Our Q3 2026 snapshot contains 2,568 recorded transaction entries across ten selected Israeli cities, retrieved on 16 October 2026. The four-quarter dataset contains 26,465 distinct entries dated 1 October 2025 through 30 September 2026. These are Tax Authority records distributed through GovMap, not advertised asking prices.
Q3 is provisional. Registrations can arrive late or be corrected. The response does not identify the ownership share sold, so the figures below are reported consideration, not a certified whole-home market value or a house-price index.
Q3 2026 snapshot
| City | All transaction entries | Apartment entries | Median reported apartment consideration (ILS) |
|---|---|---|---|
| Jerusalem | 416 | 329 | 2,720,000 |
| Beit Shemesh | 148 | 117 | 2,250,000 |
| Tel Aviv-Yafo | 391 | 204 | 4,322,500 |
| Ra’anana | 62 | 41 | 3,006,000 |
| Netanya | 258 | 165 | 2,290,000 |
| Modi’in-Maccabim-Re’ut | 95 | 85 | 2,925,000 |
| Herzliya | 153 | 51 | 3,500,000 |
| Haifa | 574 | 447 | 1,635,000 |
| Efrat | 3 | 3 | Not reported: fewer than 10 apartment entries |
| Ashkelon | 468 | 338 | 1,623,000 |
Four-quarter record counts
These counts describe what the source returned at the retrieval cutoff. Differences between quarters must not be read as a change in total market sales volume.
| City | 2025 Q4 | 2026 Q1 | 2026 Q2 | 2026 Q3 |
|---|---|---|---|---|
| Jerusalem | 1643 | 1515 | 1348 | 416 |
| Beit Shemesh | 470 | 560 | 435 | 148 |
| Tel Aviv-Yafo | 1989 | 1802 | 2034 | 391 |
| Ra’anana | 302 | 331 | 183 | 62 |
| Netanya | 962 | 1057 | 495 | 258 |
| Modi’in-Maccabim-Re’ut | 250 | 438 | 250 | 95 |
| Herzliya | 697 | 290 | 328 | 153 |
| Haifa | 1381 | 1316 | 940 | 574 |
| Efrat | 14 | 9 | 10 | 3 |
| Ashkelon | 754 | 1008 | 1086 | 468 |
What this report can tell you
The tables provide a dated starting point for research in each city. They do not establish what a particular home is worth. Different neighborhoods, property sizes, building ages, condition and ownership shares can change the mix of reported transactions. Use the exact address and property rights when comparing a home with recorded sales.
Methodology and sources
Source: GovMap, spatial-analysis layer 16, distributing Israel Tax Authority transaction records. The Tax Authority property database is the original publisher. This is one source lineage, not two independent samples. Direct account-level Tax Authority access was unavailable at collection; the analysis uses the public GovMap response.
Period and retrieval cutoff: transaction dates from 1 October 2025 through 30 September 2026 inclusive; responses retrieved on 16 October 2026. This edition is a fixed historical snapshot. A later edition may differ because of new registrations or corrections.
City selection: Jerusalem, Beit Shemesh, Tel Aviv-Yafo, Ra’anana, Netanya, Modi’in-Maccabim-Re’ut, Herzliya, Haifa, Efrat and Ashkelon were selected as priority markets for our English-speaking audience. They are an editorial selection, not a measured ranking of English-speaking populations.
Geography: city centers were resolved through GovMap settlement search. Search boxes used half-widths of 12,000 to 22,000 projected metres in the source map coordinate system (EPSG:3857), then records were filtered to the exact source settlement name. GovMap’s own alternative spelling for Herzliya was included. Each included city resolved to one settlement ID. Search boxes are retrieval boundaries, not municipal-boundary polygons; unreturned or ungeocoded records may be missing.
Coverage: each response is capped at 500 entries. We split date ranges until every retained query returned fewer than 500; a dense single day can be split geographically. This collection used 284 uncapped leaf queries. Capped parent responses were excluded from aggregation. Source response hashes, query boundaries and retrieval timestamps are retained for reproduction.
Cleaning: entries needed a transaction ID, a positive reported amount, a valid transaction date inside the period, and the matching settlement. Duplicate transaction IDs were counted once. Revised duplicates retain the last retrieved version. No ID appeared in two included cities. All transaction types remain in the count; the median uses only records explicitly classified as an apartment by the source. Medians with fewer than 10 apartment entries are suppressed.
Limitations: ownership share is absent from this response; we cannot certify that each amount represents a complete property. No adjustment was made for size, room count, neighborhood, inflation or the mix of homes. The State Comptroller has documented limitations in the real-estate information database. Q3 is particularly exposed to reporting lag.
Asking prices and rents
No asking-price listings or rental observations are included in these transaction counts or medians. Existing asking-price and rent references on our location pages have their own dates and sources; they should not be treated as equivalent to this recorded-sales cohort.
Prepared by Semerenko Group. This is general information, not legal or tax advice; confirm with a licensed professional.
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