City Brief No. 67 · October 2026
Yehud-Monosson property prices 2026 יהוד-מונוסון
Yehud-Monosson registers at about ₪28,452 per square metre, the median of 12 recent registered sales, No. 4 of the 19 areas in this release. That gives a 70 sqm three-room at about ₪1.99m and a 100 sqm four-room at about ₪2.85m. Asking rents are about ₪7,800 (3 rooms). The national average transaction is about ₪2.44m (CBS, Q2 2026).
Registered sales to Sep 2026 · asking prices and rents October 2026 · 12 sales listed address by address · free and independent
Summary
Yehud-Monosson in six numbers
Buying here
Resale 3-room flats in the centre and Kiryat Savyonim mostly registered at ₪2.2–2.4m in 2026, with 4–5 rooms at ₪2.5–3.3m and new builds higher. Presale renewal projects such as Mohilever have opened at about ₪26–27K/sqm.
Renting here
Asking rents for 5-room flats in Gadot and Kiryat Savyonim cluster around ₪9,000–9,500 a month, with the city average near ₪7,100–7,500. Gross yields are around 3.1–3.6%.
01 The area
What Yehud-Monosson is
A city of about 32,000 (2024) east of Tel Aviv, formed in 2003 by merging Yehud with Neve Monosson. It combines an older centre undergoing renewal, 1990s blocks next to Savyon, and the new Gadot neighbourhood in the south.
Population about 32,146. Nadlan Center (Jan 2026) reported the citywide average apartment price up about 3.5% and price per sqm up about 3% between H1 2024 and H1 2025; Bizportal (May 2026) puts the average purchase price at about ₪2.87m. Citywide transactions rose from 135 in H1 2024 to 204 in H1 2025 (about +51%), while City Centre transactions fell about 34% (Nadlan Center, Jan 2026).
Boundaries and parts
| Part | What it is | Median price | ₪/sqm | Deals |
|---|---|---|---|---|
| City Centre (Merkaz HaIr) | Older core with Tama 38 and pinui-binui activity; Madlan average purchase price ₪2,671,122, average rent ₪8,800, socio-economic index 7/10. | — | ₪26,000 | — |
| Kiryat Savyonim | 1990s–2000s apartment blocks along Derech Moshe Dayan next to Savyon; Madlan average purchase price ₪2,736,451, average rent ₪9,250, socio-economic index 9/10. | — | — | — |
| Maccabi / Yehud East | Older blocks on Weizmann and the Mohilever renewal compound; Madlan average purchase price ₪2,705,405 across 18 listed deals. | — | — | 18 |
| Gadot | New neighbourhood south of Savyon and north of Route 461, planned for about 4,100 units; Madlan average purchase price ₪4,775,000 across 12 listed deals, mostly large new-build units. | — | — | 12 |
| Neve Monosson | Former local council merged into the city in 2003, with borough status since 2005; no separate price data found. | — | — | — |
Getting around
Yehud sits east of Tel Aviv between Kiryat Ono, Savyon and Or Yehuda, bordering Route 461 to the south. Madlan resident ratings give public transport 7/10 in the City Centre; commutes to Tel Aviv are mainly by car and bus.
Schools, parks and families
Madlan's urban average school score for Yehud-Monosson is 63/100 against a national average of 65/100; City Centre residents rate schools 8/10.
English speakers
Small. No sourced Anglo community data found.
Yehud-Monosson is highlighted. Each figure is that area's own basis, set out under "How these figures are based".
How these figures are based
Median price per square metre of the 12 street-level registered sales listed in section 02 (May 2026–Sep 2026). A small sample: treat it as indicative. No sourced city-wide registered price per sqm found. Madlan shows a rounded neighbourhood average of about ₪26K/sqm for the City Centre (listing pages, Oct 2026); Bizportal (May 2026) puts free-market new-build pricing at ₪24–25K+/sqm and recent new deals at ₪25–28K/sqm. Prices by size are medians of registered sales listed on Madlan neighbourhood pages and in Bizportal (Apr–Sep 2026; 3 rooms n=7, 4 rooms n=5, 5 rooms n=7), small samples.
Rents: Madlan asking rents, 13 Oct 2026: 3 rooms = single clean listing (Moshe Dayan 22, 76 sqm); 5 rooms = median of 7 apartment listings (Gadot and Kiryat Savyonim). Madlan city average rent ₪7,125; Bizportal (May 2026) average rent about ₪7,500.
