Modi’in-Maccabim-Re’ut vs Beit Shemesh: Beit Shemesh costs 7% less per square metre, and what else the data shows
Beit Shemesh buys about 7% more apartment per shekel than Modi’in-Maccabim-Re’ut: recorded sales in Q2 2026 ran at ₪23,718 per square metre against ₪25,470. At those per-metre prices a ₪2 million budget means roughly 79 square metres in Modi’in-Maccabim-Re’ut or 84 in Beit Shemesh. Semerenko Group’s registry puts the median recorded apartment sale at ₪3,120,000 in Modi’in-Maccabim-Re’ut (215 deals) and ₪2,280,000 in Beit Shemesh (333 deals) in the same quarter. Below: the same comparison by apartment size, by room count and over the last quarters.
| Measure | Modi’in-Maccabim-Re’ut | Beit Shemesh |
|---|---|---|
| Median recorded apartment sale (Israel Tax Authority) | ₪3,120,000 (n=215, Q2 2026) | ₪2,280,000 (n=333, Q2 2026) |
| Median recorded price per sqm | ₪25,470 (n=215, Q2 2026) | ₪23,718 (n=333, Q2 2026) |
| Median asking price, live listings | no data | ₪2,690,000 (n=958, 2026-10) |
| Median asking price per sqm | no data | ₪20,966 (n=958, 2026-10) |
| Median asking rent per month | no data | ₪5,500 (n=516, 2026-10) |
| Gross yield indicator (median asking rent x 12 / median asking price) | no data | 2.5% |
| Square metres ₪2,000,000 buys at the recorded median per sqm | 79 sqm (850 sq ft) | 84 sqm (904 sq ft) |
| Live listings in our registry now (for sale / for rent) | 0 / 0 | 699 / 395 |
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 |
|---|---|---|---|---|
| Modi’in-Maccabim-Re’ut (recorded median) | ₪3,120,000 | $1,010,000 | £757,000 | €897,000 |
| 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 |
Bank of Israel representative rates of 2026-10-16; rounded.
| Size band | Modi’in-Maccabim-Re’ut | Beit Shemesh |
|---|---|---|
| under 60 sqm | no data | ₪1,540,000 (n=31) |
| 60-89 sqm | ₪2,149,500 (n=136) | ₪1,975,000 (n=334) |
| 90-119 sqm | ₪2,600,000 (n=259) | ₪2,305,000 (n=514) |
| 120-159 sqm | ₪3,350,000 (n=295) | ₪3,025,000 (n=303) |
| 160+ sqm | ₪4,200,000 (n=113) | ₪3,900,000 (n=86) |
Israel Tax Authority records, apartments, Q4 2025 to Q3 2026 combined; bands with fewer than 20 deals are not shown.
| Rooms | Modi’in-Maccabim-Re’ut | Beit Shemesh |
|---|---|---|
| 1-2 rooms (studio to 1 bedroom) | no data | ₪3,700/mo (n=93) |
| 3 rooms (2 bedrooms) | no data | ₪4,975/mo (n=84) |
| 4 rooms (3 bedrooms) | no data | ₪6,500/mo (n=74) |
| 5+ rooms (4 or more bedrooms) | no data | ₪8,500/mo (n=71) |
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 | Modi’in-Maccabim-Re’ut | Beit Shemesh |
|---|---|---|
| Q2 2026 vs Q1 2026 | +13.9% | -3.8% |
| Q1 2026 vs Q4 2025 | -14.4% | -1.0% |
| Q4 2025 vs Q3 2025 | no data | +5.3% |
| Q3 2025 vs Q2 2025 | no data | +11.2% |
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 Modi’in-Maccabim-Re’ut and Beit Shemesh
- Price per metre. Beit Shemesh 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).
- Community and daily life. Schools, shuls, English-speaking community and commute are on the city pages: Modi’in-Maccabim-Re’ut and Beit Shemesh, 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, Modi’in-Maccabim-Re’ut or Beit Shemesh?
Beit Shemesh. In Q2 2026 the median recorded price per square metre was ₪25,470 in Modi’in-Maccabim-Re’ut and ₪23,718 in Beit Shemesh (Israel Tax Authority records via GovMap).
How much apartment does ₪2,000,000 buy in Modi’in-Maccabim-Re’ut versus Beit Shemesh?
At the recorded median price per square metre, about 79 sqm in Modi’in-Maccabim-Re’ut and 84 sqm in Beit Shemesh (Q2 2026). Actual homes vary by street, floor, building age and condition.
Where do these Modi’in-Maccabim-Re’ut and Beit Shemesh 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
- Modi’in-Maccabim-Re’ut real estate
- Beit Shemesh 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.
