Tzur Hadassah property prices 2026 צור הדסה
Tzur Hadassah registers at about ₪24,934 per square metre (median of 192 registered sales, Jan 2023–Jun 2026 (pooled), houses and flats together), which is number 26 of the fifty cities in this series. At that rate a 70 sqm three-room costs about ₪1.75m and a 100 sqm four-room about ₪2.49m. Asking rents run from about ₪4,000 for two rooms to ₪8,150 for five; too few three- and four-room lets for a figure.
Tzur Hadassah in six numbers
Tzur Hadassah gives Jerusalem-area buyers houses and garden-style living at about ₪25,000/sqm. Sansan 4–5-room flats trade at ₪2.3m–2.8m and cottages and houses at ₪3.8m–4.8m, well below Jerusalem or Mevaseret. Buyers eligible for Mechir Matara should watch the B2 lotteries, while everyone else should compare B2 free-market off-plan prices with Sansan resales.
Renting is hard: there are fewer than 10 live listings at any time, small units ask about ₪4,000 and Sansan 5-room flats about ₪7,500–9,000. Renting first is still worth it to test the commute, but expect to rely on word of mouth and the community WhatsApp groups rather than portals.
What Tzur Hadassah is
Tzur Hadassah was founded in 1960 and has grown from a secular village into a mixed community of 10,000+ people, with secular, traditional and national-religious families and one of Israel's larger Reform congregations. Much of its stock is private houses and cottages in HaVatika, HaEmek and Har Katron. Sansan added a large block of apartments in the 2010s, and the new B2 and Hazait neighbourhoods are now adding several hundred more. The government expects the population to reach about 25,000 and the town to eventually become a city.
Boundaries and parts
Hilltop community at about 750 m in the Jerusalem corridor, roughly 12 km south-west of Jerusalem and about 1 km west of the Green Line, between Jerusalem and Beit Shemesh. It is inside Israel proper (not in Judea and Samaria) and surrounded by forest and nature reserves. It was historically part of the Mateh Yehuda Regional Council, but the Interior Ministry signed its separation in April 2022 and it has since become an independent local council (the High Court declined to block this in May 2023). The new B2 (Bet 2) neighbourhood is being built on about 178 dunams east of the established town, with the Hazait complex in the north.
- HaVatika (Old Neighbourhood) – the original 1960s village core; older houses on large plots plus some low-rise flats (Dirobot median ₪24,673/sqm, 18 deals)
- HaEmek (The Valley) – 1990s–2000s mix of cottages, semi-detached houses and small apartment buildings (Dirobot median ₪24,812/sqm, 46 deals)
- Sansan – the newest established neighbourhood (2010s), mostly 4–6-storey apartment blocks plus some cottages, and the busiest resale market (Dirobot median ₪24,742/sqm, 58 deals)
- Har Katron – detached and semi-detached private houses on the ridge, the priciest per home (Dirobot median deal ₪4.3m, ₪23,947/sqm, 15 deals)
- Neighbourhood B2 (Bet 2) and Hazait – new neighbourhoods under construction east and north of town, with about 500 units in B2 (half at target price) and about 100 more in Hazait
Getting around
There is no rail or light rail. The town relies on Route 375/386 through the Ella–Jerusalem corridor, about 25–30 minutes by car to central Jerusalem and a similar time to Beit Shemesh; Hadassah Ein Kerem hospital is the nearest major Jerusalem destination. Buses run to Jerusalem and Beit Shemesh, but sources from Nefesh B'Nefesh to local buyer guides agree that most commuters need a car. Madlan residents rate public transport 2.4 out of 5, the lowest of its local scores.
Schools, parks and families
Primary schools include Hadassim, Karov, Lavi and Tzurim (Madlan lists Tzurim, Lavi and Tzur Hadassah schools), plus 10+ municipal kindergartens. Secondary pupils attend the Or high school, with a Dror integrated school also listed. Madlan residents rate schools, cleanliness, community feel and parking at 4.3–4.4 out of 5, but shopping and services only 2.7. This is a family-oriented town with gardens, playgrounds, sports facilities and a horse ranch.
