Investment Reality
Rental prices for 4-bedroom villas in Beit Shemesh average ₪9,800/month, with a range of ₪8,500–₪12,500 depending on location and finish. Price per m² is approximately ₪65–₪75/month. Annual gross rental yields hover around 2.7%–3.2%, slightly below national averages for suburban family housing.
Who Belongs Here
Typical tenants are Anglo families seeking community infrastructure, religious families needing larger living space, and returnees from abroad. Households with 3–5 children dominate demand. Villas often include private parking and modest gardens, aligning with family-oriented lifestyles.
Reality Check
- High demand and low supply lead to limited negotiation room.
- Property tax (Arnona) for 4-bedroom villas averages ₪1,000–₪1,400/month depending on neighborhood.
- Public transport connectivity to Tel Aviv and Jerusalem is limited compared to Modi’in.
- Parking is often tight in denser areas of Ramat Beit Shemesh Alef.
Versus the Competition
| Location | 4BR Villa Rent | Yield % | Commute to Jerusalem |
|---|---|---|---|
| Beit Shemesh | ₪8,500–₪12,500 | 2.7–3.2% | ~40 min |
| Modi’in | ₪10,000–₪13,500 | 2.5–2.9% | ~30 min |
| Jerusalem Suburbs (Mevaseret) | ₪12,000–₪16,000 | 2.3–2.7% | ~15–20 min |
Neighborhood Breakdown
- Ramat Beit Shemesh Alef: Strong Anglo presence, villa rents ₪9,000–₪11,500, high community demand.
- Ramat Beit Shemesh Gimmel: Newer builds, larger homes, ₪10,500–₪12,500, but less mature infrastructure.
- Old Beit Shemesh: Lower pricing, ₪8,500–₪9,500, more mixed demographics, older stock.
- Ramat Beit Shemesh Bet: Religious concentration, villas scarce, mid-range pricing.
Why 4 Bedroom Villas For Rent Beit Shemesh Wins
- Family-sized living with private outdoor space.
- Strong community infrastructure – schools, synagogues, parks.
- Lower rental cost than Jerusalem for similar property size.
- Consistent demand from Anglo and religious families stabilizes occupancy.
Frequently Asked Questions
The Bottom Line
4-bedroom villas for rent in Beit Shemesh offer a balanced equation: more space and community than Jerusalem at lower cost, with rising demand from growing families. Limited supply and steady Anglo inflow suggest continued price resilience.
Expert guidance makes all the difference. Let’s explore your options.
