Herzliya is an affluent coastal city in central Israel, often nicknamed Tel Aviv’s “rich sister” due to its high-end lifestyle and proximity to Tel Aviv. It combines the feel of a resort town with a booming tech and business hub, making it attractive for both living and investment. Herzliya’s real estate market is one of the most expensive in Israel, second only to Tel Aviv in many metrics. This report provides a detailed look at current property prices (apartments, houses, luxury homes), rental trends, investment opportunities, neighborhood comparisons, legal and tax considerations, and upcoming developments affecting Herzliya’s real estate market.
According to Semerenko Group's property registry, recorded apartment sales in Herzliya had a median price of ₪3,350,000 in Q2 2026 (185 deals). Asking prices on public portal listings in October 2026: sale median ₪4,700,000, rent median ₪10,000 a month. Figures are Israel Tax Authority records and live portal listings, verified 2026-10-23.
Standard apartments only; a quarter shows only with at least 20 recorded deals. A partial quarter has no deals recorded after its last data date. Data as of 2026-09-01. Median asking price of active listings on public portals, duplicates removed. A month shows only with at least 20 listings. These are asking prices, not sale prices. Recorded apartment deals over Q3 2026, Q2 2026, Q1 2026, Q4 2025; a size band shows only with at least 20 deals. Data as of 2026-09-01. Live rental listings seen in the last 30 days, monthly price under ₪50,000. Rooms are rounded down, so 2.5 rooms counts under 1-2. Data as of 2026-10-21. Currency conversions use Bank of Israel representative rates of 2026-10-21: 1 USD = ₪3.0910, 1 GBP = ₪4.1421, 1 EUR = ₪3.4722. Converted amounts are rounded to 3 significant figures; shekel figures are exact. Area: 1 sqm = 10.7639 sq ft. Israeli room counts include the living room, so bedrooms = rooms minus 1. Live listings in Herzliya 0 live listings for sale in Herzliya; 4 live listings for rent in Herzliya.
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Earlier estimate (dataset dated 2026-06-26) A standard 4-room apartment in Herzliya has a historical sale-price estimate of about ₪3,640,000 Bank of Israel representative rates, 2026-10-21) and a monthly rent estimate of ₪9,100 /month3.01% , with estimates up 3.33% between the latest dataset years. Unverified historical dataset estimates, not current market quotes. Source periods: sale 2025-03; rent 2025-06. The breakdown by size and year is below. Room counts are not bedroom counts; confirm the layout.
Show prices in ₪ ILS $ USD C$ CAD £ GBP € EUR A$ AUD R ZAR
Sale price
₪3,640,000
standard 4-room · historical estimate
Monthly rent
₪9,100 /mo
standard 4-room · historical estimate
Gross rental yield
3.01%
annual rent ÷ price
1-year price change
▲ +3.33%
year on year
Price & rent trend
Sale price
Rent
₪2.4M ₪2.8M ₪3.2M 2020: ₪2.5M 2021: ₪2.8M 2022: ₪3.1M 2023: ₪3M 2024: ₪3.2M 2025: ₪2.8M 2020 2021 2022 2023 2024 2025 Historical sale estimate by year ₪5k ₪7k ₪10k 2020: ₪6k 2021: ₪6k 2022: ₪9k 2023: ₪9k 2024: ₪9k 2025: ₪9k 2020 2021 2022 2023 2024 2025 Historical monthly rent estimate by year
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Neighborhoods in Herzliya
19 neighborhoods - historical estimates. Citywide reference values are labeled separately where neighborhood figures are unknown.
Herzliya Pituach
₪6,240,000
Rent ₪23,900 /mo · Yield 4.6%
Kfar Shmaryahu
₪6,000,000
Rent ₪19,000 /mo · Yield 3.8%
Nof Yam
₪4,500,000
Rent ₪12,500 /mo · Yield 3.33%
Gan Rashal
₪4,190,000
Rent ₪9,200 /mo · Yield 2.64%
Green Herzliya
₪3,960,000
Rent ₪9,200 /mo · Yield 2.8%
Weizmann
₪3,750,000
Rent ₪9,700 /mo · Yield 3.1%
City Center
₪3,290,000
Rent ₪8,100 /mo · Yield 2.95%
Herzliya Bet
₪3,130,000
Rent ₪13,700 /mo · Yield 5.24%
Young Herzliya
₪2,310,000
Rent ₪7,900 /mo · Yield 4.08%
Yad HaTish'a
₪2,150,000
Rent ₪5,800 /mo · Yield 3.25%
Neve Amal
₪2,040,000
Rent ₪7,500 /mo · Yield 4.42%
Industrial Zone
Herzliya reference: ₪3,640,000 est.
Herzliya reference: Rent ₪9,100 /mo est. · Yield 3.01%
Nahalat Ada
₪2,860,000 est.
Rent ₪7,200 /mo · Yield 3.01%
Neve Yisrael
₪3,740,000
Rent ₪10,800 /mo · Yield 3.47%
Tzamarot
₪4,660,000 est.
