Versus the Competition
While standard Beit Shemesh rentals average 110–140 sqm with monthly rent around ₪4,500–₪6,500, the 401–500 sqm category is a niche segment. Compared to Jerusalem’s Rehavia or Talbiya, where similar homes exceed ₪35,000/month, Beit Shemesh offers more space for less, though with fewer cultural amenities. Versus Modi’in, Beit Shemesh remains more affordable at the luxury size range.
| Location | Avg Rent (401–500 sqm) | Price per sqm |
|---|---|---|
| Beit Shemesh | ₪18,000–₪28,000 | ₪45–₪55 |
| Jerusalem (Rehavia) | ₪35,000–₪50,000 | ₪80–₪100 |
| Modi’in | ₪22,000–₪30,000 | ₪55–₪65 |
Why Apartments 401-500 Sqm For Rent Beit Shemesh Wins
- Exceptional space with 6–8 bedrooms, multiple living areas, and private gardens.
- Rental cost per sqm remains 30–40% lower than central Jerusalem equivalents.
- Family-friendly environment with top-rated schools like Yeshivat Ohr Shalom nearby.
- Parking availability is strong, often with 2–3 private spots per unit.
Reality Check
- Supply is extremely limited, only a handful of listings per year.
- Municipal property tax (arnona) for these units reaches ₪2,500–₪3,200 per month.
- Public transport connectivity is improving but lags behind Jerusalem proper.
- Resale and sublet liquidity is weaker compared to premium Tel Aviv or Jerusalem neighborhoods.
Who Belongs Here
The ideal residents are affluent families seeking suburban calm with urban access. This includes international buyers relocating with large families, executives working in Jerusalem who want more space, and religious communities valuing proximity to synagogues and schools. These homes also suit diplomatic staff and NGOs requiring representative residences.
Neighborhood Breakdown
Key areas for 401–500 sqm rentals:
- Ramat Beit Shemesh Aleph: High concentration of Anglo families, large duplexes and villas.
- Ramat Beit Shemesh Gimmel: Newer constructions, modern 450+ sqm triplexes with underground parking.
- Sheinfeld: Central location, older but expansive properties, strong school catchment areas.
- Old Beit Shemesh (Mishkafayim): Some rare historic large homes, though less modernized.
Investment Reality
Price dynamics indicate stability, with annual increases of 2–3%. At ₪7–9 million purchase value for such units, rental yields are moderate but capital preservation is strong. What ₪7 million gets you: a 450 sqm duplex in RBS Gimmel with 6 bedrooms, private garden, and underground parking.
Frequently Asked Questions
The Bottom Line
Apartments of 401–500 sqm in Beit Shemesh are a rare, premium rental class delivering expansive space at lower cost-per-meter compared to Jerusalem or Tel Aviv. Limited supply ensures strong resilience in value, while location growth prospects suggest stable upward trends. For families seeking scale and community, this is one of the most balanced luxury rental opportunities in the Jerusalem District.
Expert guidance makes all the difference. Let’s explore your options.
