as undergoing 'accelerated gentrification'.
Boundaries and parts
Salame Road / the New Central Bus Station to the north, the Ayalon Highway to the east, Har Tzion Boulevard to the west and Kibbutz Galuyot Road to the south. The area is about 2 sq km with roughly 8,000 residents.
- Shapira core (Mesilat Yesharim / Mekor Chaim / Chachmei Atuna streets)
- Oved A
- Shapir-Klein
- Givat Moshe
- Givat Na'ar
- HaPardes HaKatan (south-east edge by Kibbutz Galuyot / Ayalon)
- Golomb–Masalit edge towards Neve Sha'anan
Getting around
The Red Line light rail (opened Aug 2023) runs just north-west of the neighbourhood. Elifelet and the Salame-area stations near Florentin are walkable from northern Shapira. The Green Line is under construction along Har Tzion Boulevard, with a Levinsky/Har Tzion station and portal on the neighbourhood's western edge. Its southern section was planned for 2028 but the NTA CEO said in Oct 2024 it will open later. The New Central Bus Station is on the northern edge and HaHagana rail station is a short walk east across the Ayalon. Main roads are the Ayalon Highway, Kibbutz Galuyot Road, Salame Road and Har Tzion Boulevard.
Schools, parks and families
Local state schools include the Shapira neighbourhood school (Beit Sefer Shechunat Shapira, state) and Sharashim (state-religious). There is also the Haredi Beit Yaakov Or Yisrael girls' school on Labenda Street. A resident-facing profile on hon.co.il rated local school achievement far below the city average (25 vs 61). Parents often look at schools outside the neighbourhood, so check registration zones (ezor rishum) carefully. Community assets include the Shapira Community Center (in the former Bar Yochai school), the Red House arts centre and BINA's community garden and urban-nature spaces. Café Shapira's grove plaza was a hub until the café closed in May 2026. There is no large park inside the neighbourhood. The Jaffa and Charles Clore beaches are a bike ride west through Florentin.
English speakers
The neighbourhood has no established English-speaking community, and we found no English-language synagogue or olim community here. The organised religious community is Kehilat Shikmim, a Hebrew-speaking religious-Zionist group of about 30 families founded in 2002 that runs welfare and education projects. English-speaking residents tend to be young renters and buyers drawn by price, often with ties to nearby Florentin. Families wanting an Anglo shul or social network would travel to central or north Tel Aviv.
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 ₪19,091 to ₪56,905. 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 ₪26,000; c. 2019 ₪29,200; Aug 2025 – Jul 2026 (existing stock) ₪36,500; 2026 (new-build projects) ₪48,000.
Sources: Computed from 5 registered 2-to-2.5-room sales, 2025–2026, shown on Madlan and ynet (small sample) · Computed from 4 registered 3-room sales, 2025–2026, shown on Madlan and Bizportal (small sample) · One 4-room sale (Tory Zahav 21) reported by Bizportal, Jul 2026; single data point
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 |
|---|---|---|---|---|---|---|
| Chachmei Atuna 2 | 3 | 2 | 56 | ₪2,150,000 | ₪38,393 | 2026-07 |
| Mekor Chaim 64 | 3 | 2 | 67 | ₪2,150,000 | ₪32,090 | 2026-07 |
| Yisrael Maslantz 26-28 | 3 | 2 | 56 | ₪2,100,000 | ₪37,500 | 2026-06 |
| Har Tzion Blvd 53 | 5 | 2 | 110 | ₪2,100,000 | ₪19,091 | 2026-05 |
| Mesilat Yesharim 2 | 2 | 0 | 57 | ₪2,140,000 | ₪37,544 | 2026-03 |
| Ba'al HaAkeda 29 | 2 | 0 | 77 | ₪3,200,000 | ₪41,558 | 2026-03 |
| Bar Yochai 80 | 1 | 1 | 15 | ₪800,000 | ₪53,333 | 2026-02 |
| Mekor Chaim 24 | 2 | 1 | 51 | ₪1,950,000 | ₪38,235 | 2026-02 |
| Avraham Roygo 16 | 3 | 0 | 45 | ₪1,720,000 | ₪38,222 | 2026-01 |
| Lasker 10 | 2 | 1 | 42 | ₪2,390,000 | ₪56,905 | 2025-12 |
| Tory Zahav 21 | 4 | 2 | 106 | ₪3,660,000 | ₪34,528 | 2025-10 |
| Kibbutz Galuyot 77 | 2 | 2 | 50 | ₪1,950,000 | ₪39,000 | 2025-06 |
Sources: Bizportal (Tzali Aharon), 'שפירא: הדירות הישנות עדיין זולות ביחס לתל אביב, החדשות כבר ב-48 אלף שקל למ״ר', 28 Jul 2026. 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. Median of 26 Yad2 for-sale apartment listings in Shapira (neighborhood=215), fetched 25 Sep 2026. Listed sizes may be gross (bruto), which lowers the ₪/sqm figure.
