Yavne property prices 2026 יבנה
Yavne registers at about ₪23,462 per square metre (median of 1,185 registered sales, Jan 2023–Jun 2026 (pooled)), which is number 30 of the fifty cities in this series. At that rate a 70 sqm three-room costs about ₪1.64m and a 100 sqm four-room about ₪2.35m. A four-room asks about ₪6,340 a month, against a Tel Aviv average of ₪13,824.
Yavne in six numbers
Yavne offers new-build Shfela family flats at about ₪23,500/sqm median (Dirobot), roughly a quarter below Ness Ziona, with two rail stations and a lot of modern stock with a mamad. Prices are flat while Mehir LaMishtaken lock-ups expire, so buy in Neot Shamir or Neot Rabin on registered comparables and negotiate firmly.
Older 3-room flats average about ₪4,000 and 4-room flats about ₪6,300 (madadirot), but new-neighbourhood family flats cost ₪7,500–8,500. With gross yields near 3% and supply of only about 60 listings, renting first in Neot Rabin or Neot Shamir is a sensible way to test the commute and schools before buying.
What Yavne is
Yavne is a fast-growing mid-sized city between Rishon LeZion and Ashdod. Most housing is apartments, and much of it is new: Neot Rabin, the Green Quarter and Neot Shamir were built over the last 10–15 years, a large part under government price-capped schemes. It is a family-oriented city with a mixed secular, traditional and religious population. Madlan scores its schools 69/100, against a national average of 65. Prices are well below Rishon and Ness Ziona, with a city median of about ₪23,500/sqm (Dirobot).
Boundaries and parts
A mid-sized coastal-plain city in the Central District, south of Rishon LeZion and Ness Ziona, north of Ashdod, with Gan Yavne to the south-east. Route 4 and Route 431 serve the city, and Route 42 and the railway form the eastern edge, beyond which the new Yavne East (Yavne Mizrach) district is planned (ice, Nov 2024). The western side runs towards the Yavne dunes nature reserve and the coast at Palmachim and the Yavne-Yam antiquities site. Neot Shamir is the newest built-up neighbourhood in the south and west, near the planned northern Ashdod interchange (Madlan). The city has two rail stations, Yavne West and Yavne East.
- Neot Rabin / Yavne HaYeruka (the Green Quarter): the largest and busiest newer area, built mainly from the 2010s with mid-rise and tower blocks. Median about ₪2.80m and ₪23,700/sqm (Dirobot, 344 deals, Jan 2023 – Jun 2026). A separate 'Neot Rabin – Yavne Green' entry shows about ₪2.81m and ₪22,950/sqm (30 deals). Realta average asking rent about ₪7,900 (9 listings, Oct 2026).
- Neot Shamir (south-west, the newest neighbourhood): about 2,300 units are planned, about 1,980 of them sold under the Mehir LaMishtaken price-capped scheme (Madlan; Bizportal, Aug 2026). Median about ₪2.80m and ₪23,196/sqm (Dirobot, 103 deals, Apr 2023 – May 2026). Yearly medians run ₪23,815 (2024), ₪23,089 (2025) and ₪23,196 (2026). Madlan gives it a socioeconomic index of 7/10.
- Neot Begin: established family area. Median about ₪2.10m and ₪24,170/sqm (Dirobot, 150 deals).
- Neot Ben Gurion: older and mid-age stock. Median about ₪1.99m and ₪24,020/sqm (Dirobot, 131 deals).
- Ramat Weizmann: older central-eastern area. Median about ₪2.00m and ₪22,490/sqm (Dirobot, 116 deals). A second Dirobot entry ('Ramat Weitzman') shows ₪3.04m and ₪24,170/sqm on 21 deals, which suggests newer stock.
- Neot Shazar: the cheapest per metre in the city at about ₪20,280/sqm (median ₪2.10m, 110 deals, Dirobot). It is the focus of large pinui-binui plans (764 units on Gilboa/Tavor/HaNesiim; 192 units on Sderot HaAtzmaut).
- Neot Eshkol: older, smaller flats. Median about ₪1.70m but ₪24,615/sqm (Dirobot, 93 deals). Realta average asking rent about ₪4,700 (7 listings).
- Neve Ilan: low-rise and private housing. Median about ₪4.70m and ₪24,770/sqm on only 13 deals (Dirobot). Most rental listings on Realta are here (15 listings, average ₪7,150).