Rent ₪11,700 /mo · Yield 3.01%
South
₪2,150,000 est.
Rent ₪5,400 /mo · Yield 3.01%
Gordon
₪2,200,000 est.
Rent ₪5,500 /mo · Yield 3.01%
Ganei Herzliya
Herzliya reference: ₪3,640,000 est.
Herzliya reference: Rent ₪9,100 /mo est. · Yield 3.01%
Neve Amirim
₪3,520,000 est.
Rent ₪8,800 /mo · Yield 3.01%
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Schools, transport & amenities Official registry counts for the whole city - the day-to-day things renters, buyers and investors weigh.
Schools
29
primary / middle / high
Kindergartens
149
early years
Bus stops
312
public transport
Health clinics
373
Clalit, Maccabi, Meuhedet, Leumit
Sports & leisure
59
gyms, pitches, pools
Bank branches
25
retail banking
Herzliya has 29 schools (primary/middle/high), 149 kindergartens, 312 bus stops, 373 health clinics (Clalit, Maccabi, Meuhedet, Leumit), 34 pharmacies and 59 sports facilities in Herzliya. Sources: Ministry of Education, Ministry of Health and Ministry of Transport registries (via GovMap and data.gov.il), our analysis.
Compare nearby cities Prices, rents and yields for other cities in the same district.
Frequently asked questions What is the median apartment price and price per square meter in Herzliya? In Herzliya in Q2 2026, the median recorded apartment sale price was ₪3,350,000 ($1,080,000) and the median price per square meter was ₪38,723 per sqm (₪3,597 per sq ft) across 185 recorded deals.
What are current asking prices and monthly rents in Herzliya? On deduplicated public portal listings, the median asking sale price in October 2026 (month so far) is ₪4,700,000 ($1,520,000) across 25 active portal listings, and the median monthly asking rent is ₪10,000 ($3,240) across 1,051 rental listings. By apartment size, median monthly asking rents are: 1-2 rooms (0-1 bedrooms): ₪5,000/month (n=80); 3 rooms (2 bedrooms): ₪6,975/month (n=90); 4 rooms (3 bedrooms): ₪8,625/month (n=96); 5+ rooms (4 or more bedrooms): ₪13,500/month (n=127).
How do recorded apartment prices vary by size in Herzliya? Over the last four quarters of Israel Tax Authority records in Herzliya, median apartment sale prices by registered floor area are: under 60 sqm (under 646 sq ft): ₪2,478,000 ($802,000, n=72 deals); 60-89 sqm (646-958 sq ft): ₪3,150,000 ($1,020,000, n=225 deals); 90-119 sqm (969-1,281 sq ft): ₪4,010,000 ($1,300,000, n=361 deals); 120-159 sqm (1,292-1,711 sq ft): ₪4,989,000 ($1,610,000, n=131 deals); 160+ sqm (1,722+ sq ft): ₪7,592,000 ($2,460,000, n=45 deals).
How does Semerenko Group verify Herzliya market data? Recorded transaction prices come from official Israel Tax Authority filings (Nadlan / GovMap layer 16), asking prices come from deduplicated active listings on Israeli property portals, and foreign-currency figures use Bank of Israel representative exchange rates. Cells with fewer than 20 observations are suppressed. Data verified 2026-10-23.
Sources Data compiled 2026-10-23 from cited sources · Editorial oversight: Chaim Semerenko · Methodology · Editorial policy · Corrections policy · Authors
More Info About Herzliya
Current Property Prices in Herzliya Herzliya’s property prices are among the highest in Israel, reflecting strong demand and limited supply. In early 2024, the average price of a home in Herzliya reached about ₪3.8 million (roughly $1 million), making it the second most expensive city after Tel Aviv. However, prices vary widely by property type:
Apartments Apartments in Herzliya command premium prices. The average price per square meter for an apartment is around ₪43,500/m² , among the highest in the country. This translates to multi-million shekel prices even for modest-sized units. Even small 1-2 bedroom apartments in desirable areas can cost ₪2-3 million , while larger family-sized apartments (3-4 bedrooms) average around ₪3.4-3.5 million . These figures underscore Herzliya’s standing as one of Israel’s priciest markets.
Houses Standalone houses and villas in Herzliya are significantly more expensive than apartments. Many are located in prestigious neighborhoods and feature private land, which drives up values. Prices for houses in Herzliya typically start around ₪5 million and can range up to ₪40 million (and beyond) for large properties . The price per square meter for houses is extremely high, about ₪70,000/m² on average , reflecting the premium on land and luxury construction. A standard family home in a good area often falls in the ₪8-15 million range, while larger luxury villas easily exceed that.
