Reality Check
Rental houses in Beit Shemesh face supply constraints: only ~65 houses are available across the city at any given time. Average ארנונה is ₪55–₪62 per m² annually, higher than nearby Modi’in. Traffic congestion on Route 38 during rush hours is a daily issue. Parking is uneven, with newer neighborhoods like Ramat Beit Shemesh Aleph offering underground lots while older areas lack sufficient spaces.
Who Belongs Here
The ideal renters are families seeking 4–6 bedroom houses with outdoor space, often religious or Anglo communities prioritizing schools and synagogues. About 68% of tenants are long-term renters staying over 3 years. Professionals commuting to Jerusalem (25 min by train from Beit Shemesh station) are a growing demographic.
Versus the Competition
| Aspect | Rating | Details |
|---|---|---|
| Space vs. Price | 8/10 | ₪6,500 gets you 150m² in Beit Shemesh vs. only 90m² in Modi’in. |
| Community Life | 9/10 | Strong Anglo and religious communities compared to mixed demographics in Rishon Lezion. |
| Transport Links | 6/10 | Direct train to Tel Aviv/Jerusalem, but limited bus network inside the city. |
| Rental Growth | 7/10 | Annual rental growth ~4.8%, slightly below Modi’in (5.2%) but above Jerusalem (4.1%). |
Why Houses For Rent Beit Shemesh Wins
The upside lies in affordability per square meter (~₪43–₪48 per m² monthly), family-oriented neighborhoods, and high retention of tenants. Houses often include gardens and rooftop terraces, which are rare in central Tel Aviv rentals. Schools like Orot and Givat Savion drive demand for family housing.
Investment Reality
Rental yields average 3.5%–4.2%, slightly higher than Jerusalem’s 3.1%. A 200m² house in Ramat Beit Shemesh Gimmel rents at ~₪9,800 monthly, translating to a gross annual yield of ~4% on a purchase price of ₪2.9M.
Price Dynamics
Rental prices increased 12% over the past 24 months, driven by Anglo immigration and limited construction completions. Average current ask: ₪7,800 for 4-bedroom, ₪10,200 for 6-bedroom detached.
What ₪X Million Gets You
₪2.5M purchases a 5-bedroom semi-detached in Sheinfeld, renting for ₪8,200. ₪3.8M buys a standalone villa in Ramat Beit Shemesh Bet, renting at ₪11,500 monthly.
Neighborhood Breakdown
Each sub-area of Beit Shemesh offers different rental dynamics:
- Sheinfeld & Migdal Hamayim: Older houses, closer to central Beit Shemesh, ₪7,000–₪8,200 rental range.
- Ramat Beit Shemesh Aleph: Popular with Anglos, 4–5 bedroom homes, ₪8,500–₪9,500 monthly.
- Ramat Beit Shemesh Bet: Larger villas, strong religious community, rental range ₪9,500–₪11,500.
- Ramat Beit Shemesh Gimmel: Newer construction, modern layouts, rentals ~₪9,800 average.
Frequently Asked Questions
The Bottom Line
Beit Shemesh rental houses strike a balance between affordability, community life, and access to major employment hubs. With steady growth, rising demand, and limited land, the rental market remains competitive and resilient, favoring long-term landlords and offering family tenants valuable space at reasonable prices.
Expert guidance makes all the difference. Let’s explore your options.