English speakers
Tzur Hadassah has a modest English-speaking community that has grown as young Jerusalem families move out. Nefesh B'Nefesh has a community profile and notes that the Ashkenazi synagogue, whose rabbi and rebbetzin (Rabbi Lev and Sara Cooper) are English speakers, has about 50 Israeli and English-speaking families. The town also has two Sephardi synagogues and an active Reform congregation. Local buyer guides (2015) put English speakers at under 10% of residents, so expect a mainly Hebrew-speaking environment.
How these figures are based
Each figure is the best available for that city, and the bases differ: Ra'anana ₪34,186 — median of 2,511 registered sales, Jan 2023–Aug 2026 (pooled); Herzliya ₪38,923 — median of 2,908 registered sales, Jan 2023–Aug 2026 (pooled); Modi'in ₪29,885 — median of 2,783 registered sales, Jan 2023–Aug 2026 (pooled); Netanya ₪26,019 — median of 6,824 registered sales, Jan 2023–Aug 2026 (pooled); Beit Shemesh ₪24,061 — median of 4,256 registered sales, Jan 2023–Aug 2026 (pooled); Ramat Gan ₪36,202 — median of 5,899 registered sales, Jan 2023–Aug 2026 (pooled); Givatayim ₪42,260 — median of 1,630 registered sales, Jan 2023–Jun 2026 (pooled); Kfar Saba ₪31,677 — median of 2,194 registered sales, Jan 2023–Aug 2026 (pooled); Hod HaSharon ₪32,273 — median of 1,079 registered sales, Jan 2023–Jun 2026 (pooled); Ramat HaSharon ₪38,283 — median of 920 registered sales, Jan 2023–May 2026 (pooled); Efrat ₪22,591 — median of 133 registered sales, Jan 2023–May 2026 (pooled); Zichron Ya'akov ₪23,169 — median of 272 registered sales, Jan 2023–May 2026 (pooled); Rehovot ₪25,595 — median of 4,104 registered sales, Jan 2023–Aug 2026 (pooled); Ashkelon ₪16,667 — median of 7,573 registered sales, Jan 2023–Aug 2026 (pooled); Petah Tikva ₪27,377 — median of 7,779 registered sales, Jan 2023–Aug 2026 (pooled); Rishon LeZion ₪27,132 — median of 5,770 registered sales, Jan 2023–Aug 2026 (pooled); Ness Ziona ₪31,720 — median of 691 registered sales, Jan 2023–Jun 2026 (pooled); Be'er Ya'akov ₪22,222 — median of 1,787 registered sales, Jan 2023–Aug 2026 (pooled), pulled down by discounted-housing sales; Caesarea ₪35,366 — median of 76 registered sales, Jan 2023–Mar 2026 (pooled), mostly apartments, not villas; Ma'ale Adumim ₪19,069 — median of 674 registered sales, Jan 2023–May 2026 (pooled); Ashdod ₪23,744 — median of 5,379 registered sales, Jan 2023–Aug 2026 (pooled); Bat Yam ₪30,000 — median of 4,451 registered sales, Jan 2023–Aug 2026 (pooled); Holon ₪28,308 — median of 4,136 registered sales, Jan 2023–Aug 2026 (pooled); Givat Shmuel ₪29,351 — median of 934 registered sales, Jan 2023–Jun 2026 (pooled); Kiryat Ono ₪31,879 — median of 1,338 registered sales, Jan 2023–Jun 2026 (pooled); Shoham ₪32,579 — median of 250 registered sales, Jan 2023–Jun 2026 (pooled), apartments only; Be'er Sheva ₪13,737 — median of 10,436 registered sales, Jan 2023–Aug 2026 (pooled); Haifa ₪19,592 — median of 10,848 registered sales, Jan 2023–Aug 2026 (pooled); Hadera ₪20,303 — median of 3,074 registered sales, Jan 2023–Aug 2026 (pooled); Karmiel ₪15,951 — median of 1,395 registered sales, Jan 2023–Jun 2026 (pooled); Alon Shvut ₪14,875 — median of only 12 registered sales, Mar 2023–Jun 2026, houses and flats together; Neve Daniel ₪15,351 — median of only 5 registered sales, Mar 2023–Jan 2026 — too few to be representative; Elazar ₪23,661 — median of 7 registered sales listed on Madlan, Jan 2025–Feb 2026, houses and flats together; Hashmonaim ₪20,293 — median of only 7 registered sales, Feb 2023–Apr 2025, all houses — too few to be representative; Kochav Yair ₪29,927 — median of 27 apartment sales, Jan 2023–Mar 2026, mostly Tzur Yigal; houses excluded; Even Yehuda ₪27,597 — median of 179 registered