If you’re trying to buy or sell an apartment in Israel, you know the frustration. You see one price on a listing site like Yad2, hear a different price from an agent, and have no idea what the property actually sold for.
The “asking price” is just the beginning of the negotiation. The selling price is the only number that matters.
So, where do you find this “gold standard” data? It’s publicly available from the Israel Tax Authority (רשות המסים בישראל), which records the final, legal sale price of every transaction.
This article is your guide to understanding these real prices. We’ll show you a snapshot of recent deals and, most importantly, teach you how to find this data yourself.
What’s interesting:
- The latest editions include listings from 19 October 2025 (covering cities like Herzliya, Bat Yam, Rehovot, Nahariya and Be’er Sheva) Globes
- The 15 October 2025 edition delivers a similar list of recent second‐hand apartment deals across different cities. Globes
- The reliance on the Israel Tax Authority’s public database gives the column a strong factual basis (reported sale/rent values rather than estimates). Globes
Real Apartment Sales: A Snapshot from November 2025
You don’t have to guess. This data, compiled from the Tax Authority’s public database (as recently reported in Globes), shows what apartments actually sold for in November 2025.
The Key Metric: Pay attention to the Price per Square Meter (sq/m). This is the best way to compare value between different-sized properties.
(Note: Prices are in NIS – New Israeli Shekels)
Central Israel: Herzliya
| Rooms | Size (sq/m) | Street / Neighborhood | Final Sale Price | Price per sq/m (Est.) |
|---|---|---|---|---|
| 5 | 200 sq/m | Arie Lev Yefe St. (House) | ₪4,900,000 | ₪24,500 |
| 4 | 115 sq/m | Ibn Shaprut St. (Center) | ₪3,650,000 | ₪31,740 |
| 4 | 81 sq/m | Halil St. (Glil Yam) | ₪3,750,000 | ₪46,300 |
| 3 | 70 sq/m | Hasharon St. (Center) | ₪2,400,000 | ₪34,285 |
Gush Dan: Bat Yam
| Rooms | Size (sq/m) | Street / Neighborhood | Final Sale Price | Price per sq/m (Est.) |
|---|---|---|---|---|
| 4 | 110 sq/m | Yitzhak Sadeh St. (Gan Ha’Ir) | ₪3,270,000 | ₪29,727 |
| 4 | 94 sq/m | Mivtza Sinai St. (Ramat Yosef) | ₪3,350,000 | ₪35,640 |
| 2 | 35 sq/m | Hagivaot St. (Ramat Yosef) | ₪1,510,000 | ₪43,140 |
The Shfela: Rehovot
| Rooms | Size (sq/m) | Street / Neighborhood | Final Sale Price | Price per sq/m (Est.) |
|---|---|---|---|---|
| 5 | 126 sq/m | Ephraim Katzir St. (Rehovot Hameda) | ₪3,500,000 | ₪27,777 |
| 4 | 101 sq/m | Hadar St. (NW City) | ₪2,950,000 | ₪29,200 |
| 3 | 74 sq/m | Simcha Holtzberg St. (Rehovot Hahadasha) | ₪2,120,000 | ₪28,650 |
| 3 | 64 sq/m | Lehi St. (Denya) | ₪1,670,000 | ₪26,100 |
The North: Nahariya
| Rooms | Size (sq/m) | Street / Neighborhood | Final Sale Price | Price per sq/m (Est.) |
|---|---|---|---|---|
| 5 | 161 sq/m | Pinsker St. (Center) | ₪2,080,000 | ₪12,920 |
| 4 | 115 sq/m | Zamir St. (Nahariya Hayaroka) | ₪1,470,000 | ₪12,780 |
The South: Be’er Sheva
| Rooms | Size (sq/m) | Street / Neighborhood | Final Sale Price | Price per sq/m (Est.) |
|---|---|---|---|---|
| 4 | 142 sq/m | Derekh Hameshararim (Beit) | ₪1,460,000 | ₪10,280 |
| 4 | 127 sq/m | David Elazar St. (Vav) | ₪1,360,000 | ₪10,710 |
| 4 | 120 sq/m | Hageulim St. (Gimmel) | ₪1,090,000 | ₪9,080 |
| 3 | 42 sq/m | Hakanayim St. (Daled) | ₪500,000 | ₪11,900 |
Your Guide: How to Find Real Estate Transactions Yourself
You don’t have to wait for a news report. You can check this data for free, anytime. This is the single most powerful tool you have as a buyer or seller.
Here is a step-by-step guide to using the Israel Tax Authority’s “Real Estate Information” (מידע נדל”ן) database.