- South Rothschild (Rothschild Darom): small area. Median about ₪2.52m and ₪23,210/sqm, 7 deals (Dirobot).
- City centre (Duani / Jerusalem / HaAtzmaut): older core, now gaining towers such as ALUMA (Almogim and W Group) and the Duani pinui-binui complex.
- Yavne East (Yavne Mizrach, planned): a new district of about 12,500 units on about 3,500 dunams east of Route 42 and the railway, under preferred-housing plan TMAL/1049. Lots are being marketed in tenders, with a share at 'target price' (ice, Nov 2024 and Dec 2022).
Getting around
Yavne has two heavy-rail stations, Yavne West and Yavne East, on the coastal lines between Tel Aviv and Ashdod/Ashkelon. Bizportal (Aug 2026) puts the train to Tel Aviv at about 30 minutes. By road, Route 4 and Route 431 link to Tel Aviv, Rishon, Modi'in and Ashdod, but Bizportal notes heavy morning and evening congestion on Route 4. The planned Yavne East district includes a new rail station and transport hub and a 400-metre covered link to the existing city (ice, Nov 2024), with no timetable given. Madlan residents in Neot Shamir rate public transport 5/5, on a small sample.
Schools, parks and families
Madlan's education index scores Yavne 69/100, against a national average of 65. That is respectable but below Ness Ziona (83) and the top Shfela cities. There are state and state-religious elementary schools and several secondary options, including technological tracks (Madlan). Neot Shamir is served by the Nitzanim elementary school and municipal kindergartens, and residents rate schools 4.5/5 and parks 5/5 on Madlan. There are no English-language school tracks, so children study in full Hebrew immersion.
English speakers
No organised Anglo community in Yavne was found. Nefesh B'Nefesh's community guide has no Yavne page, and Easy Aliyah's Anglo-communities guide does not mention Yavne. The nearest established Anglo hubs are Rehovot and Modi'in. Yavne suits Hebrew-ready Anglo families who want new-build stock with a mamad (safe room) at Shfela prices below Rishon and Ness Ziona, but they should not expect an English-speaking support network.
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 ₪20,152 to ₪26,220. 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 Yavne; the headline figure pools every registered sale since January 2023, which smooths out the 2025–26 softening.
Sources: Bizportal, 25 Sep 2026, Q1 2026 median by room count ('about ₪1.97m'); underlying dataset not named · Bizportal, 25 Sep 2026, Q1 2026 median by room count ('about ₪2.3m'); underlying dataset not named · Bizportal, 25 Sep 2026, Q1 2026 median by room count ('about ₪2.88m'); underlying dataset not named
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 |
|---|---|---|---|---|---|---|
| Aharon Chagag 34, Yavne | 4 | 2 | 78 | ₪1,920,000 | ₪24,615 | 2026-06 |
| HaToren 8, Yavne | 5 | 5 | 132 | ₪2,660,000 | ₪20,152 | 2026-06 |
| S.Y. Agnon 1, Neot Shamir | 4 | 3 | 111 | ₪2,400,000 | ₪21,622 | 2026-05 |
| S.Y. Agnon 1, Neot Shamir | 3 | 5 | 91 | ₪2,260,000 | ₪24,835 | 2026-05 |
| HaSira 20, Yavne | 4 | 1 | 101 | ₪2,320,000 | ₪22,970 | 2026-05 |
| HaShonit 6, Yavne (tower, 17 floors) | 4 | 12 | 110 | ₪2,680,000 | ₪24,364 | 2026-05 |
| HaShachaf 7, Yavne (top floor of 15) | 4 | 15 | 107 | ₪2,570,000 | ₪24,019 | 2026-05 |
| HaToren 2, Yavne | 5 | 2 | 118 | ₪2,880,000 | ₪24,407 | 2026-05 |
| Naomi Shamir 2, Neot Shamir (resale in a Mehir LaMishtaken neighbourhood) | 5 | 4 | 129 | ₪2,700,000 | ₪20,930 | 2026-05 |
| Naomi Shamir 18, Neot Shamir (resale in a Mehir LaMishtaken neighbourhood) | 3 | 10 | 82 | ₪2,150,000 | ₪26,220 | 2026-04 |
| Naomi Shamir 3, Neot Shamir (1st floor, 180 sqm, likely a garden or large ground-level unit) | 6 | 1 | 180 | ₪4,000,000 | ₪22,222 | 2026-04 |
| Devora Omer 14, Neot Shamir | 5 | 1 | 160 | ₪3,950,000 | ₪24,688 | 2026-03 |
Sources: Dirobot, based on registered Tax Authority sales. Sales marked off-plan or new-build carry a new-build premium; a sale with no floor or date shown was published without one.