02 Registered sold prices
What people actually paid
Each dot is one sale from the table below. The red line is the area rate of ₪28,452 per sqm; the grey lines are 75% and 130% of it.
| Address | Rooms | Floor | Sqm | Price | ₪/sqm | Date |
|---|---|---|---|---|---|---|
| Derech Moshe Dayan 6, Kiryat Savyonim | 4 | 8 | 100 | ₪2,730,000 | ₪27,300 | Sep 2026 |
| Weizmann 48-52 (new build) | 3.5 | 4 | 84 | ₪2,420,000 | ₪28,810 | Sep 2026 |
| Weizmann 48-52 (new build) | 6 | 6 | 144 | ₪3,640,000 | ₪25,278 | Sep 2026 |
| Haim Nahman Bialik 27, City Centre | 4 | 6 | 96 | ₪2,000,000 | ₪20,833 | Aug 2026 |
| Tzvi Yishai 19, City Centre | 4 | 1 | 66 | ₪2,000,000 | ₪30,303 | Aug 2026 |
| Derech Moshe Dayan 12, Kiryat Savyonim | 3 | 3 | 75 | ₪2,250,000 | ₪30,000 | Aug 2026 |
| Link project, City Centre (new build) | 3 | 5 | 76 | ₪2,350,000 | ₪30,921 | Aug 2026 |
| HaGanim HaTluyim, City Centre | 5 | 11 | 108 | ₪3,250,000 | ₪30,093 | Jul 2026 |
| Derech Moshe Dayan 4, Kiryat Savyonim | 4.5 | 2 | 100 | ₪2,500,000 | ₪25,000 | Jul 2026 |
| Derech Moshe Dayan 12, Kiryat Savyonim | 4.5 | 5 | 100 | ₪3,000,000 | ₪30,000 | Jul 2026 |
| Mohilever 2-12, Maccabi (new build) | 5 | 5 | 133 | ₪3,620,000 | ₪27,218 | May 2026 |
| Derech HaHoresh 5, Kiryat Savyonim | 3 | 1 | 84 | ₪2,360,000 | ₪28,095 | May 2026 |
Area rate ₪28,452 per sqm (median of the sales above). Median price ₪2,460,000 across the sales above.
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03 Asking prices and new build
What is for sale, and what is being built
Current listings, October 2026. The dashed line is the registered rate.
- 4 rooms, 107 sqm, new building, City Centre, floor 4 of 14 — ₪2,740,000 (₪25,607/sqm)
New build and renewal schemes
| Scheme | Type | From | Units | Delivery |
|---|---|---|---|---|
| Mohilever urban renewal | Pinui-binui | ₪2,390,000 | 1,344 | Not stated |
| Ben Zvi–Katzenelson | Pinui-binui | Not stated | 1,083 | Not stated |
| Enav Sderat HaOmanut (Mohilever 14, Yehud East) | New build | ₪2,350,000 | — | Not stated |
| Gadot target-price tender Amram Et Biton | Mechir Matara | ₪2,116,000 | 208 | Not stated |
| Shechunim neighbourhood Ashtrom | New build | ₪2,154,000 | 244 | Not stated |
04 Purchase tax and costs
What buying here actually costs
Brackets frozen for 2025–2027 (Tax Authority Directive 1/2026). The additional-home scale is a temporary provision to 31 December 2026.
Purchase tax calculator
| Apartment | Buyer | Purchase tax | Lawyer and broker | Total costs | Of price |
|---|---|---|---|---|---|
| 70 sqm three-room · ₪1.99m | Oleh chadash | ₪64 | ₪58,753 | ₪58,817 | 3.0% |
| 70 sqm three-room · ₪1.99m | Israeli resident, only home | ₪451 | ₪58,753 | ₪59,204 | 3.0% |
| 70 sqm three-room · ₪1.99m | Additional home or non-resident | ₪159,331 | ₪58,753 | ₪218,084 | 10.9% |
| 100 sqm four-room · ₪2.85m | Oleh chadash | ₪4,332 | ₪83,933 | ₪88,265 | 3.1% |
| 100 sqm four-room · ₪2.85m | Israeli resident, only home | ₪37,798 | ₪83,933 | ₪121,731 | 4.3% |
| 100 sqm four-room · ₪2.85m | Additional home or non-resident | ₪227,616 | ₪83,933 | ₪311,549 | 10.9% |
Lawyer at 0.5% + VAT and broker at 2% + VAT on a resale (VAT 18%). No broker fee when buying from a developer's sales office. Add a mortgage appraisal (₪350–₪950) and Tabu fees of a few hundred shekels.
