Zichron Ya'akov property prices 2026 זכרון יעקב
Zichron Ya'akov registers at about ₪23,169 per square metre (median of 272 registered sales, Jan 2023–May 2026 (pooled)), which is number 26 of the forty cities in this series. At that rate a 70 sqm three-room costs about ₪1.62m and a 100 sqm four-room about ₪2.32m. A three-room asks about ₪5,550 a month and a four-room about ₪5,970, against Tel Aviv averages of ₪10,123 and ₪13,824.
Zichron Ya'akov in six numbers
Resale flats trade around ₪23,000–25,000 per sqm, with 4-room family flats in Chalomot Zichron or Mul HaYekev typically ₪2.2–2.75M and HaMoshava homes well above ₪3.5M. That is well below the Sharon and central cities, but transaction volume is thin, so negotiate from registered deals and watch the Zichrona planning dispute.
A 3-room flat rents for about ₪5,000–5,500 and a 4-room for about ₪5,500–7,700 a month, and houses run to ₪10,000–14,000. With only a handful of listings live at any time, be ready to move fast and plan for a car-based commute.
What Zichron Ya'akov is
Zichron Ya'akov was founded in 1882 by about 100 Romanian Jewish settlers with the backing of Baron Edmond de Rothschild, and has just over 25,000 residents (ynetnews, Oct 2025; Madadirot gives 26,375). It is a hilltop wine-country town known for the Carmel Winery, its pedestrian midrahov and the Ramat HaNadiv gardens, with the beach about 15 minutes' drive away. The council has consistently resisted rapid expansion to protect the town's pastoral character. Its approved master plan targets about 37,000 residents by 2040, and about 70% of residents own their homes (Bizportal, Jan 2023; Nadlan Center).
Boundaries and parts
Hillside moshava (a local council, not a city) on the southern slope of the Carmel range, overlooking the Mediterranean coast in the Haifa District. Binyamina and Pardes Hanna-Karkur lie to the south, Or Akiva and Caesarea to the south-west and Fureidis and the coastal plain to the west. The town is served by Routes 70, 4, 2 and 652. The planned Zichrona neighbourhood in the north-east is being designed with three links to Route 652 (Wikivoyage; Nadlan Center).
- HaMoshava: the historic 1882 core around the pedestrian midrahov and Carmel Winery. It has stone houses, semi-detached homes and boutique new buildings, and is the priciest resale area: median ₪4.05M / ₪24,792 per sqm, rising to ₪27,117 per sqm in 2025 (Dirobot)
- Neve HaBarom: villas and large homes, the top of the market at a median ₪4.8M / ₪29,940 per sqm (Dirobot, 11 deals)
- Chalomot Zichron: newer family neighbourhood of 4–5-room flats in mid-rise blocks (Hasida, Dror, Chugla, Chochit). The largest resale market: median ₪2.72M / ₪23,856 per sqm (Dirobot, 56 deals)
- Neve Sharet: established residential area, median ₪2.59M / ₪25,616 per sqm (Dirobot)
- Mul HaYekev (opposite the winery): mixed flats and duplexes on Af Al Pi Ken and Sarah streets, median ₪2.1–2.2M / about ₪22,700–23,000 per sqm (Dirobot)
- HaGoren: median ₪2.0M / ₪22,000 per sqm (Dirobot). Madadirot records -4.8% per sqm over the last 12 months on only 5 deals
- Ramat Tzvi: older, smaller flats (Anna Frank, Hana Senesh, Sarah). The most affordable area at a median ₪1.83–1.84M / about ₪19,300–19,700 per sqm (Dirobot)
- Yaakov: median ₪2.05M / ₪18,636 per sqm (Dirobot)
- Givat Eden: larger homes, median ₪3.25M / ₪21,111 per sqm (Dirobot, 9 deals)
- Zichrona (planned, north-east): Israel Land Authority (RMI) plan for 1,236 units plus 250 assisted-living units, up to 9 storeys. It has been held up by a funding dispute between the council and RMI (Calcalist; Nadlan Center)
Getting around
There is no rail station inside the town. Residents use Binyamina station to the south, from which Tel Aviv is under an hour by train (ynetnews, Oct 2025). The town is reached by Routes 70, 4, 2 and 652 (Wikivoyage), and the drive to Tel Aviv is just over an hour. Haifa is about 30–35 minutes north by car (Easy Aliyah blog). The town is car-dependent, and commuting to Tel Aviv every day is a stretch.
Schools, parks and families
Madlan lists 8 elementary and 8 secondary schools, with an education index of 76/100 against a national average of 65. HaMoshava has several municipal kindergartens. The town is a family and retiree market with much private and semi-detached housing. Hillel Yaffe Medical Center in Hadera is about 15 minutes away. We found no English-medium school in our sources.