Is Yavne right for your budget?
Tell us your budget, family and must-haves. We send a personal report built on the same registered sales — free.
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. No single city-wide asking ₪/sqm was found. madadirot gives average asking ₪/sqm by room count: 3-room ₪26,257, 4-room ₪23,556, 5-room ₪22,585 and 6+ ₪22,762, with 627 properties for sale (fetched Oct 2026). Its 2-room figure (₪9,409) is clearly an error. The listings below are from Madlan, Neot Shamir (58 for sale, Oct 2026).
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 |
|---|---|---|---|---|
| ALUMA Yavne Almogim and W Group | Three 25-storey towers in the city centre (Duani St, between Yerushalayim and HaAtzmaut), 273 flats plus retail and offices; 4-room 107 sqm + 15 sqm balcony, 5-room 128 sqm + 19 sqm balcony, penthouses | ₪2,487,000 | 4-room (launch price, Aug 2023; 5-room from ₪2.892m) | — |
| Shapiro and Dorel Yavne (Herzl 6–12) Shapiro Group and Dorel S. Engineering | Free-market flats in Neot Shamir, 4–6 rooms, 104–144 sqm | ₪2,500,000 | 4-room | Ready to move in (contractor's remaining stock). Offer: ₪500,000 interest-free and unindexed for two years. |
| Dira BeHanacha (Mehir LaMishtaken successor) lottery, 2025 Amram Avram, Yonatan David, Ram Aderet | 736 price-capped flats in four projects. Lottery price about ₪15,500–16,000/sqm against ₪23,000–25,400/sqm market. Half reserved for reservists, a quarter for combat soldiers. Eligibility certificate required (Israeli first-home buyers). | — | price per sqm only (₪15,500–16,000) | — |
| Yavne East (Yavne Mizrach) – TMAL/1049 Multiple tender winners (11 companies in an earlier 2,500-unit tender, e.g. Groupit for 120 units) | New district of about 12,500 units on about 3,500 dunams east of Route 42. 1,226 units were in marketing across 5 clusters, with 35% for Yavne residents, 304 long-term rental units and 152 for IDF housing. Part sold at 'target price' (Mechir Matara). | — | — | |
| Neot Shazar pinui-binui (Gilboa / Tavor / HaNesiim) | Urban renewal: 764 new flats in 7 towers (19–20 storeys) and 4 buildings replacing 182 units; build-first-then-evacuate | — | Approved for deposit by the Central District committee, Jan 2023 | |
| Sderot HaAtzmaut renewal, Neot Shazar Gefen Megurim and Dani Sheli Engineers | Three 16.5-storey towers: 192 flats replacing 48 (144 for open-market sale) plus 1,200 sqm commercial | — | Local committee approval; permits expected by end-2025 (as announced) |
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 Yavne's rate a 70 sqm three-room is about ₪1.64m and a 100 sqm four-room about ₪2.35m. On the four-room an oleh pays ₪1,837 in purchase tax; an Israeli resident buying a sole home pays ₪12,861; a non-resident or anyone buying a second home pays ₪187,696.
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 · ₪1.64m | Oleh, reg. 12A | ₪0 | ₪63,449 | ₪63,449 | 3.9% |
| Resident, sole home | ₪0 | ₪63,449 | ₪63,449 | 3.9% | |
| Non-resident / additional | ₪131,387 | ₪63,449 | ₪194,836 | 11.9% | |
| 4-room · ₪2.35m | Oleh, reg. 12A | ₪1,837 | ₪84,213 | ₪86,050 | 3.7% |
| Resident, sole home | ₪12,861 | ₪84,213 | ₪97,074 | 4.1% | |
| Non-resident / additional | ₪187,696 | ₪84,213 | ₪271,909 | 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 ₪55,370 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 Yavne's four-room price it is worth ₪11,024 against the resident rate and ₪185,859 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in Yavne
madadirot's 3-room average (₪3,980) is barely above its 2-room figure and probably reflects older stock in Neot Eshkol and Neot Ben Gurion. In the new neighbourhoods, a 3-room flat costs more: Realta averages ₪7,900 in Neot Rabin–Green and ₪8,100 in Neot Shamir, and a 4-room 105 sqm flat in Neot Rabin was listed at ₪7,500. Supply is thin, with only 57–64 listings in Oct 2026. Gross yields are about 2.9–3.1% (madadirot; Bizportal; nadlanmaster).