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 |
|---|---|---|---|---|
| Har Tzion 59-71 urban renewal Crown Holdings (Karso and VENN partnership) | pinui-binui | — | Plans to replace about 40 existing units in 11 low buildings with 180 units in 5 buildings of 6 to 10 storeys. About 27 units would be long-term rentals at 40% below market. | In planning. Recommended for deposit, Sep 2024 (plan תא/מק/5171). |
| HaPardes HaKatan Tel Aviv-Yafo municipal plan (architect Ilana Ronel per tlvonline) | new build (greenfield plan) | — | 242 units in buildings of 8 to 19 storeys on 20.1 dunams near Kibbutz Galuyot and the Ayalon. 37 units would be affordable rentals. | In planning. Deposited 2022; objections heard 28 Jun 2023 (plan תא/מק/4246). |
| Golomb–Masalit complex Not named in the source | urban renewal / new build | — | 322 units: 262 in 7-to-15-storey buildings plus a 60-unit, 25-storey tower. 10% would be affordable. The site lies between Shapira and Neve Sha'anan. | Approved for deposit, May 2021. No delivery date given. |
| Ganey Shapira (גני שפירא) Ezra uBitzaron for Tel Aviv-Yafo municipality | new build – municipal affordable rental | — | 69 units at Tory Zahav 17. 54 are affordable rentals of 3 to 5 rooms at ₪3,500–4,600/month, CPI-linked, with eligibility rules. | Completed and occupied |
| Unnamed boutique new builds / TAMA 38 rebuilds various | new build / TAMA 38 | — | Bizportal puts new-project units at about ₪48,000/sqm, versus ₪35,000–38,000 for older stock. | various |
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 Shapira's rate a 70 sqm three-room is about ₪2.56m and a 100 sqm four-room about ₪3.65m. On the four-room an oleh pays ₪8,356 in purchase tax; an Israeli resident buying a sole home pays ₪78,038; a non-resident or anyone buying a second home pays ₪292,000.
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 · ₪2.56m | Oleh, reg. 12A | ₪2,881 | ₪90,372 | ₪93,254 | 3.6% |
| Resident, sole home | ₪23,288 | ₪90,372 | ₪113,661 | 4.4% | |
| Non-resident / additional | ₪204,400 | ₪90,372 | ₪294,772 | 11.5% | |
| 4-room · ₪3.65m | Oleh, reg. 12A | ₪8,356 | ₪122,675 | ₪131,031 | 3.6% |
| Resident, sole home | ₪78,038 | ₪122,675 | ₪200,713 | 5.5% | |
| Non-resident / additional | ₪292,000 | ₪122,675 | ₪414,675 | 11.4% |
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 ₪86,140 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 Shapira's four-room price it is worth ₪69,682 against the resident rate and ₪283,644 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in Shapira
These are asking rents from about 71 live Yad2 listings; no signed-rent data specific to Shapira was found. Two-room asks ranged from ₪5,100 (37 sqm, Chizkiyahu HaMelech 23) to ₪7,000 (a 100 sqm unit on Chachmei Atuna), too few and too different for a median. The ₪3,500–4,600 figures quoted in the press are municipal affordable-housing rents at Ganey Shapira, not market rents.
Yad2 rental listings for Shapira (neighborhood=215), fetched 25 Sep 2026. r3 is the median of 5 three-room listings (₪5,000–5,800); r4 is a single listing (Mesilat Yesharim, 120 sqm, ₪8,000). Madlan shows an average rent of about ₪6,500 across all sizes. — September 2026 asking rents
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 | ₪5,700 |
| Security, at the legal cap (3 months) | ₪17,100 |
| Broker, if you hired one: one month + VAT | ₪6,726 |
| Cash out before moving in | ₪29,526 |
On a three-room at ₪5,700 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 2.7% gross — before the building committee, maintenance, empty months, management and tax — Shapira 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
Renewal here is plan-driven more than TAMA 38-driven. Three municipal plans matter. Har Tzion 59-71 (pinui-binui, 180 units, Crown Holdings, recommended for deposit Sep 2024). HaPardes HaKatan (242 units in towers of 8 to 19 storeys, plan 4246, deposited 2022). The Golomb–Masalit complex on the Neve Sha'anan edge (322 units including a 25-storey tower, approved for deposit 2021). The municipality has also advanced plans adding building rights on Moshavot streets 4 and 6 (plan 4455). An earlier 2006 rehabilitation master plan led by Prof. Eliahu Stern was never fully implemented. Individual lots are steadily being rebuilt as small boutique buildings with a mamad and a lift, and these sell at around ₪48,000/sqm, versus ₪35,000–38,000 for old stock.
Specific to Shapira
Street-level safety varies block by block
In May 2026 residents told Zman Yisrael of daily incidents: drug dealing and discarded needles in the public garden, burglaries and assaults. The SSQ youth gang operates in the area. Walk the specific street at night, and on weekends, before committing.
Proximity to the Central Bus Station
The northern blocks near Salame Road and the bus station take noise, traffic and much of the area's social distress. The same flat can be a very different place to live two streets further south.
