⚡ TL;DR
Upper floor apartments for rent in Beit Shemesh are in growing demand due to panoramic views, improved ventilation, and relative affordability compared to Jerusalem. Rental yields average 3.5%-4.2% with prices ranging between ₪4,800–₪6,200 monthly for 3–4 bedroom units. Accessibility, parking, and building age remain key variables for tenants.
Neighborhood Breakdown
Beit Shemesh is divided into distinct residential zones with varying rental dynamics:
| Area | Typical Rent (₪/month) | Upper Floor Premium | Notes |
| Ramat Beit Shemesh Aleph | ₪5,300–₪6,000 | +7% | Strong Anglo community, high demand for family rentals |
| Ramat Beit Shemesh Bet | ₪4,800–₪5,500 | +4% | Higher density, limited parking |
| City Center (Migdal HaMayim) | ₪5,000–₪5,800 | +3% | Older stock, lower Arnona, walkable |
| Ramat Beit Shemesh Gimmel | ₪5,500–₪6,200 | +9% | New buildings, elevators, higher Arnona |
Who Belongs Here
Upper floor rentals in Beit Shemesh typically attract:
- Young families seeking affordability vs. Jerusalem (monthly savings of ₪2,000–₪3,000)
- Anglo immigrants preferring quieter suburban lifestyle
- Investors targeting 3.7% gross yields with stable tenant base
- Tenants valuing views, air flow, and newer construction elevators
Reality Check
- Elevator dependence: ~25% of buildings over 20 years old lack elevators
- Arnona costs: ₪55–₪68/m² annually, higher in Gimmel vs. central areas
- Parking: ratio often <1 per apartment in older projects
- Commute: 35–45 minutes to Jerusalem without traffic, variable with congestion
Why Upper Floor Apartments For Rent Beit Shemesh Wins
- Rental discount vs. Jerusalem: 30–40% lower for equivalent size
- Views of Judean hills increase tenant retention
- New projects (post-2015) include elevators, underground parking, and larger balconies
- Strong school district reputation in Aleph and Gimmel drives family demand
Versus the Competition
| Location | 3BR Rent (₪) | Yield % | Commute to Jerusalem |
| Beit Shemesh Upper Floor | ₪5,200 | 3.8% | 40 min |
| Modiin | ₪6,800 | 3.5% | 25 min |
| Jerusalem (Talpiot) | ₪8,200 | 3.2% | 0 min |
Investment Reality
Upper floor rentals have appreciated consistently. Average rent rose ~7% annually between 2020–2024, with limited supply of modern stock driving premiums.
Market Trends
2020
2021
2022
2023
2024
2021
2022
2023
2024
Price Dynamics
Average rent per m² stands at ₪65–₪72, compared to Jerusalem’s ₪95–₪110. Capital values range ₪18,000–₪21,000/m², yielding a more accessible entry point for investors.
What ₪2 Million Gets You
A 95–105m² 3BR upper floor unit in Ramat Beit Shemesh Gimmel, often with balcony and elevator, renting for ~₪5,800 monthly. Equivalent in Jerusalem would require ₪3.2–3.5M purchase price.
Frequently Asked Questions
Q: Do most upper floor rentals in Beit Shemesh have elevators?
A: In projects built after 2000, ~85% include elevators. Older stock, especially in central Beit Shemesh, often lacks this, impacting rent by -5% to -8%.
Q: How much higher is Arnona in Ramat Beit Shemesh Gimmel compared to older neighborhoods?
A: Gimmel averages ₪64/m² annually, roughly 15% higher than Aleph and nearly 25% above city center neighborhoods with older housing stock.
Q: Are upper floor rentals in Beit Shemesh attractive for short-term investors?
A: While appreciation is steady, Beit Shemesh is primarily a long-term rental market. Upper floor apartments deliver stable family tenants; short-term turnover is rare, making it less suited to high-churn strategies.</
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