sales, Jan 2023–May 2026 (pooled); Pardes Hanna ₪20,867 — median of 679 apartment sales, Jan 2023–Jun 2026 (pooled); Kiryat Tivon ₪22,162 — median of 390 registered sales, Jan 2023–May 2026 (pooled); Kfar Vradim ₪15,135 — median of 89 registered sales, Jan 2023–Mar 2026 (pooled), mostly houses; Mevaseret Zion ₪29,561 — median of 467 registered sales, Jan 2023–May 2026 (pooled); Rosh HaAyin ₪23,140 — median of 2,138 registered sales, Jan 2023–Aug 2026 (pooled), mostly Pisgot Afek towers; Yavne ₪23,462 — median of 1,185 registered sales, Jan 2023–Jun 2026 (pooled); Gedera ₪25,000 — median of 402 registered sales, Jan 2023–May 2026 (pooled); Tel Mond ₪25,301 — median of 153 registered sales, Jan 2023–Mar 2026 (pooled), houses and flats together; Har Adar ₪22,273 — median of only 5 registered house sales, Oct 2024–Apr 2026 — too few to be representative; Tzur Hadassah ₪24,934 — median of 192 registered sales, Jan 2023–Jun 2026 (pooled), houses and flats together; Givat Ze'ev ₪23,198 — median of 240 registered sales, Jan 2023–May 2026 (pooled); Karnei Shomron ₪13,361 — median of 51 registered sales, Jan 2023–Mar 2026 (pooled), mostly houses and garden flats; Nahariya ₪17,087 — median of 1,152 apartment sales in the city centre, Jan 2023–Aug 2026 (pooled); Ganei Tikva ₪29,032 — median of 379 registered sales, Jan 2023–Jun 2026 (pooled), apartments. 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 ₪16,265 to ₪31,169. Floor, condition, a mamad, a lift, parking and whether the unit is new explain almost all of that spread.
No year-by-year series is published for Tzur Hadassah; the headline figure pools every registered sale since January 2023, which smooths out the 2025–26 softening.
No reliable price by room count is published for this city; the registered sales below are the better guide.
Dotted lines mark 75%, 100% and 130% of the city rate per sqm. A dot above the middle line paid more per metre than the city figure.
| Address | Rooms | Floor | Sqm | Price | ₪/sqm | Date |
|---|---|---|---|---|---|---|
| Y.D. Barzani complex, Neighbourhood B2 (OFF-PLAN, built 2029; probably a free-market unit) | 5 | 1 | 123 | ₪3,090,000 | ₪25,122 | 2026-08 |
| GD Tzur Hadassah (Gai & Doron Levi), Neighbourhood B2 (OFF-PLAN, built 2028; at about ₪16,300/sqm, probably a Mechir Matara target-price unit, not a market price) | 3 | 1 | 83 | ₪1,350,000 | ₪16,265 | 2026-08 |
| Rechasim 38, HaEmek (apartment, duplex on floors 3–4) | 4 | 3 | 107 | ₪2,480,000 | ₪23,178 | 2026-06 |
| HaCharuv 12, HaEmek (ground-floor apartment) | 4 | 0 | 88 | ₪2,340,000 | ₪26,591 | 2026-06 |
| Anafa 3, Sansan (ground-floor apartment) | 4 | 0 | 97 | ₪2,825,000 | ₪29,124 | 2026-05 |
| Dekel 2, Sansan (apartment) | 5 | 2 | 122 | ₪2,715,000 | ₪22,254 | 2026-05 |
| Ta'anah 14, Sansan (HOUSE/cottage, basement plus ground and 1st floors) | 6 | — | 154 | ₪4,800,000 | ₪31,169 | 2026-04 |
| Duchifat 15, Sansan (apartment, floor 3 of 5) | 5 | 3 | 117 | ₪2,550,000 | ₪21,795 | 2026-03 |
| Levona 6, Har Katron (HOUSE, ground plus 1st floor) | 6 | — | 166 | ₪4,300,000 | ₪25,904 | 2026-01 |
| Har Katron 16, Har Katron (HOUSE, three levels) | 5 | — | 212 | ₪4,200,000 | ₪19,811 | 2025-12 |
| Eshed 13, HaEmek (HOUSE/cottage, three levels) | 6 | — | 136 | ₪3,810,000 | ₪28,015 | 2025-12 |
| HaGefen 6, HaEmek (apartment) | 3 | 1 | 66 | ₪2,050,000 | ₪31,061 | 2025-12 |
Sources: Dirobot (Israel Tax Authority registered transactions), Tzur Hadassah locality page. 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. Madlan for-sale listings, Tzur Hadassah (21–22 active listings) and Yad2 (about 140 listings), viewed 2 Oct 2026. Apartment asks in Sansan mostly fall in the low-to-mid ₪20,000s per sqm, but no source publishes a reliable typical figure.
