Offices 101-150 Sqm For Rent Jerusalem - 2025 Trends & Prices

Find a property in Israel Fast

Table of Contents

Jerusalem’s Stealth Office Market: The 2025-2026 Investor’s Brief

While Tel Aviv grabs the tech headlines, the most resilient and predictable commercial real estate returns in Israel may be hiding in plain sight: within Jerusalem’s mid-sized office segment. For the informed investor, this niche offers a powerful lesson in stability over speculation.

The Jerusalem office market, particularly for spaces in the 101-150 square meter range, operates on a different set of rules. It is a segment defined not by flashy corporate headquarters, but by a resilient bedrock of non-governmental organizations (NGOs), legal and medical professionals, and government-adjacent agencies. This unique tenant mix provides a defensive moat against the economic volatility that can buffet more tech-centric markets. As we move into 2026, understanding the numbers behind this stability is crucial.

Avg. Central Rent/Sqm
₪113-₪117

Annual Yield (ROI)
~4.7%

Occupancy Rate (Est.)
92%

Market Pulse: Decoding the Numbers for Q4 2025

As of late 2025, the data paints a picture of a market characterized by modest but steady growth. Asking rents for quality mid-sized offices in Jerusalem’s central districts are consolidating around ₪113 to ₪117 per square meter, marking a roughly 3% increase from the previous year. This contrasts with fringe areas like parts of Talpiot, where rents can be found closer to the ₪78-₪81 per square meter range. For investors, this highlights the critical importance of micro-location.

The term ‘Return on Investment’ (ROI), or yield, simply measures the annual profit from rent as a percentage of the property’s total cost. In Jerusalem’s commercial sector, net yields are hovering around 4.5% to 4.7%. While this figure may seem less aggressive than the 5.2-5.4% seen in parts of Tel Aviv, it comes with significantly lower volatility, making it a preferred asset for those prioritizing capital preservation and predictable income streams.

Neighborhood Deep Dive: The Battleground for Yield

Not all of Jerusalem’s commercial hubs are created equal, especially for the 101-150 sqm bracket. Success hinges on targeting the right sub-market with the right tenant profile in mind. Three key neighborhoods define the current landscape:

Neighborhood Average Rent (101-150 Sqm) Primary Tenant Profile Investment Rationale
City Center (Jaffa Rd/King George) ~₪115 – ₪125 / sqm NGOs, Law Firms, Finance, Tourism High prestige and foot traffic justify premium rents; stable, long-term tenants.
Givat Shaul ~₪82 – ₪99 / sqm Government Agencies, Light Industry, Media Value-driven alternative with improving transport; potential for rental growth as older buildings are upgraded.
Talpiot ~₪78 – ₪95 / sqm Artisans, Showrooms, Medical Services, Tech Startups Undergoing significant urban renewal; offers larger floorplates and flexibility, attracting a diverse tenant base amid gentrification.
Har Hotzvim ~₪83 – ₪130+ / sqm High-Tech, R&D, Life Sciences Jerusalem’s tech core, commands higher rents for modern spaces and attracts global companies like Mobileye. Demand here is strong, driven by the specialized tech and academic ecosystem.

The Tenant You’re Courting: Beyond the Stereotypes

The typical tenant for a 120 sqm office in Jerusalem is not a fledgling app developer seeking venture capital. More often, it is an established psychology clinic, a mid-sized accounting firm, an international non-profit, or a specialized legal practice. These tenants prioritize location, accessibility via public transport like the light rail, and functional layouts over glamorous amenities. Their business models are less susceptible to market fads, providing landlords with a dependable income source even during economic downturns. While re-leasing can take longer than in Tel Aviv, the stability of the existing tenant base is a cornerstone of this market’s value proposition.

Too Long; Didn’t Read

  • The 101-150 sqm office market in Jerusalem offers stability over speculative growth, anchored by a resilient tenant base of NGOs, government agencies, and professional services.
  • Average rents in prime central locations are around ₪113-₪117/sqm, with annual yields settling near 4.7%, offering lower volatility than Tel Aviv.
  • Key neighborhoods to watch are the prestigious City Center, the value-driven Givat Shaul, the transforming Talpiot, and the tech-focused Har Hotzvim.
  • This market segment is ideal for investors with a long-term horizon who prioritize predictable cash flow and capital preservation.
Share
Notice

Please Note: While we strive for accuracy, real estate data can change rapidly. For the most current and official information, we strongly recommend verifying details on the Nadlan Gov website.

Was this information helpful?

Your feedback is valuable! Did you spot an inaccuracy or have a suggestion? Please let us know so we can improve our content for everyone.

[semerenko_chat]

Latest Real Estate Resources

Real Estate Market Insights

Market Insights: Clear, up-to-date analysis of Israel’s real estate prices, trends, and opportunities.

View City Listings

Assistant Avatar
Michal
Online
Shalom! Welcome to Semerenko Group. How can I help you today? 13:19