Gentrification premium is already priced in
Bizportal reports older stock at ₪35,000–38,000/sqm and new builds at about ₪48,000/sqm, and prices eased from early 2026. That is well above the ~₪26,000–29,000 of 2017–2019. Buying new at the top of that range bets on the renewal plans and the Green Line delivering.
Old buildings, missing permits
Much of the stock dates from the 1940s–1970s, and many homes have been extended or split. Check the permit file (tik binyan) and the Tabu or shared-house registration, and look for illegal additions. Outlier sales such as Har Tzion 53 (₪19,000/sqm) may reflect partial rights, not whole flats.
Green Line construction on Har Tzion
The Green Line's Levinsky/Har Tzion portal and station sit on Shapira's western edge. Construction disruption is ongoing, and the NTA has said opening will slip beyond end-2028. Flats along Har Tzion face years of works before any benefit.
Weak local schools
Local schools score well below the city average (a hon.co.il profile gives 25 vs 61). Much of the local system is religious or Haredi. Families should confirm their registration zone and the realistic school options before buying.
Density change from towers
The approved and pending plans (Pardes HaKatan up to 19 storeys, a 25-storey tower at Golomb–Masalit, 10-storey blocks on Har Tzion) will reshape the low-rise character and bring years of construction. Check the municipal GIS for plans around any specific address.
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.
Shapira property: common questions
What is the average price per square metre in Shapira?
Registered sales put Shapira at about ₪36,500 per square metre (midpoint of the resale range, Aug 2025–Jul 2026). Individual sales in this brief range from about ₪19,091 to ₪56,905 per square metre, depending on the building, floor and condition.
How much does an apartment cost in Shapira?
At the registered rate a 70 sqm three-room apartment costs about ₪2.56m and a 100 sqm four-room about ₪3.65m. 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 Shapira?
Asking rent for a three-room apartment in Shapira is about ₪5,700 a month, and about ₪8,000 for a four-room. Twelve months' rent against a 70 sqm three-room at the registered rate gives a gross yield of about 2.7%.
How much purchase tax does a new oleh pay in Shapira?
On a four-room at about ₪3.65m, an oleh using the regulation 12A relief pays about ₪8,356 in purchase tax, against ₪78,038 for an Israeli resident buying a sole home and ₪292,000 for a non-resident or anyone buying an additional home. The relief applies from one year before aliyah to seven years after, once.
Is Shapira a good place to buy?
Shapira suits first-time buyers and investors who want a Tel Aviv address for roughly ₪1.9–2.4m (a 2-to-3-room older flat) or ₪3.3–4.2m (a 4-room or new-build unit), and who can tolerate an unfinished neighbourhood. It is a long-horizon bet on the Green Line and the renewal plans, so it is less suited to families who need good local schools now.
Is Shapira a good place to rent?
It is one of the cheaper ways to rent inside Tel Aviv: about ₪5,000–5,800 asking for a 3-room flat. It suits young singles, couples and students who cycle to Florentin and the centre and are comfortable in a mixed, sometimes gritty area. Visit at night before signing, and favour the quieter southern and inner streets.
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 Shapira
- 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 — Shapira and the alternatives, side by side.
Sources. Bizportal – Shapira neighbourhood article (Tzali Aharon) (2026-07-28); Madlan – Shapira area info (sold deals from nadlan.gov.il) (accessed 2026-09-25); Yad2 – Shapira apartments for sale (accessed 2026-09-25); Yad2 – Shapira rentals (accessed 2026-09-25); ynet – 2.5-room flat in Shapira sold for ₪1.95m (2025-06-22); Calcalist – 2-room Shapira sale (55 sqm, ₪2.23m) (2025-04-03); tlvonline – 3-room prices in Shapira (2025-07-06); Walla Nadlan – Shapira 3-room sale (2017 baseline) (2017-06-28); hon.co.il – Shapira neighbourhood profile (undated (c. 2019)); Magdilim – municipality backs Har Tzion 59-71 pinui-binui (2024-09-09); tlvonline – HaPardes HaKatan plan (undated); Nadlan Center – Golomb–Masalit renewal plan (322 units) (2021-05-24 (updated 2023-08-23)); Ezra uBitzaron – Ganey Shapira affordable rental (2019); Zman Yisrael – Café Shapira closes, crime fears (2026-05-07); Wikipedia – Shapira, Tel Aviv (accessed 2026-09-25); Guy Shachar – Green Line portal at Levinsky/Har Tzion (2016); Globes – New NTA CEO: Green Line won't open in 2028 (2024-10-14); Time Out Israel – Shapira area guide (2017-08-22); Kehilat Shikmim (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. No true median ₪/sqm or 12-month deal count for Shapira was found. The headline figure is the midpoint of Bizportal's ₪35,000–38,000 range, and Bizportal gave only a +44% rise in deal volume over two years, not a count. No year-on-year price change percentage was found; Bizportal says only that prices eased slightly from early 2026. By-room medians are computed from 1 to 5 individual sales each and are indicative only. Exact sale months for the Bizportal-cited deals (Chachmei Atuna 2, Mekor Chaim 64, Tory Zahav 21) and the ynet Kibbutz Galuyot deal were not given; the report dates are used instead.
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.