Pale bar: the city'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 |
|---|---|---|---|---|
| GD Tzur Hadassah (Neighbourhood B2) Gai & Doron Levi | New build, 144 units in 17 five-storey buildings, won in the May 2024 ILA tender; half Mechir Matara (target price for eligible buyers), half free market | — | Target-price units at about ₪15,600–16,600/sqm (e.g. 85 sqm ₪1.326m, 100 sqm ₪1.616m, 120 sqm ₪2.0m at the 2024 lottery); free-market prices not published | Madlan lists build year 2028 |
| Y.D. Barzani complex (Neighbourhood B2) Y.D. Barzani | New build, 44 units (half target price, half free market) | — | Registered off-plan deals Aug 2026: 4-room 113 sqm ₪2.36m, 5-room 123 sqm ₪3.09m | Madlan lists build year 2029 |
| Neighbourhood B2 – other complexes Yaakov & Moti Kanig (154 units); Gesharim & Monolith (40 units) | Mechir Matara tender, 382 units in total across the four winners; half target price, half free market | — | Target price about ₪15,600–16,600/sqm vs a local market of about ₪20,000–24,000/sqm (Bizportal, 2024) | Not published |
| Hazait complex (north Tzur Hadassah) A.S. Alisher Engineering & Investments and A.M. Malmed | Free-market ILA tender, about 100 units on about 13.3 dunams | — | n/a | Not published |
| TOPIA (Saifan street) Vaknin Amram & Sons | 96 units in 17 buildings of 2–6 storeys; construction completed | — | Resale only (a 4-room, 117 sqm unit sold for ₪2.65m in Aug 2026) | Completed (about 2017) |
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 Tzur Hadassah's rate a 70 sqm three-room is about ₪1.75m and a 100 sqm four-room about ₪2.49m. On the four-room an oleh pays ₪2,573 in purchase tax; an Israeli resident buying a sole home pays ₪20,208; a non-resident or anyone buying a second home pays ₪199,472.
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 · ₪1.75m | Oleh, reg. 12A | ₪0 | ₪66,489 | ₪66,489 | 3.8% |
| Resident, sole home | ₪0 | ₪66,489 | ₪66,489 | 3.8% | |
| Non-resident / additional | ₪139,630 | ₪66,489 | ₪206,119 | 11.8% | |
| 4-room · ₪2.49m | Oleh, reg. 12A | ₪2,573 | ₪88,555 | ₪91,129 | 3.7% |
| Resident, sole home | ₪20,208 | ₪88,555 | ₪108,764 | 4.4% | |
| Non-resident / additional | ₪199,472 | ₪88,555 | ₪288,027 | 11.6% |
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 ₪58,844 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 Tzur Hadassah's four-room price it is worth ₪17,635 against the resident rate and ₪196,899 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in Tzur Hadassah
The rental market is very thin, with fewer than 10 live listings, mostly 2-room units and 5-room flats in Sansan. We found no 3-room listings and only one 4-room (Duchifat 26, 120 sqm, ₪7,100 on Komo), so r3 and r4 are left blank. Madadirot shows average asking rents of ₪3,950 for 2 rooms and ₪8,750 for 5 rooms.