The oleh relief, in one paragraph
Under Regulation 12A, a new immigrant pays 0% purchase tax up to ₪1,978,745 and 0.5% from there to ₪6,055,070, on one residential property, once, bought from one year before aliyah to seven years after it. The oleh does not have to live in it. Above ₪20,183,565 the relief does not apply. Olim who arrived before 15 August 2024 may choose the older Regulation 12 instead.
05 Renting
Renting in Yehud-Monosson
Cash out before the keys
| First month | ₪7,800 |
| Security (the legal maximum, three months) | ₪23,400 |
| Broker, if you engaged one (one month + VAT) | ₪9,204 |
| Total | ₪40,404 |
Rent against buying
A 70 sqm three-room at the registered rate costs about ₪1.99m and rents for about ₪7,800 a month: a gross yield of 4.7% before arnona, vaad bayit, maintenance, void months and tax. Rental stock is limited but newer units in Gadot are available at roughly ₪9,000–9,500 for 5 rooms. It suits families wanting suburban space close to Tel Aviv; car dependence is high.
06 Urban renewal and stock
The buildings, and what is happening to them
The Mohilever compound has a 2025 permit to demolish 72 flats and build 271 in four 14-storey towers, within a full plan of 336 flats replaced by 1,344. Ben Zvi–Katzenelson plans 320 flats replaced by 1,083. Nadlan Center counted six renewal projects and about 711 units in construction or planning in the City Centre, with developers including Almagorim, Aura, Avirim, Magnezi, Azulai and Luzon.
07 Things to beware of
Things to beware of
Specific to Yehud-Monosson
- Construction disruption
- Several pinui-binui and Tama 38 projects in the City Centre mean years of demolition, building and traffic disruption.
- New-build price gap
- New-build units in the centre and Gadot trade well above old stock (e.g. ₪41,374/sqm at Herzl vs ₪20,833/sqm on Bialik in 2026), so comparables must match building age.
- Ben Gurion flight paths
- Yehud lies close to Ben Gurion Airport; check aircraft noise for specific streets.
- Low listing count
- Madlan showed only 103 flats for sale citywide in Oct 2026, so choice at any one time is limited.
- Subsidised-unit resale rules
- Target-price and Dira BeHanacha units in Gadot carry resale and letting restrictions; check before buying from a lottery winner.
When buying anywhere in Israel
- The register, not the listing
- Asking prices are what sellers hope for. Look up what the building and the street actually registered on nadlan.gov.il before you make an offer.
- Built area against the permit
- Compare the square metres in the listing with the building permit and the Tabu. Enclosed balconies and roof additions are often unpermitted, and a bank values only what is permitted.
- Parking and storage "with the apartment"
- Check that the parking space and storage room are registered to the flat in the Tabu or the condominium order, not simply in use by the seller.
- Mortgage before contract
- Get mortgage approval in principle before you sign. The contract fixes payment dates, and missing one is a breach.
- Off-plan: guarantees and linkage
- Every payment to a developer must be secured, usually by a bank guarantee under the Sale (Apartments) (Assurance of Investments) Law. Since Amendment 9, linkage to the construction-input index is capped at half of the rise; budget for it anyway.
- Your own lawyer, a licensed broker
- Your lawyer should act for you alone, not for the seller or the developer. Check any broker on the Ministry of Justice licence register before you sign an order form.
When renting anywhere in Israel
- Check who owns it
- Ask for a Tabu extract and make sure the name on it is the person signing the lease, or that they hold a power of attorney.
- The security is capped
- Under s.25י of the Rental and Borrowing Law, total security may not exceed the lower of three months' rent or a third of the rent for the whole term.
- Who pays the broker
- A broker engaged by the landlord is paid by the landlord (s.25ט). You pay only if you engaged the broker yourself.
- Repairs and notice
- The landlord must repair defects that prevent reasonable use within 30 days, or within three days if urgent. Read the early-termination clause and the notice it requires.
- Mamad, lift, parking, air conditioning
- Check each one physically and write it into the lease: what the flat has, what works, and who maintains it.