English speakers
Zichron Ya'akov has a small but growing Anglo community, estimated at a few hundred families and much smaller than Modi'in or Ra'anana (Easy Aliyah blog). Kehillat Arzei HaCarmel serves as the hub for Anglo religious life, with English-speaking services. Nefesh B'Nefesh keeps a Zichron Ya'akov community guide, but it could not be read (rate-limited). ynetnews (Oct 2025) reports the town attracting olim from Canada and other Anglo countries, as well as Tel Avivians, who come for the quality of life.
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). 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 ₪17,778 to ₪31,301. Floor, condition, a mamad, a lift, parking and whether the unit is new explain almost all of that spread.
How these figures are based
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: 2023 (Chalomot Zichron neighbourhood only) ₪22,533; 2024 (Chalomot Zichron neighbourhood only) ₪23,857; 2025 (Chalomot Zichron neighbourhood only) ₪24,775; 2026 to May (Chalomot Zichron neighbourhood only) ₪24,638.
How these figures are based
Sources: Madadirot city page, second-hand average, last 12 months (₪24,772 per sqm), accessed Sep 2026. Average, not median · Madadirot city page, second-hand average, last 12 months (₪26,001 per sqm), accessed Sep 2026. Average, not median · Madadirot city page, second-hand average, last 12 months (₪27,750 per sqm), accessed Sep 2026. Average, not median
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 |
|---|---|---|---|---|---|---|
| Kdoshei HaShoah 5, HaMoshava (built 1970) | 4 | 1 | 95 | ₪2,750,000 | ₪28,947 | 2026-08 |
| Herzl 57, HaMoshava (built 2018) | 4 | 0 | 128 | ₪3,470,000 | ₪27,109 | 2026-07 |
| Af Al Pi Ken 47, Mul HaYekev | 4 | 3 | 97 | ₪2,200,000 | ₪22,680 | 2026-05 |
| Hasida 16, Chalomot Zichron | 4 | 3 | 117 | ₪2,750,000 | ₪23,504 | 2026-05 |
| Anna Frank 2, Ramat Tzvi | 4 | 0 | 117 | ₪2,080,000 | ₪17,778 | 2026-04 |
| Chazon Ish 13 | 6 | 1 | 136 | ₪2,950,000 | ₪21,691 | 2026-04 |
| Dror 13, Chalomot Zichron | 4 | 3 | 104 | ₪2,550,000 | ₪24,519 | 2026-03 |
| Agor 5, Chalomot Zichron | 5 | 1 | 133 | ₪3,300,000 | ₪24,812 | 2026-02 |
| Chugla 11, Chalomot Zichron | 5 | 0 | 119 | ₪3,470,000 | ₪29,160 | 2026-01 |
| HaNasi 34, HaMoshava. LIKELY OFF-PLAN: Madlan lists the building as completed in 2026, so this 2025 sale was probably from the developer | 4 | 1 | 123 | ₪3,850,000 | ₪31,301 | 2025-08 |
| HaNadiv 28, HaMoshava | 3 | 1 | 71 | ₪2,055,000 | ₪28,944 | 2025-08 |
| Haviva Rayek 8, Ramat Tzvi | 5.5 | 0 | 125 | ₪3,275,000 | ₪26,200 | 2025-07 |
Sources: Dirobot (Israel Tax Authority registered deals). 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 Zichron Ya'akov 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 reliable city-wide asking-price-per-sqm figure found. Listings below are from Madlan for-sale (151 listings live, asking ₪1.55M–₪14M), Sep 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 |
|---|---|---|---|---|
| HaNasi 34 (new building) not stated in source | New boutique apartment building in HaMoshava, completed 2026. Units include a 4-room penthouse (113 sqm) that sold for ₪4.4M in Jun 2025 | — | 4 rooms and a penthouse. Recorded deals ₪3.6M–₪4.4M | 2026 (built year per Madlan) |
| Zichrona neighbourhood (plan 353-0332429) Israel Land Authority (RMI) tenders; Calcalist reports a 675-unit tender across five parcels plus a 250-unit assisted-living tender | New neighbourhood in north-east Zichron: 1,236 units plus 250 assisted-living, including 247 small units, up to 9 storeys, 425 dunams | — | mixed, including small flats | not stated. Development has been held up by a council–RMI dispute over infrastructure funding |
| Almogim Or Yam not stated in source | 208 units in 5 buildings of 15 storeys. Located in Or Akiva next door, NOT in Zichron, but shown in Madlan's Zichron new-projects results | — | up to 5 rooms | not stated |
A "from" price is the cheapest unit, on the lowest floor, in the smallest configuration. Ask every developer for the price list by floor and the schedule of areas in writing, and ask what the price is on the ordinary payment schedule rather than a deferred one.
