Versus the Competition
| Aspect | Rating | Details |
|---|---|---|
| Rental ROI | ★★★☆ | 3.2–3.8%, stronger than Jerusalem (2.6–3.1%) but weaker than Ashkelon (4%+). |
| Price per sqm (rent) | ★★★☆ | ₪52–₪58/sqm, compared to ₪70+ in Jerusalem and ₪45 in peripheral towns. |
| Tenant Demand | ★★★★ | High inflow of religious Anglo families, stable long-term renters. |
| Infrastructure | ★★★ | Growing transport links to Jerusalem/Tel Aviv, but local retail limited compared to Modi’in. |
Why Houses 151-200 Sqm For Rent Beit Shemesh Wins
With average household sizes of 4.8 persons, this segment is perfectly aligned to local demographics. 78% of renters in this bracket are families with 3+ children. Parking is generally included, reducing friction, and Arnona (municipal tax) averages ₪65–₪75/sqm annually, lower than Jerusalem. Proximity to strong school networks in Ramat Beit Shemesh Aleph and Gimmel drives sustained demand.
Who Belongs Here
The ideal residents are young religious families, often Anglo immigrants, seeking affordability without leaving the Jerusalem corridor. 41% of tenants are under 40, and long-term lease durations average 3.7 years. This stability makes the tenant profile highly attractive to investors seeking low vacancy risk.
Investment Reality
Monthly rents fall between ₪7,800–₪11,500 depending on location and finish. Rental growth has averaged 3.5% annually over the last 5 years. A 170 sqm house in Ramat Beit Shemesh Aleph commands ~₪9,200/month, while Gimmel units closer to new schools achieve ₪10,000+. Investors can expect gross yields of 3.3% with room for upside as infrastructure (Route 38 improvements, train station expansion) matures.
Neighborhood Breakdown
Ramat Beit Shemesh Aleph: Established, high demand, average rent ₪9,000–9,400/month.
Ramat Beit Shemesh Gimmel: Newer builds, premium schools, rent ₪9,800–10,400/month.
Old Beit Shemesh (Sheinfeld, Nofei Aviv): Mixed population, lower Arnona, rent ₪8,200–8,700/month.
Ramat Beit Shemesh Bet: Dense, religious community, steady demand, rent ₪8,500–9,000/month.
Reality Check
Despite advantages, Beit Shemesh faces congestion, limited retail compared to Modi’in, and slower appreciation rates (3.5% annually vs. 5%+ in coastal cities). High family density means more wear-and-tear on homes. Investors must account for slightly higher maintenance costs and occasional tenant turnover linked to overseas relocations.
Frequently Asked Questions
The Bottom Line
Beit Shemesh offers investors in the 151–200 sqm rental segment a stable, family-oriented tenant base and competitive yields relative to Jerusalem. While infrastructure gaps remain, ongoing development and demographic trends support continued rental growth. Investors should view this market as a medium-risk, steady-return play with strong tenant retention.
Expert guidance makes all the difference. Let’s explore your options.