- Oleh arnona discount
- New olim can claim up to a 90% arnona (municipal tax) discount on up to 100 sqm for 12 months within their first 24 months. Apply to the municipality with your teudat oleh.
FAQ
Yehud-Monosson property: common questions
What is the average price per square metre in Yehud-Monosson?
About ₪28,452 per square metre. Median price per square metre of the 12 street-level registered sales listed in section 02 (May 2026–Sep 2026). A small sample: treat it as indicative. No sourced city-wide registered price per sqm found. Madlan shows a rounded neighbourhood average of about ₪26K/sqm for the City Centre (listing pages, Oct 2026); Bizportal (May 2026) puts free-market new-build pricing at ₪24–25K+/sqm and recent new deals at ₪25–28K/sqm. Prices by size are medians of registered sales listed on Madlan neighbourhood pages and in Bizportal (Apr–Sep 2026; 3 rooms n=7, 4 rooms n=5, 5 rooms n=7), small samples.
How much does an apartment cost in Yehud-Monosson?
At the registered rate, a 70 sqm three-room costs about ₪1.99m and a 100 sqm four-room about ₪2.85m. The median recorded sale is ₪2,460,000.
How much is rent in Yehud-Monosson?
Asking rents run about ₪7,800 for 3 rooms, ₪9,200 for 5 rooms. Madlan asking rents, 13 Oct 2026: 3 rooms = single clean listing (Moshe Dayan 22, 76 sqm); 5 rooms = median of 7 apartment listings (Gadot and Kiryat Savyonim). Madlan city average rent ₪7,125; Bizportal (May 2026) average rent about ₪7,500.
How much purchase tax does a new oleh pay in Yehud-Monosson?
On a ₪1.99m three-room, an oleh pays about ₪64 under Regulation 12A, against ₪451 for an Israeli buying a sole home and ₪159,331 for an additional home or a non-resident.
Is Yehud-Monosson a good place to buy?
Yehud offers central-Israel location next to Savyon and Kiryat Ono at prices below those neighbours, and a large renewal pipeline. Against that, much of the centre will be a building site for years and new-build premiums are steep.
Is Yehud-Monosson a good place to rent?
Rental stock is limited but newer units in Gadot are available at roughly ₪9,000–9,500 for 5 rooms. It suits families wanting suburban space close to Tel Aviv; car dependence is high.
Where do these figures come from?
Registered sales and published market data from the sources listed at the foot of this page, read in October 2026. Asking prices and rents are what sellers and landlords ask, not what was agreed.
08 Before any offer or lease
Six checks on every apartment in Yehud-Monosson
- Pull the registered sales. Look up every registered sale in the building and on the street for the last twelve months on nadlan.gov.il, and compare like with like: floor, size, mamad, parking.
- Get the Tabu extract and the permit file. Check ownership, mortgages and cautions in the Tabu, and compare the flat with the permit plans in the municipal building file (tik binyan).
- Mamad, lift, parking, storage. Confirm each is there, works, and is registered to the flat rather than simply in use.
- Ask about renewal. Find out whether the building is in a pinui-binui or Tama 38 plan, how many owners have signed, and with which developer.
- Price the running costs. Ask the municipality for the arnona rate on the flat, and the vaad bayit for monthly fees and any planned works.
- Use the oleh relief, if it is yours. Regulation 12A is used once, on one property, within one year before to seven years after aliyah. Make sure your lawyer files it.
Want this for your own search?
Tell us the areas, budget and size you are weighing up. We will send a free personal report: what sold, at what price, and what is on the market now.