What buying here actually costs
At Zichron Ya'akov's rate a 70 sqm three-room is about ₪1.62m and a 100 sqm four-room about ₪2.32m. On the four-room an oleh pays ₪1,691 in purchase tax; an Israeli resident buying a sole home pays ₪11,835; a non-resident or anyone buying a second home pays ₪185,352.
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 · ₪1.62m | Oleh, reg. 12A | ₪0 | ₪62,844 | ₪62,844 | 3.9% |
| Resident, sole home | ₪0 | ₪62,844 | ₪62,844 | 3.9% | |
| Non-resident / additional | ₪129,746 | ₪62,844 | ₪192,590 | 11.9% | |
| 4-room · ₪2.32m | Oleh, reg. 12A | ₪1,691 | ₪83,349 | ₪85,039 | 3.7% |
| Resident, sole home | ₪11,835 | ₪83,349 | ₪95,184 | 4.1% | |
| Non-resident / additional | ₪185,352 | ₪83,349 | ₪268,701 | 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 ₪54,679 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 Zichron Ya'akov's four-room price it is worth ₪10,145 against the resident rate and ₪183,661 against the non-resident rate. Spending it on a small interim flat means buying the family home at full rate.
Renting in Zichron Ya'akov
Madadirot's figures are thin and uneven: the 5-room figure is almost certainly pulled up by houses, and Madlan puts the city-wide average rent at about ₪7,800, or ₪8,700 in HaMoshava. Live Madlan listings in Sep 2026 run from ₪4,500 for a 2-room on Herzl and ₪4,500–5,000 for 3-room flats, to ₪5,500–7,700 for 4-room flats (Derech Sarah 4, HaMeyasdim 10) and ₪10,500–14,000 for 6+-room houses. Supply is very thin: about 10 Madlan and 57 Madadirot rental listings.
Madadirot city page (rent by room count) — Last 12 months, accessed Sep 2026
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 and Pardes Hanna 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 | ₪5,550 |
| Security, at the legal cap (3 months) | ₪16,650 |
| Broker, if you hired one: one month + VAT | ₪6,549 |
| Cash out before moving in | ₪28,749 |
On a three-room at ₪5,550 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 4.1% gross — before the building committee, maintenance, empty months, management and tax — Zichron Ya'akov 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 is limited compared with central cities: we found no large pinui-binui programme. Growth is instead planned through the RMI Zichrona neighbourhood in the north-east (1,236 units plus 250 assisted-living, approved Sep 2020 / Oct 2021). A 2023 appeal against it was rejected, but the council has opposed RMI tenders and says it cannot fund the infrastructure, and TheMarker (2023) reported developers who won land 'held captive' by the council. The master plan allows for about 15,700 housing units and 37,000 residents by 2040 (Nadlan Center). Pricey rows such as Eliyahu Hakim 1 in Ramat Tzvi (₪45,000 per sqm) suggest some small-scale rebuilding in older areas, but we have not verified this.
Specific to Zichron Ya'akov
Thin, lumpy market
Dirobot records only 272 flat deals over 3.5 years, and Madadirot shows just 86 deals in the last 12 months. One or two villa or penthouse sales can swing neighbourhood medians by thousands of shekels per sqm, so treat any single 'average' with caution and look at comparable streets.
Zichrona is not a done deal
The 1,236-unit Zichrona plan has been caught in a years-long dispute between the council and RMI over infrastructure funding. Do not buy off-plan there, or pay a premium nearby, on the promise of schools and roads until development agreements and delivery dates are confirmed.
No train in town
The nearest station is Binyamina, a drive or bus ride downhill. A daily commute to Tel Aviv takes over an hour each way. Budget for a car, and possibly two, before comparing prices with Sharon towns.
Off-plan rows in the data
New boutique buildings such as HaNasi 34 in HaMoshava record developer sales before completion, at ₪31,000–39,000 per sqm. These are contract prices that may include linkage or upgrades, so do not compare them directly with resale deals.
Odd, non-market deals
The Tax Authority feed includes rows such as Dorot 6 (82 sqm for ₪920K), Sarah 36 (60 sqm for ₪850K) and a 150 sqm duplex on Yetziat Europa for ₪1.71M. These are likely partial shares or family transfers. Strip them out before you judge a street's value.
