Versus the Competition
Compared to Jerusalem (₪85–₪95 per sqm) and Modi’in (₪75–₪85 per sqm), Beit Shemesh offers more affordable rents at ₪55–₪65 per sqm for small houses under 100 sqm. This price gap positions Beit Shemesh as a mid-market alternative with better space-per-shekel but fewer high-end amenities.
| City | Avg Rent (₪/sqm) | Typical Rent (100 sqm) | Demand Level |
|---|---|---|---|
| Beit Shemesh | 55–65 | ₪5,200–₪6,200 | High |
| Jerusalem | 85–95 | ₪8,500–₪9,500 | Very High |
| Modi’in | 75–85 | ₪7,500–₪8,500 | Medium |
Who Belongs Here
The typical tenant profile includes young couples seeking affordable entry housing, religious families preferring proximity to synagogues and schools, and professionals commuting via Road 38 or the train station. Households usually target 2–3 bedrooms within 85–95 sqm layouts.
Neighborhood Breakdown
Areas with higher availability of sub-100 sqm houses include:
- Ramat Beit Shemesh Aleph – strong family demand, 3-room houses around ₪5,500.
- Old Beit Shemesh (City Center, Herzl Street) – older stock, 80–90 sqm houses from ₪4,800.
- Mishkafayim – newer builds, limited small houses but desirable schools, ₪6,000+ range.
- Sheinfeld – mixed Anglo community, parking easier, 2-bedroom homes ~₪5,700.
Investment Reality
Rental yields for small houses average 3.5–4.2% annually, slightly higher than larger homes due to stronger demand. Property tax (arnona) for sub-100 sqm units ranges from ₪500–₪750 per month, depending on zoning.
Price Dynamics
Over the last 5 years, small house rents in Beit Shemesh have increased ~9% annually, outpacing the Jerusalem district average of 6%. Limited new small-unit construction fuels this trend.
Market Trends
2021
2022
2023
2024
Why Small Houses Under 100 Sqm For Rent Beit Shemesh Wins
- Lower rental costs than Jerusalem or Modi’in.
- Strong community infrastructure and schools.
- Reasonable arnona compared to larger homes.
- Parking availability better than central cities.
- Growing transportation links (train to Tel Aviv and Jerusalem).
Reality Check
- Very limited supply of true houses under 100 sqm; competition is intense.
- Most small units are older and may require upgrades.
- Rental growth may continue to outpace wage growth.
- Fewer cultural amenities compared to larger urban centers.
Frequently Asked Questions
The Bottom Line
Small houses under 100 sqm for rent in Beit Shemesh represent a niche but valuable market segment. With rising demand, limited supply, and attractive yields, they offer a balance of affordability and community living. Expect rents to climb steadily in the coming years as infrastructure projects and population growth continue.
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