- Go to the Portal: Search for “Israel Tax Authority Real Estate Information” or “מידע נדל”ן” on Google, or go directly to the gov.il website.
- Choose Your Search Type: The system allows you to search in several ways. The two most common are:
- Search by “Gush / Helka” (Block / Parcel): This is the most accurate way but requires you to know the property’s specific land-registry numbers.
- Search by “Address” (כתובת): This is the easiest method. You can type in the city, street, and building number.
- Enter the Details: Fill in the address of the property you want to investigate. You can also search an entire street or neighborhood by leaving the house number blank.
- Set the Date Range: Select the time period you want to check (e.g., the last 6 months).
- Analyze the Results: The system will show you a list of all final, reported sales that match your search. You will see:
- Final Sale Price (in NIS)
- Date of Sale
- Size (in square meters)
- Number of Rooms
- Floor
Pro-Tip: Websites like Madlan also use this Tax Authority data and present it in a more user-friendly, visual map-based format.
Beyond the Sale Price: The 2025 Costs You Must Know
The “final sale price” isn’t the final check you’ll write. As of 2025, several key costs and taxes are critical for your budget.
1. Purchase Tax (Mas Rechisha)
This is the biggest added cost. The tax is tiered, and the rates are different depending on if this is your only apartment (“dira yechida”) or an additional investment property. (See official guidelines here).
For a Single Apartment (Dira Yechida) – 2025 Rates (Approx.):
- On the first ~₪1,978,745: 0%
- On the portion between ~₪1,978,745 and ~₪2,347,040: 3.5%
- On the portion between ~₪2,347,040 and ~₪6,055,070: 5%
- (Rates continue to rise above this)
For an Investment (Additional) Apartment: You pay tax from the very first shekel, starting at 8%.
Crucial for Olim (New Immigrants): Olim have significantly reduced purchase tax rates for their first 7 years. As of late 2024, new rules provide a 0% bracket up to ~₪1.98M and a 0.5% rate up to ~₪6.05M, offering massive savings.
2. VAT (Ma’am) – For New Apartments Only
- As of January 1, 2025, the Value Added Tax (VAT) in Israel increased from 17% to 18%.
- This only applies to new apartments purchased directly from a developer (kablan). The price the developer advertises often does not include VAT.
- This tax is not paid on second-hand apartment sales.
3. Other Closing Costs
- Lawyer’s Fees: Expect to pay 0.5% – 2% of the purchase price + VAT.
- Real Estate Agent Fee: Typically 2% of the sale price + VAT.
- Mortgage (Mashkanta) Fees: Various bank fees for opening the loan file.
How to Use This Data (Buyer & Seller Strategy)
This information isn’t just “interesting”—it’s your most powerful negotiating tool.
For Buyers:
- Make a Data-Driven Offer: Before you make an offer, check the actual sales data for similar apartments in the same building or on the same street from the last 6 months.
- Challenge the Asking Price: If a seller is asking ₪3.5M, but you can see two identical apartments in the building sold for ₪3.2M, you can present this data as factual leverage.
- Don’t Overpay: In a slower market, asking prices can be inflated. Trust the sold data.
For Sellers:
- Price it Right from Day One: Instead of guessing or “testing the market” with an inflated price, see what actually sold. Pricing your apartment realistically attracts serious buyers immediately.
- Justify Your Price: When a buyer tries to lowball you, you can confidently justify your price by showing them the comparable sales data from the Tax Authority.
Frequently Asked Questions (FAQ)
Q: Are apartment prices going down in Israel in 2025?
A: The 2025 market is complex. While overall sales volume has been lower than in peak years, and new-build prices have seen slight dips, there is no uniform crash. As the data shows, prices are hyper-local. Some areas (like Be’er Sheva) offer incredible value, while central cities remain expensive. The market has generally shifted to favor buyers more than in previous years.
Q: How accurate is the Israel Tax Authority data?
A: It is the most accurate data available. It is the final, legally reported price that both buyer and seller submitted for tax purposes. It is not an estimate or an asking price.
Q: Why is the price per square meter so different?
A: This is the most important question! A ₪3.5M apartment in Rehovot (126 sq/m) is very different from a ₪3.35M apartment in Bat Yam (94 sq/m). The Rehovot apartment is ~₪27,700 per meter, while the Bat Yam one is ~₪35,600 per meter. Location, building age, floor, and renovation status are everything.
Your Next Step
Stop guessing and start making informed decisions. The data is out there, and now you know how to find it.
Would you like me to run a specific analysis of a neighborhood you’re interested in, based on the very latest Tax Authority data?