Sources and limits
Sources
- Madlan – Yehud-Monosson area page accessed 2026-10-13
- Madlan – City Centre, Yehud-Monosson accessed 2026-10-13
- Madlan – Kiryat Savyonim accessed 2026-10-13
- Madlan – Maccabi accessed 2026-10-13
- Madlan – Gadot accessed 2026-10-13
- Madlan – listing, City Centre (neighbourhood stats and nearby deals) accessed 2026-10-13
- Madlan – rentals, Yehud-Monosson accessed 2026-10-13
- Madlan – projects for sale (Enav Sderat HaOmanut) accessed 2026-10-13
- Bizportal – Yehud-Monosson market review, 23 May 2026 accessed 2026-10-13
- Nadlan Center – Yehud City Centre neighbourhood index, Jan 2026 accessed 2026-10-13
- ICE – Gadot target-price tender, Sep 2024 accessed 2026-10-13
- Wikipedia – Yehud-Monosson accessed 2026-10-13
- Israel Tax Authority, Real Estate Taxation Directive 1/2026 (updated and frozen amounts), 18.1.2026 accessed 2026-10-13
- Israel Tax Authority, Real Estate Taxation Directive 1/2025 (freeze, s.9(ג2), 2025-2027), 16.1.2025 accessed 2026-10-13
- Israel Tax Authority, Real Estate Taxation Directive 2/2026 (war-period deadline extensions), 30.3.2026 accessed 2026-10-13
- CapiTax (Alex Shapira & Co.), amendment to Purchase Tax Regs: Reg 12A for olim, 12.8.2024 accessed 2026-10-13
- CapiTax, oleh purchase of off-plan apartment: Eizler ruling (27.5.2025) and freeze note accessed 2026-10-13
- Nefesh B'Nefesh, Planning Your Aliyah: Purchase Tax (updated 5.9.2024) accessed 2026-10-13
- Ynet, Knesset Finance Committee approves oleh purchase-tax change, 29.7.2024 accessed 2026-10-13
- Bizportal, the true cost of buying an apartment (lawyer, broker, appraiser, Tabu, mortgage costs), 6.8.2026 accessed 2026-10-13
- Bizportal, home purchase costs calculator (VAT 18%, brackets frozen 2026) accessed 2026-10-13
- PwC Worldwide Tax Summaries, Israel: Other taxes (VAT 18%), last reviewed 29.6.2026 accessed 2026-10-13
- Israel Chamber of Commerce, VAT rises to 18% on 1 January 2025 accessed 2026-10-13
- Mizrahi-Tefahot, mortgage costs (file-opening fee 0.25%, capped at NIS 360) accessed 2026-10-13
- Kol Zchut, cap on security a landlord may require from a tenant (s.25י), updated 12.8.2026 accessed 2026-10-13
- Bizportal guide, rental security cheques and the deposit cap, 1.9.2026 accessed 2026-10-13
- Bizportal, rental broker fees: who pays (s.25ט), one month + VAT, 18.3.2025 accessed 2026-10-13
- Behadrei Haredim, rental broker fee transparency regulations (s.25ט(ב)(3)), 12.12.2018 accessed 2026-10-13
- Israel Hayom, Fair Rental Law: landlord-engaged broker paid by landlord; typical fee one month + VAT accessed 2026-10-13
- Nadlan Center, CBS: prices up for a second month (June-July 2026, +0.2% m/m, -1.2% y/y), 15.9.2026 accessed 2026-10-13
- Ice.co.il, CBS dwelling price index June-July 2026 with district breakdown, 15.9.2026 accessed 2026-10-13
- Nadlan Center, CBS: average apartment price NIS 2.43m in Q2 2026; May-June index -1.5% y/y, 14.8.2026 accessed 2026-10-13
- Klikat Nadlan, CBS notice 256/2026: Q2 2026 average about NIS 2,435k, 16.8.2026 accessed 2026-10-13
Limits of the data
Median price per square metre of the 12 street-level registered sales listed in section 02 (May 2026–Sep 2026). A small sample: treat it as indicative. No sourced city-wide registered price per sqm found. Madlan shows a rounded neighbourhood average of about ₪26K/sqm for the City Centre (listing pages, Oct 2026); Bizportal (May 2026) puts free-market new-build pricing at ₪24–25K+/sqm and recent new deals at ₪25–28K/sqm. Prices by size are medians of registered sales listed on Madlan neighbourhood pages and in Bizportal (Apr–Sep 2026; 3 rooms n=7, 4 rooms n=5, 5 rooms n=7), small samples.
Rents: Madlan asking rents, 13 Oct 2026: 3 rooms = single clean listing (Moshe Dayan 22, 76 sqm); 5 rooms = median of 7 apartment listings (Gadot and Kiryat Savyonim). Madlan city average rent ₪7,125; Bizportal (May 2026) average rent about ₪7,500.
Registered sales reach the register weeks after signing, so the latest months are under-counted. Asking prices and asking rents are what is advertised, not what is agreed.
Scope
This brief is not a valuation, a tax ruling or legal advice. The Tel Aviv Property Index takes no referral fees and no developer money.
More property prices
City, town and neighbourhood briefs, each built on registered sales, asking prices, rents and costs.