Asking versus recorded apartment prices by city, October 2026
According to Semerenko Group’s registry, asking prices for apartments sit above the latest recorded sale medians in every city with enough data this month: the median gap across 19 cities is +17.7%, from Israel Tax Authority deals in the latest complete quarter against live listings in October 2026. Part of the gap is basket: listings are larger, newer and unsold; part is the quarter of lag; the rest is the room between asking and agreed prices that a buyer negotiates in.
| City | Recorded median (Israel Tax Authority) | Asking median (live listings) | Asking over recorded | Per sqm: asking over recorded | Asking rent median |
|---|---|---|---|---|---|
| Rishon LeZion | ₪2,260,000 (n=434, Q2 2026) | ₪3,345,000 (n=20, 2026-10) | +48.0% | no data | ₪4,800 (n=1,411) |
| Jerusalem | ₪2,700,000 (n=1,031, Q2 2026) | ₪3,990,000 (n=3,951, 2026-10) | +47.8% | +4.6% | ₪7,000 (n=5,119) |
| Herzliya | ₪3,350,000 (n=185, Q2 2026) | ₪4,700,000 (n=25, 2026-10) | +40.3% | -6.4% | ₪10,000 (n=1,051) |
| Ashkelon | ₪1,471,000 (n=717, Q2 2026) | ₪1,850,000 (n=77, 2026-10) | +25.8% | +7.7% | ₪3,500 (n=1,206) |
| Haifa | ₪1,484,500 (n=800, Q2 2026) | ₪1,850,000 (n=1,793, 2026-10) | +24.6% | +0.4% | ₪3,150 (n=305) |
| Harish | ₪1,440,000 (n=213, Q2 2026) | ₪1,760,000 (n=29, 2026-10) | +22.2% | +6.9% | no data |
| Netanya | ₪2,372,500 (n=356, Q2 2026) | ₪2,850,000 (n=3,700, 2026-10) | +20.1% | +4.2% | ₪6,000 (n=2,232) |
| Rehovot | ₪2,322,000 (n=335, Q2 2026) | ₪2,743,950 (n=48, 2026-10) | +18.2% | +5.3% | ₪4,000 (n=48) |
| Beit Shemesh | ₪2,280,000 (n=333, Q2 2026) | ₪2,690,000 (n=958, 2026-10) | +18.0% | -11.6% | ₪5,500 (n=516) |
| Tel Aviv | ₪3,950,000 (n=1,202, Q2 2026) | ₪4,650,000 (n=2,846, 2026-10) | +17.7% | -8.1% | ₪8,700 (n=8,137) |
| Or Yehuda | ₪2,405,000 (n=36, Q2 2026) | ₪2,790,000 (n=21, 2026-10) | +16.0% | +16.9% | ₪7,300 (n=188) |
| Ashdod | ₪1,943,500 (n=634, Q2 2026) | ₪2,225,000 (n=86, 2026-10) | +14.5% | -5.6% | ₪5,000 (n=228) |
| Ramat Gan | ₪2,667,500 (n=392, Q2 2026) | ₪3,050,000 (n=729, 2026-10) | +14.3% | -1.8% | ₪5,700 (n=1,043) |
| Givatayim | ₪3,610,500 (n=78, Q2 2026) | ₪4,100,000 (n=247, 2026-10) | +13.6% | -12.5% | ₪6,500 (n=345) |
| Hadera | ₪2,060,000 (n=157, Q2 2026) | ₪2,270,000 (n=35, 2026-10) | +10.2% | -0.2% | ₪4,800 (n=434) |
| Ra’anana | ₪3,346,700 (n=210, Q1 2026) | ₪3,590,000 (n=43, 2026-10) | +7.3% | -1.1% | ₪8,990 (n=363) |
| Petah Tikva | ₪2,350,000 (n=453, Q2 2026) | ₪2,450,000 (n=69, 2026-10) | +4.3% | -3.4% | ₪5,550 (n=102) |
| Holon | ₪2,215,000 (n=235, Q2 2026) | ₪2,200,000 (n=59, 2026-10) | -0.7% | -10.0% | ₪4,900 (n=1,065) |
| Be’er Sheva | ₪695,000 (n=25, Q1 2026) | ₪677,500 (n=312, 2026-10) | -2.5% | -4.6% | ₪2,500 (n=260) |
Recorded: apartments, latest complete quarter with at least 20 deals (Israel Tax Authority via GovMap). Asking: medians of live listings in Semerenko Group’s registry this month, at least 20 listings. The two baskets differ: listings skew to larger and newer homes and to what has not sold yet, and recorded deals lag by a quarter. The spread is therefore an indicator of how far sellers’ expectations sit above completed deals, not a measure of over-pricing of any one home.
Download the data (CSV): asking versus recorded prices by city. Licence: Semerenko Group aggregates: CC BY 4.0 (cite Semerenko Group and the page URL). Underlying Israel Tax Authority records are distributed through GovMap under its terms; listing data is aggregated from public listing sites and published only as medians and counts.
Method
- Recorded sales: Israel Tax Authority transactions published through GovMap, apartments only, grouped by quarter; the latest complete quarter with 20 or more deals is used per city. Medians of price and of price per square metre (deals under 15 sqm treated as errors).
- Asking prices: live listings in Semerenko Group’s registry (Yad2, Madlan and other public listing sites, deduplicated by Plow), current month, 20 or more listings per city; medians of price and of price per square metre where size is stated.
- Spread: asking median divided by recorded median, minus one. The per-square-metre spread controls partly for size mix and is the better of the two.
- Limits: different baskets and a one-quarter lag; new-build sales are included in recorded deals where the Tax Authority reports them; asking prices are what sellers publish, not what they accept.
- Cadence: monthly, with the CSV above; city pages carry the same recorded and asking tables.
Frequently asked questions
How much below asking price do apartments sell for in Israel?
This index cannot answer for a single home, but across 19 cities the median asking price this month sits +17.7% above the median recorded sale of the latest complete quarter. Part of that is basket and lag; the rest is negotiating room.
Which city has the widest gap between asking and recorded prices?
Rishon LeZion, at +48.0% this month. See the table for the sample sizes behind each figure.
Where do the recorded prices come from?
Israel Tax Authority transaction records distributed through GovMap, the same source as Semerenko Group’s quarterly transactions report and the city pages.
Related pages
- Compare Israeli cities side by side
- Israel property transactions report, Q3 2026
- Anglo Buyer Demand Index
- Monthly housing brief
- All research
Sources
- Israel Tax Authority recorded deals via GovMap
- Semerenko Group listing registry, as of 2026-10-18
Verified 2026-10-18 by Chaim Semerenko, Semerenko Group; brokerage under broker of record Pinchas Menachem Reis, licence 324150.