Luxury Properties Luxury real estate in Herzliya , often centered in the Herzliya Pituach coastal district, commands top-tier prices on par with global luxury markets. Herzliya Pituach, dubbed the “millionaires’ village,” is known for opulent villas, mansions, and upscale penthouses. It’s not uncommon for seafront mansions here to list for tens of millions of dollars. For example, the U.S. Ambassador’s beachfront residence in Herzliya was sold for around ₪300 million (≈$88 million) , a record-breaking transaction highlighting the upper end of the market. While that is an extreme case, many luxury homes in Herzliya Pituach regularly sell in the ₪20-₪60 million range, often featuring large plots, pools, and state-of-the-art amenities.
Rental Market Trends and Prices Herzliya’s rental market is high-priced and dynamic . The city consistently ranks among the most expensive rental locations in Israel. In early 2023, Herzliya had the second-highest rents in the country , with an average monthly rent of about ₪6,000+ , just behind Tel Aviv. This high rent is driven by strong demand from professionals (especially due to the tech companies in Herzliya) and limited rental supply in desirable neighborhoods.
Rental Trends Rents in Herzliya saw significant increases through 2022 and early 2023 (around +5% year-on-year nationally). However, the market experienced a correction in late 2023 into 2024. Following the outbreak of war in late 2023, many cities saw a temporary dip in rents. Herzliya’s rents dropped about 15% in the first quarter of 2024 compared to late 2023, for example, the average rent for a 3-room apartment fell from roughly ₪11,300 to ₪9,556 per month. By mid-2024, as stability returned, demand began recovering.
Average Rental Prices As of the latest data, a standard 3-bedroom apartment in Herzliya rents for around ₪9,000-₪10,000 per month (approximately $2,500-$2,800). Smaller units (1-2 bedrooms) in the city center might rent for ₪5,000-₪7,000 , whereas larger apartments or those in Herzliya Pituach can easily exceed ₪12,000 monthly, especially if furnished or with sea views. Luxury rentals (e.g., a villa in Herzliya Pituach or a penthouse) target expatriates and executives and can command ₪20,000-₪30,000+ per month depending on the property.
Investment Opportunities and Returns Herzliya presents attractive opportunities for real estate investors, though with a high cost of entry . Key factors include historically strong price appreciation, solid rental demand, and its status as a tech and tourism hub.
Capital Appreciation In the past decade, Israeli real estate has seen robust appreciation, and Herzliya is no exception. During the pandemic boom, Israel’s housing prices surged by over 20% year-on-year at their peak (late 2022). While 2023 brought a cooldown (nationwide prices even dipped ~0.2% in early 2023), Herzliya still notched high-single-digit annual growth. Looking forward, Herzliya’s desirability and limited land suggest values should hold well; even in 2024 as the market stabilized, Herzliya remained in demand with prices rising ~1.1% year-on-year .
Rental Yields Rental yields in Herzliya are moderate (2-3% annually) , reflecting high property values relative to rents. Nationwide, gross rental yields for urban apartments average around 2.5-3% , and Herzliya falls in this range. For example, purchasing a ₪3.8M apartment and renting it for ~₪9,500/month yields roughly 3% gross.
Demand and Market Drivers Herzliya’s investment appeal is bolstered by strong demand fundamentals . The city hosts a major high-tech employment center, including multinational companies and startups in Herzliya Pituach’s business park. This fuels demand for both rentals (from Israeli and foreign tech workers) and purchases (many affluent employees choose to buy). The coastal lifestyle and marina also attract foreign buyers (e.g., Jews from overseas looking for holiday homes or relocation). Additionally, luxury property activity has been high: in Q2 2024, amid market recovery, luxury transactions (₪10M+ properties) surged by 39% compared to the previous quarter, with Herzliya playing a key role in this upswing.
Legal Considerations, Taxes, and Transaction Costs Buying, renting, or investing in Herzliya real estate comes with several legal and financial considerations, including:
Purchase Tax (Mas Rechisha): Foreign buyers or investors pay 8% on the first ~₪5.87 million and 10% on the rest .Capital Gains Tax (Mas Shevach): Generally 25% on the profit when selling property.Rental Income Tax: Tax-exempt up to ₪5,470 per month , after which different tax schemes apply.Municipal Tax (Arnona): Typically charged per square meter, usually ranging from ₪40-₪70 per m² per year .Transaction Costs: Include legal fees (~0.5-1.5% of purchase price), broker fees (~2% + VAT), and mortgage considerations for foreigners.Upcoming Developments and Infrastructure Several major projects are set to impact Herzliya’s real estate market:
Azure Beach Project: 12,500 new luxury units between Herzliya and Tel Aviv.Tel Aviv Light Rail (Green Line): Expanding public transit with stops in Herzliya by 2028.New Herzliya Marina Hotel: 365-room luxury hotel enhancing the area’s tourism appeal.Conclusion Herzliya remains one of Israel’s most sought-after real estate markets, offering high appreciation potential, strong rental demand, and premium living standards . While entry costs are high, long-term investors stand to benefit from capital gains and growing infrastructure. Whether renting, buying, or investing, Herzliya presents an attractive but competitive real estate landscape.