madadirot.co.il Yavne page, average rents by room count. Cross-check: Realta, 57 listings, median ₪4,500 and average ₪6,323 (2 Oct 2026); Madlan city average ₪6,900; Bizportal (Jun 2026) average ₪6,500 — Last 12 months as fetched Oct 2026 (madadirot)
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 | ₪6,340 |
| Security, at the legal cap (3 months) | ₪19,020 |
| Broker, if you hired one: one month + VAT | ₪7,481 |
| Cash out before moving in | ₪32,841 |
On a four-room at ₪6,340 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 Yavne.
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 is concentrated in Neot Shazar and the city centre. A 764-unit plan on Gilboa/Tavor/HaNesiim (replacing 182 units, build-first-then-evacuate) was approved for deposit in Jan 2023 (ice). Gefen Megurim and Dani Sheli's 192-unit scheme on Sderot HaAtzmaut replaces 48 units, with permits expected by end-2025 (Nadlan Center, Feb 2025). Bizportal (Jun 2026) reports that the Alon neighbourhood scheme of about 800 units in seven sub-plans is finally moving after about 20 years. Magdilim (May 2024) reports a deposited Duani pinui-binui complex in the centre. Greenfield supply is far larger than renewal supply: Yavne East is planned for about 12,500 units.
Specific to Yavne
Lock-up expiries are adding supply
About 1,980 of Neot Shamir's 2,300 flats were sold under Mehir LaMishtaken, which bars resale for several years. Bizportal (Aug 2026) reports that supply is growing as successive groups of owners become free to sell, which pushes asking prices down. Neot Shamir's ₪/sqm has been flat to slightly down: ₪23,815 in 2024, ₪23,089 in 2025 and ₪23,196 in 2026 (Dirobot).
Asking prices exceed closing prices
Bizportal notes 5-room asking prices of ₪2.9–3.3m in Neot Shamir, against recent registered sales of ₪2.7m for 129 sqm. Use registered deals on Dirobot or Madlan, not asking prices, to anchor your offer. Buyers have negotiating leverage here.
Price-capped flats are not for you if you're new
Dira BeHanacha flats at ₪15,500–16,000/sqm need a Housing Ministry eligibility certificate and are restricted to first-home buyers, with half of units reserved for reservists (Bizportal, Aug 2025). New olim who already own property abroad may not qualify, so check eligibility before planning around the lottery. Bizportal also suggests the 2025 lottery may be the last with discounts this large.
Ten years of construction in Yavne East
About 12,500 units are planned beyond Route 42, and future supply of that size can cap resale growth in the existing neighbourhoods. The promised new station and transport hub have no dates. Expect years of building traffic on the eastern approaches.
Route 4 congestion
The rail line is a real asset at about 30 minutes to Tel Aviv, but car commuters face heavy rush-hour traffic on Route 4 (Bizportal, Aug 2026). Western neighbourhoods like Neot Shamir are a drive or bus ride from the stations. Test the commute at peak time before buying.
Check title and registration in new blocks
Most of Yavne's new neighbourhoods were built on state land marketed through Israel Land Authority tenders, so the title is typically a long ILA lease. Many recent buildings may not yet be registered as condominiums in the Tabu, with rights still held via the developer or ILA. Have a lawyer confirm the lease terms, registration status and any Mehir LaMishtaken resale restriction, and confirm the bank will lend, before signing.
Large ₪/sqm swings within one neighbourhood
Large flats trade much lower per metre: in Neot Shamir, Bizportal found about ₪26,000–26,700/sqm for small units but about ₪18,500/sqm for large ones. Some registered rows also look anomalous, such as a 4-room 113 sqm flat on Uzi Hitman 3 at ₪1.375m (Mar 2026), which may be a partial or related-party sale. Compare like with like by size and floor, and ignore outliers.
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.
Yavne property: common questions
What is the average price per square metre in Yavne?
Registered sales put Yavne at about ₪23,462 per square metre (median of 1,185 registered sales, Jan 2023–Jun 2026 (pooled)). Individual sales in this brief range from about ₪20,152 to ₪26,220 per square metre, depending on the building, floor and condition.
How much does an apartment cost in Yavne?
