Beit Shemesh vs Kiryat Gat: Kiryat Gat costs 41% less per square metre, and what else the data shows
Per square metre, Beit Shemesh cost 71% more than Kiryat Gat in Q2 2026 (₪23,718 against ₪13,900 on recorded sales). Beit Shemesh has 699 sale and 395 rental listings live in our registry right now; Kiryat Gat has 21 and 48. Typical deal size: ₪2,280,000 in Beit Shemesh against ₪1,425,000 in Kiryat Gat, the medians of 333 and 584 recorded apartment sales in Q2 2026 held in Semerenko Group’s registry. Median asking rent stands at ₪5,500 in Beit Shemesh and ₪3,200 in Kiryat Gat this month. The tables break this down by size and by rooms, with dates and sample sizes.
| Measure | Beit Shemesh | Kiryat Gat |
|---|---|---|
| Median recorded apartment sale (Israel Tax Authority) | ₪2,280,000 (n=333, Q2 2026) | ₪1,425,000 (n=584, Q2 2026) |
| Median recorded price per sqm | ₪23,718 (n=333, Q2 2026) | ₪13,900 (n=584, Q2 2026) |
| Median asking price, live listings | ₪2,690,000 (n=958, 2026-10) | no data |
| Median asking price per sqm | ₪20,966 (n=958, 2026-10) | no data |
| Median asking rent per month | ₪5,500 (n=516, 2026-10) | ₪3,200 (n=35, 2026-10) |
| Gross yield indicator (median asking rent x 12 / median asking price) | 2.5% | no data |
| Square metres ₪2,000,000 buys at the recorded median per sqm | 84 sqm (904 sq ft) | 144 sqm (1550 sq ft) |
| Live listings in our registry now (for sale / for rent) | 699 / 395 | 21 / 48 |
Recorded sales: Israel Tax Authority deals published through GovMap, apartments only, latest complete quarter with at least 20 deals. Asking figures: median of live listings in Semerenko Group’s registry (Yad2, Madlan and other public listing sites, deduplicated), current month, at least 20 listings. Gross yield is an indicator computed from two medians, not a return on any specific home.Currency conversions use the Bank of Israel representative rates of 2026-10-16: 1 USD = ₪3.089, 1 GBP = ₪4.1194, 1 EUR = ₪3.4769.
| City and measure | ILS | USD | GBP | EUR |
|---|---|---|---|---|
| Beit Shemesh (recorded median) | ₪2,280,000 | $738,000 | £553,000 | €656,000 |
| Beit Shemesh median asking rent, per month | ₪5,500 | $1,780 | £1,340 | €1,580 |
| Kiryat Gat (recorded median) | ₪1,425,000 | $461,000 | £346,000 | €410,000 |
| Kiryat Gat median asking rent, per month | ₪3,200 | $1,040 | £777 | €920 |
Bank of Israel representative rates of 2026-10-16; rounded.
| Size band | Beit Shemesh | Kiryat Gat |
|---|---|---|
| under 60 sqm | ₪1,540,000 (n=31) | ₪900,000 (n=63) |
| 60-89 sqm | ₪1,975,000 (n=334) | ₪1,026,000 (n=631) |
| 90-119 sqm | ₪2,305,000 (n=514) | ₪1,446,000 (n=714) |
| 120-159 sqm | ₪3,025,000 (n=303) | ₪1,935,000 (n=455) |
| 160+ sqm | ₪3,900,000 (n=86) | ₪3,296,000 (n=51) |
Israel Tax Authority records, apartments, Q4 2025 to Q3 2026 combined; bands with fewer than 20 deals are not shown.
| Rooms | Beit Shemesh | Kiryat Gat |
|---|---|---|
| 1-2 rooms (studio to 1 bedroom) | ₪3,700/mo (n=93) | no data |
| 3 rooms (2 bedrooms) | ₪4,975/mo (n=84) | no data |
| 4 rooms (3 bedrooms) | ₪6,500/mo (n=74) | no data |
| 5+ rooms (4 or more bedrooms) | ₪8,500/mo (n=71) | no data |
Israeli room counts include the living room: a 4-room apartment has 3 bedrooms. Live listings in Semerenko Group’s registry, last 30 days; rows with fewer than 20 listings are not shown.
| Quarter | Beit Shemesh | Kiryat Gat |
|---|---|---|
| Q2 2026 vs Q1 2026 | -3.8% | -15.2% |
| Q1 2026 vs Q4 2025 | -1.0% | +9.6% |
| Q4 2025 vs Q3 2025 | +5.3% | no data |
| Q3 2025 vs Q2 2025 | +11.2% | no data |
Change between consecutive quarterly medians of recorded apartment sales (Israel Tax Authority). A median moves with the mix of homes sold, not only with prices.
What people weigh when choosing between Beit Shemesh and Kiryat Gat
- Price per metre. Kiryat Gat is the cheaper city per square metre on recorded sales, so the same budget buys more space there (table above, with the quarter and sample size).
- Monthly rent. Renting first is cheaper in Kiryat Gat at the current medians; use the rooms table to compare like for like.
- Community and daily life. Schools, shuls, English-speaking community and commute are on the city pages: Beit Shemesh and Kiryat Gat, and by community on the hashkafa index.
- Taxes and financing are the same in both cities. Purchase tax depends on the buyer, not the city: see the purchase tax brackets and the mortgage hub.
Frequently asked questions
Which is cheaper per square metre, Beit Shemesh or Kiryat Gat?
Kiryat Gat. In Q2 2026 the median recorded price per square metre was ₪23,718 in Beit Shemesh and ₪13,900 in Kiryat Gat (Israel Tax Authority records via GovMap).
How much apartment does ₪2,000,000 buy in Beit Shemesh versus Kiryat Gat?
At the recorded median price per square metre, about 84 sqm in Beit Shemesh and 144 sqm in Kiryat Gat (Q2 2026). Actual homes vary by street, floor, building age and condition.
Where do these Beit Shemesh and Kiryat Gat figures come from?
Recorded sales are Israel Tax Authority deals published through GovMap. Asking prices and rents are medians of live listings in Semerenko Group’s registry, gathered from public listing sites and deduplicated. Every row shows the sample size and date; a figure is shown only with at least 20 records.
Related pages
- Beit Shemesh real estate
- Kiryat Gat real estate
- All city comparisons
- Purchase tax brackets 2026
- Cost of buying property in Israel
- Average rent in Israel by city
Sources
- Israel Tax Authority recorded deals via GovMap, as of 2026-06-30
- Semerenko Group listing registry (Yad2, Madlan and other public listing sites, deduplicated), as of 2026-10-18
- Bank of Israel representative exchange rates, as of 2026-10-16
Verified 2026-10-18 by Chaim Semerenko, Semerenko Group; brokerage under broker of record Pinchas Menachem Reis, licence 324150.