Medians we calculated from asking rents: Realta (8 listings; city median ₪4,000, average ₪4,363, updated 2 Oct 2026) and Komo (7 listings). The 5-room figure is the median of 4 Sansan listings (₪7,500–9,000). — Asking rents, 2 Oct 2026 (Realta), plus Komo listings (date not clear, probably 2026)
How these figures are based
Gross yield = twelve months' three-room asking rent against a 70 sqm three-room at each city's price per sqm. Netanya, Kfar Saba, Shoham, Neve Daniel, Pardes Hanna, Yavne, Har Adar, Tzur Hadassah and Karnei Shomron 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 | ₪6,075 |
| Security, at the legal cap (3 months) | ₪18,225 |
| Broker, if you hired one: one month + VAT | ₪7,168 |
| Cash out before moving in | ₪31,468 |
On a rent of ₪6,075 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
Without a reliable three-room rent there is no like-for-like yield figure for Tzur Hadassah.
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
Supply growth here comes from greenfield ILA tenders rather than urban renewal: the B2 neighbourhood (about 500 units including the 382-unit Mechir Matara tender) and the Hazait complex (about 100 units). Much of the stock is low-rise houses and fairly new Sansan blocks, so TAMA 38 or pinui-binui is not a significant factor. Earlier tenders failed to attract developers (Magdilim, Jan 2024) before the May 2024 round succeeded.
Specific to Tzur Hadassah
Houses and flats pooled
Dirobot's ₪24,934/sqm mixes Sansan apartments with multi-level cottages and Har Katron houses. Houses often trade at ₪18,000–26,000/sqm on larger floor areas, so a ₪4m+ house and a ₪2.5m flat can share a similar ₪/sqm. Price flats against flat deals and houses against house deals.
Target-price deals in the registry
The B2 neighbourhood is half Mechir Matara, and those units sell at about 20–27% below market. Registered off-plan deals at ₪16,000–18,000/sqm (e.g. GD Tzur Hadassah) are not market prices, so don't use them to value a resale home.
Off-plan delivery risk
The B2 developers won their land in May 2024 and Madlan lists build years of 2028–2029. Earlier tenders here drew no bidders. Allow for delays, check the bank guarantee (Sale Law) on every payment, and confirm what infrastructure will be ready at handover.
New local council
Tzur Hadassah only recently split from Mateh Yehuda to become an independent local council, and the Interior Ministry stressed it needs viable income sources. Arnona levels, services and the planning committee arrangements may change as the new council finds its feet, so check current rates before budgeting.
Car-dependent location
There is no rail and Madlan residents rate public transport only 2.4/5. Commutes to Jerusalem go via winding Route 375/386, and the Tel Aviv area is well over an hour away. Families should budget for two cars.
ILA leasehold and registration
Land is Israel Land Authority leasehold inside the Green Line, so mortgages are normally available. Older HaVatika houses and some cottages may have unregistered extensions or be registered only with the ILA or the Housing Ministry rather than in the Tabu, and new B2 units will take years to register. Have a lawyer check registration, consent fees and building permits for additions.
Forest fire and edge-of-town exposure
The town is surrounded by Jerusalem-hills pine forest and nature reserves, which have seen summer wildfires. Homes on the forest edge, especially in Har Katron and HaVatika, need checks on fire exposure and insurance. The town also sits about 1 km from the Green Line, so check views and security-fence proximity for edge-of-town plots.
When buying anywhere in Israel
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 Israel
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 Israel'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.
Tzur Hadassah property: common questions
What is the average price per square metre in Tzur Hadassah?
Registered sales put Tzur Hadassah at about ₪24,934 per square metre (median of 192 registered sales, Jan 2023–Jun 2026 (pooled), houses and flats together). Individual sales in this brief range from about ₪16,265 to ₪31,169 per square metre, depending on the building, floor and condition.
How much does an apartment cost in Tzur Hadassah?
At the registered rate a 70 sqm three-room apartment costs about ₪1.75m and a 100 sqm four-room about ₪2.49m. 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 Tzur Hadassah?
