Tel Aviv vs Netanya: Netanya costs 57% less per square metre, and what else the data shows
On Israel Tax Authority records for Q2 2026, a square metre cost ₪54,406 in Tel Aviv and ₪23,200 in Netanya, so Netanya is 57% cheaper. Tel Aviv has 2,480 sale and 7,786 rental listings live in our registry right now; Netanya has 2,066 and 1,018. Half of Tel Aviv’s 1,202 recorded apartment deals in Q2 2026 closed under ₪3,950,000; in Netanya the midpoint of 356 deals was ₪2,372,500 (Semerenko Group registry of Tax Authority records). Asking rents in October 2026: ₪8,700 in Tel Aviv, ₪6,000 in Netanya (medians of live listings). Size bands, room counts and the quarterly trend follow, each with the sample behind it.
| Measure | Tel Aviv | Netanya |
|---|---|---|
| Median recorded apartment sale (Israel Tax Authority) | ₪3,950,000 (n=1,202, Q2 2026) | ₪2,372,500 (n=356, Q2 2026) |
| Median recorded price per sqm | ₪54,406 (n=1,196, Q2 2026) | ₪23,200 (n=356, Q2 2026) |
| Median asking price, live listings | ₪4,650,000 (n=2,846, 2026-10) | ₪2,850,000 (n=3,700, 2026-10) |
| Median asking price per sqm | ₪50,000 (n=2,846, 2026-10) | ₪24,175 (n=3,700, 2026-10) |
| Median asking rent per month | ₪8,700 (n=8,137, 2026-10) | ₪6,000 (n=2,232, 2026-10) |
| Gross yield indicator (median asking rent x 12 / median asking price) | 2.2% | 2.5% |
| Square metres ₪2,000,000 buys at the recorded median per sqm | 37 sqm (398 sq ft) | 86 sqm (926 sq ft) |
| Live listings in our registry now (for sale / for rent) | 2,480 / 7,786 | 2,066 / 1,018 |
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 |
|---|---|---|---|---|
| Tel Aviv (recorded median) | ₪3,950,000 | $1,280,000 | £959,000 | €1,140,000 |
| Tel Aviv median asking rent, per month | ₪8,700 | $2,820 | £2,110 | €2,500 |
| Netanya (recorded median) | ₪2,372,500 | $768,000 | £576,000 | €682,000 |
| Netanya median asking rent, per month | ₪6,000 | $1,940 | £1,460 | €1,730 |
Bank of Israel representative rates of 2026-10-16; rounded.
| Size band | Tel Aviv | Netanya |
|---|---|---|
| under 60 sqm | ₪2,719,500 (n=982) | ₪1,390,000 (n=83) |
| 60-89 sqm | ₪3,798,500 (n=1,332) | ₪1,840,000 (n=557) |
| 90-119 sqm | ₪4,800,000 (n=1,053) | ₪2,540,000 (n=759) |
| 120-159 sqm | ₪7,314,000 (n=399) | ₪3,250,000 (n=537) |
| 160+ sqm | ₪11,600,000 (n=125) | ₪4,500,000 (n=95) |
Israel Tax Authority records, apartments, Q4 2025 to Q3 2026 combined; bands with fewer than 20 deals are not shown.
| Rooms | Tel Aviv | Netanya |
|---|---|---|
| 1-2 rooms (studio to 1 bedroom) | ₪5,500/mo (n=2,464) | ₪3,600/mo (n=182) |
| 3 rooms (2 bedrooms) | ₪9,250/mo (n=2,516) | ₪4,700/mo (n=208) |
| 4 rooms (3 bedrooms) | ₪12,000/mo (n=1,794) | ₪7,000/mo (n=275) |
| 5+ rooms (4 or more bedrooms) | ₪14,500/mo (n=760) | ₪8,850/mo (n=328) |
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 | Tel Aviv | Netanya |
|---|---|---|
| Q2 2026 vs Q1 2026 | +1.5% | -13.8% |
| Q1 2026 vs Q4 2025 | +8.3% | +25.8% |
| Q4 2025 vs Q3 2025 | -5.4% | -12.1% |
| Q3 2025 vs Q2 2025 | +2.7% | +1.2% |
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 Tel Aviv and Netanya
- Price per metre. Netanya 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).
- Rent against price. The gross yield indicator is higher in Netanya (2.5% against 2.2%), which matters to investors and to renters deciding whether to buy.
- Monthly rent. Renting first is cheaper in Netanya 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: Tel Aviv and Netanya, 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, Tel Aviv or Netanya?
Netanya. In Q2 2026 the median recorded price per square metre was ₪54,406 in Tel Aviv and ₪23,200 in Netanya (Israel Tax Authority records via GovMap).
What does a 4-room apartment rent for in Tel Aviv compared with Netanya?
Median asking rent for 4 rooms (3 bedrooms) is ₪12,000 a month in Tel Aviv (1,794 listings) and ₪7,000 in Netanya (275 listings), live listings in October 2026.
How much apartment does ₪2,000,000 buy in Tel Aviv versus Netanya?
At the recorded median price per square metre, about 37 sqm in Tel Aviv and 86 sqm in Netanya (Q2 2026). Actual homes vary by street, floor, building age and condition.
Where do these Tel Aviv and Netanya 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
- Tel Aviv real estate
- Netanya 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.
