Who Belongs Here
Families with 3–6 children, Anglo and French olim, and professionals commuting to Jerusalem (35 min) or Tel Aviv (50 min) dominate this rental segment. Demand is driven by religious communities, strong school networks, and preference for multi-level detached homes. Average villa size: 220–300 m², often with private gardens and parking.
Why Renovated Villas For Rent Beit Shemesh Wins
- Renovations typically include modern kitchens, upgraded flooring, and split A/C systems.
- Rental stock scarcity pushes occupancy rates over 96% in 2023.
- Local property tax (arnona) is moderate at ₪55–₪62 per m² annually, lower than Jerusalem.
- High walkability to synagogues, schools, and parks — a decisive factor for family tenants.
Neighborhood Breakdown
Key villa rental hotspots include:
| Neighborhood | Typical Villa Size | Rental Range (₪) | Key Features |
|---|---|---|---|
| Ramat Beit Shemesh Aleph | 220–260 m² | ₪11,000–14,000 | Strong Anglo community, close to schools |
| Ramat Beit Shemesh Gimmel | 240–300 m² | ₪9,500–12,500 | Newer builds, high parking availability |
| Sheinfeld | 230–280 m² | ₪12,000–15,000 | Established community, larger plots |
Investment Reality
Rental yields average 3.2–4.1% annually. Growth rate for renovated villa rents has been 6.5% CAGR since 2020, driven by limited supply. Per m² rental cost sits between ₪42–55 monthly, depending on renovation quality and outdoor space.
Price Range Comparison
Versus the Competition
Compared to Modiin and Jerusalem suburbs:
| City | Villa Rent Range | Yield % | Commute to Tel Aviv |
|---|---|---|---|
| Beit Shemesh | ₪9,500–15,000 | 3.2–4.1% | ~50 min |
| Modiin | ₪13,000–18,000 | 2.7–3.4% | ~35 min |
| Jerusalem (Ramot) | ₪14,000–20,000 | 2.5–3.0% | ~60 min |
Reality Check
- Limited public transport compared to Modiin or Jerusalem.
- Parking pressure in older villa streets despite private driveways.
- Renovation quality varies significantly; due diligence required.
- Rental contracts often demand 12–24 months upfront guarantees.
Frequently Asked Questions
The Bottom Line
Renovated villas for rent in Beit Shemesh strike a balance between affordability and community-driven lifestyle, with steady demand ensuring long-term stability. Supply-side constraints will keep pushing rents upward, making this a resilient rental segment for both tenants and investors.
Expert guidance makes all the difference. Let’s explore your options.