No reliable rent by room count is published for Tzur Hadassah. The rental market is very thin, with fewer than 10 live listings, mostly 2-room units and 5-room flats in Sansan. We found no 3-room listings and only one 4-room (Duchifat 26, 120 sqm, ₪7,100 on Komo), so r3 and r4 are left blank. Madadirot shows average asking rents of ₪3,950 for 2 rooms and ₪8,750 for 5 rooms.
How much purchase tax does a new oleh pay in Tzur Hadassah?
On a four-room at about ₪2.49m, an oleh using the regulation 12A relief pays about ₪2,573 in purchase tax, against ₪20,208 for an Israeli resident buying a sole home and ₪199,472 for a non-resident or anyone buying an additional home. The relief applies from one year before aliyah to seven years after, once.
Is Tzur Hadassah a good place to buy?
Tzur Hadassah gives Jerusalem-area buyers houses and garden-style living at about ₪25,000/sqm. Sansan 4–5-room flats trade at ₪2.3m–2.8m and cottages and houses at ₪3.8m–4.8m, well below Jerusalem or Mevaseret. Buyers eligible for Mechir Matara should watch the B2 lotteries, while everyone else should compare B2 free-market off-plan prices with Sansan resales.
Is Tzur Hadassah a good place to rent?
Renting is hard: there are fewer than 10 live listings at any time, small units ask about ₪4,000 and Sansan 5-room flats about ₪7,500–9,000. Renting first is still worth it to test the commute, but expect to rely on word of mouth and the community WhatsApp groups rather than portals.
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 Tzur Hadassah
- The registered sales in that building, not the city 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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Sources. Dirobot – Tzur Hadassah locality page (Tax Authority deals, 192 sales) (Data 4 Jan 2023 – 10 Jun 2026; viewed 2 Oct 2026); Dirobot – Sansan neighbourhood (yearly medians, deals) (Data Jan 2023 – May 2026; viewed 2 Oct 2026); Dirobot – HaEmek neighbourhood (Data Jan 2023 – Jun 2026; viewed 2 Oct 2026); Dirobot – Har Katron neighbourhood (Data Jun 2023 – Jan 2026; viewed 2 Oct 2026); Madlan – Tzur Hadassah area info (registered deals, schools, resident ratings) (Deals Aug–Sep 2026; viewed 2 Oct 2026); Madlan – for-sale listings, Tzur Hadassah (Oct 2026); Yad2 – for-sale listings, Tzur Hadassah (Oct 2026); Realta – Tzur Hadassah rentals (2 Oct 2026); Komo – Tzur Hadassah rental listings (viewed 2 Oct 2026 (listing dates not shown)); Madadirot – Tzur Hadassah (viewed 2 Oct 2026 (period unclear)); Nadlan Center – 382-unit Mechir Matara tender in Tzur Hadassah (21 May 2024); Bizportal – Mechir Matara winners in Tzur Hadassah, 20–27% discount (21 May 2024); ice.co.il – Hazait and B2 tender winners (29 Aug 2024); Madlan – TOPIA project page (viewed Oct 2026); Madlan – new projects, Tzur Hadassah (GD Tzur Hadassah) (viewed Oct 2026); Israel Hayom – Tzur Hadassah separates from Mateh Yehuda (Apr 2022); TheMarker – High Court declines to intervene; independent council to be set up (22 May 2023); Nefesh B'Nefesh – Tzur Hadassah community profile (viewed Oct 2026); Jewish Link / My Israel Home – Tzur Hadassah: an alternative for young Jerusalemites (May 2015). 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. Dirobot gives only a pooled town-wide median (Jan 2023 – Jun 2026). Its yearly medians exist only per neighbourhood and on small samples, so the town-level trend values and yoy_pct are null; the neighbourhood figures are given in the trend source notes. Dirobot does not split houses from apartments at town level, so the pooled ₪24,934/sqm mixes both. No separate house or apartment median was found. No reliable room-level median prices were found. Madadirot gives per-room figures without a clear period, so they are quoted only as context. Rents come from fewer than 15 asking listings (Realta, Komo), not registered rents. We found no 3-room listings and only one 4-room listing, so r3 and r4 are null; the r5 median comes from 4 listings, and Komo's listing dates are unclear.
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.