At the registered rate a 70 sqm three-room apartment costs about ₪1.64m and a 100 sqm four-room about ₪2.35m. 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 Yavne?
Asking rent for a four-room apartment in Yavne is about ₪6,340 a month; too few three-rooms are listed for a reliable figure.
How much purchase tax does a new oleh pay in Yavne?
On a four-room at about ₪2.35m, an oleh using the regulation 12A relief pays about ₪1,837 in purchase tax, against ₪12,861 for an Israeli resident buying a sole home and ₪187,696 for a non-resident or anyone buying an additional home. The relief applies from one year before aliyah to seven years after, once.
Is Yavne a good place to buy?
Yavne offers new-build Shfela family flats at about ₪23,500/sqm median (Dirobot), roughly a quarter below Ness Ziona, with two rail stations and a lot of modern stock with a mamad. Prices are flat while Mehir LaMishtaken lock-ups expire, so buy in Neot Shamir or Neot Rabin on registered comparables and negotiate firmly.
Is Yavne a good place to rent?
Older 3-room flats average about ₪4,000 and 4-room flats about ₪6,300 (madadirot), but new-neighbourhood family flats cost ₪7,500–8,500. With gross yields near 3% and supply of only about 60 listings, renting first in Neot Rabin or Neot Shamir is a sensible way to test the commute and schools before buying.
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 Yavne
- 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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A free personal report for your budget and requirements — Yavne and the alternatives, side by side.
Sources. Dirobot – Yavne prices (1,185 registered deals) (Data 1 Jan 2023 – 7 Jun 2026, fetched 2 Oct 2026); Dirobot – Neot Shamir, Yavne (103 deals, yearly medians) (Data 3 Apr 2023 – 4 May 2026, fetched 2 Oct 2026); Madlan – Yavne area info (Fetched 2 Oct 2026); Madlan – Neot Shamir area info (Fetched 2 Oct 2026); Madlan – Neot Shamir for sale (58 listings) (Fetched 2 Oct 2026); Madadirot – Yavne (Fetched 2 Oct 2026); Realta – Yavne rentals (2 Oct 2026); Bizportal – Neot Shamir: ₪2.6m for 4 rooms, and supply keeps growing (4 Aug 2026); Bizportal – Not just Dira BeHanacha: what's happening in Yavne's market (30 Jun 2026); Bizportal – How much do you need to earn to buy in Yavne? (25 Sep 2026); Bizportal – Dira BeHanacha in Yavne: hundreds of flats at 800k+ discount (10 Aug 2025); Bizportal – The story of a neighbourhood: Neot Rabin (20 Jul 2024); ice – ALUMA Yavne launches (27 Aug 2023); ice – New neighbourhood and 12,500 flats (Yavne East) (28 Nov 2024); ice – Yavne expands east (Groupit tender) (28 Dec 2022); ice – 764-unit urban renewal approved (Neot Shazar) (3 Jan 2023); Nadlan Center – Gefen Megurim / Dani Sheli 200-flat plan approved (9 Feb 2025); Yad2 Yad1 – Shapiro and Dorel project, Neot Shamir (Fetched 2 Oct 2026); nadlanmaster – Yavne (yield and price ranges) (Modified 31 Dec 2025); Easy Aliyah – Complete Guide to Anglo Communities in Israel (no Yavne entry) (Fetched 2 Oct 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 city-wide yearly ₪/sqm medians for 2023–2026 were found, so 'trend' is empty. Dirobot's city page gives only the pooled Jan 2023 – Jun 2026 median (₪23,462). Yearly medians exist only for Neot Shamir (2024 ₪23,815, 2025 ₪23,089, 2026 ₪23,196; 2023 sample too small) and are given in sub_areas. yoy_pct is null. Bizportal (Sep 2026) says prices rise about 5% a year, and Bizportal (Jul 2024) reported about 7% in 2024, but neither is a like-for-like ₪/sqm series. by_rooms medians are from Bizportal (Q1 2026) with no named dataset or sqm. madadirot's second-hand averages are 3-room ₪2.05m, 4-room ₪2.48m and 5-room ₪3.09m, higher than Bizportal's. No residential neighbourhood officially named 'Yavne Yam' or 'Dunes' was found. Yavne-Yam is an antiquities site and beach near Palmachim, and the Yavne dunes are a nature reserve. The newest western/southern neighbourhood is Neot Shamir, which is treated here as the 'new western' area. If the client means a specific planned coastal plan, it needs a separate check with the municipality.
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.