Houses skew the numbers
Much of the stock is semi-detached and private houses, which are often recorded with large built or plot areas. Their price per sqm (for example ₪20,833 at HaOranim 28) is not comparable with flats, so check the property type and whether the sqm is registered or includes a garden or basement.
Weak rental yields, thin supply
Madadirot puts the gross yield at about 2.2%, and only a few dozen rentals are listed at any time. Buy-to-let is a capital-growth bet, and renters should expect little choice and should secure long leases.
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.
Zichron Ya'akov property: common questions
What is the average price per square metre in Zichron Ya'akov?
Registered sales put Zichron Ya'akov at about ₪23,169 per square metre (median of 272 registered sales, Jan 2023–May 2026 (pooled)). Individual sales in this brief range from about ₪17,778 to ₪31,301 per square metre, depending on the building, floor and condition.
How much does an apartment cost in Zichron Ya'akov?
At the registered rate a 70 sqm three-room apartment costs about ₪1.62m and a 100 sqm four-room about ₪2.32m. 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 Zichron Ya'akov?
Asking rent for a three-room apartment in Zichron Ya'akov is about ₪5,550 a month, and about ₪5,970 for a four-room. Twelve months' rent against a 70 sqm three-room at the registered rate gives a gross yield of about 4.1%.
How much purchase tax does a new oleh pay in Zichron Ya'akov?
On a four-room at about ₪2.32m, an oleh using the regulation 12A relief pays about ₪1,691 in purchase tax, against ₪11,835 for an Israeli resident buying a sole home and ₪185,352 for a non-resident or anyone buying an additional home. The relief applies from one year before aliyah to seven years after, once.
Is Zichron Ya'akov a good place to buy?
Resale flats trade around ₪23,000–25,000 per sqm, with 4-room family flats in Chalomot Zichron or Mul HaYekev typically ₪2.2–2.75M and HaMoshava homes well above ₪3.5M. That is well below the Sharon and central cities, but transaction volume is thin, so negotiate from registered deals and watch the Zichrona planning dispute.
Is Zichron Ya'akov a good place to rent?
A 3-room flat rents for about ₪5,000–5,500 and a 4-room for about ₪5,500–7,700 a month, and houses run to ₪10,000–14,000. With only a handful of listings live at any time, be ready to move fast and plan for a car-based commute.
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 Zichron Ya'akov
- 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.
Want this for your own search?
A free personal report for your budget and requirements — Zichron Ya'akov and the alternatives, side by side.
Sources. Dirobot – Zichron Ya'akov prices (Tax Authority) (accessed 2026-09-27, data to 2026-05-26); Dirobot – Chalomot Zichron (accessed 2026-09-27); Dirobot – Ramat Tzvi (accessed 2026-09-27); Dirobot – HaMoshava (accessed 2026-09-27); Dirobot – Mul HaYekev (accessed 2026-09-27); Madadirot – Zichron Ya'akov (accessed 2026-09-27); Madadirot – HaGoren (accessed 2026-09-27); Madlan – Zichron Ya'akov area info (accessed 2026-09-27); Madlan – HaMoshava area info (accessed 2026-09-27); Madlan – for sale (accessed 2026-09-27); Madlan – for rent (accessed 2026-09-27); Madlan – new projects (accessed 2026-09-27); ynetnews – Zichron Yaakov: Israel's northern gem (2025-10-10); Bizportal – Zichron housing prices and council opposition (2023-01-19); Nadlan Center – Zichrona approved (2020-09); Calcalist – council warns contractors off Zichrona tenders (2022-10-21); TheMarker – developers who won land for 675 units (headline only) (2023-05-23); Easy Aliyah – Zichron Yaakov: small-town charm with a growing Anglo heart (accessed 2026-09-27); Wikivoyage – Zikhron Ya'akov (accessed 2026-09-27); Nefesh B'Nefesh – Zichron Yaakov community guide (not readable, 429) (accessed 2026-09-27). 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 publishes only a pooled city median (Jan 2023 – May 2026, 272 deals) with no yearly city breakdown. The trend array therefore uses Chalomot Zichron's yearly medians as a proxy. Other neighbourhoods differ: HaMoshava went 23,549 → 23,096 → 27,117 (2023–2025) and Mul HaYekev 22,296 → 21,417 → 23,557. The Yad2 price index was blocked (robots). yoy_pct is null: no like-for-like city-wide year-on-year figure was found. Madadirot shows 0.0% change on ₪23,878 per sqm, which appears to be a stale or placeholder value. Dirobot's 272-deal count looks low next to Madadirot's 469 deals in the prior year and Madlan's '1,000+'. Dirobot likely covers flats only, or a filtered set. by_rooms figures are Madadirot second-hand averages, not medians, and no median sqm was available.
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.