Apartment Price per Square Meter and Rental Yield by Israeli City (October 2026)
Direct Answer: According to Israel Tax Authority recorded apartment transactions (via GovMap layer 16) in the latest complete quarter (Q2 2026), median recorded apartment prices per square meter across 25 major Israeli cities range from ₪57,407/sqm in Tel Aviv-Yafo and ₪35,714/sqm in Jerusalem to ₪23,718/sqm in Beit Shemesh, ₪19,868/sqm in Haifa, and ₪14,689/sqm in Be’er Sheva. Pairing latest complete-quarter recorded sale medians with active monthly rental medians (minimum 20 observations per cell) shows implied gross residential yields ranging from ~2.4%–2.9% in central high-appreciation markets to ~3.4%–4.1% in regional and northern hubs.
Download the dataset (CSV): Apartment price per square meter and rental yield by city. Licence: CC BY 4.0 (cite Semerenko Group and this URL).
Recorded Price per Square Meter (ILS/sqm & ILS/sq ft) and Implied Gross Yield by City
| City | Latest Full Quarter | Recorded Deals (n) | Median per sqm (₪) | Median per sq ft (₪) | Median Apartment Price | Asking Monthly Rent (₪) | Implied Gross Yield (Indicative) |
|---|---|---|---|---|---|---|---|
| Tel Aviv-Yafo | Q2 2026 | 1,202 | ₪54,406 | ₪5,054 | ₪3,950,000 ($1,280,000) | ₪8,700 (n=8,137) | 2.64% |
| Givatayim | Q2 2026 | 78 | ₪40,500 | ₪3,763 | ₪3,610,500 ($1,170,000) | ₪6,500 (n=345) | 2.16% |
| Herzliya | Q2 2026 | 185 | ₪38,723 | ₪3,597 | ₪3,350,000 ($1,080,000) | ₪10,000 (n=1,051) | 3.58% |
| Jerusalem | Q2 2026 | 1,031 | ₪34,935 | ₪3,246 | ₪2,700,000 ($874,000) | ₪7,000 (n=5,119) | 3.11% |
| Ramat Gan | Q2 2026 | 392 | ₪33,687 | ₪3,130 | ₪2,667,500 ($864,000) | ₪5,700 (n=1,043) | 2.56% |
| Ra’anana | Q1 2026 | 210 | ₪30,792 | ₪2,861 | ₪3,346,700 ($1,080,000) | ₪8,990 (n=363) | 3.22% |
| Hod HaSharon | Q2 2026 | 86 | ₪29,991 | ₪2,786 | ₪3,435,000 ($1,110,000) | ₪6,300 (n=23) | 2.20% |
| Holon | Q2 2026 | 235 | ₪27,976 | ₪2,599 | ₪2,215,000 ($717,000) | ₪4,900 (n=1,065) | 2.65% |
| Petah Tikva | Q2 2026 | 453 | ₪26,405 | ₪2,453 | ₪2,350,000 ($761,000) | ₪5,550 (n=102) | 2.83% |
| Modi’in-Maccabim-Re’ut | Q2 2026 | 215 | ₪25,470 | ₪2,366 | ₪3,120,000 ($1,010,000) | — | — |
| Rishon LeZion | Q2 2026 | 434 | ₪25,364 | ₪2,356 | ₪2,260,000 ($732,000) | ₪4,800 (n=1,411) | 2.55% |
| Kfar Saba | Q1 2026 | 174 | ₪24,704 | ₪2,295 | ₪2,715,000 ($879,000) | ₪6,500 (n=64) | 2.87% |
| Rehovot | Q2 2026 | 335 | ₪24,074 | ₪2,237 | ₪2,322,000 ($752,000) | ₪4,000 (n=48) | 2.07% |
| Beit Shemesh | Q2 2026 | 333 | ₪23,718 | ₪2,203 | ₪2,280,000 ($738,000) | ₪5,500 (n=516) | 2.89% |
| Netanya | Q2 2026 | 356 | ₪23,200 | ₪2,155 | ₪2,372,500 ($768,000) | ₪6,000 (n=2,232) | 3.03% |
| Or Yehuda | Q2 2026 | 36 | ₪21,308 | ₪1,980 | ₪2,405,000 ($779,000) | ₪7,300 (n=188) | 3.64% |
| Ashdod | Q2 2026 | 634 | ₪19,739 | ₪1,834 | ₪1,943,500 ($629,000) | ₪5,000 (n=228) | 3.09% |
| Haifa | Q2 2026 | 800 | ₪19,431 | ₪1,805 | ₪1,484,500 ($481,000) | ₪3,150 (n=305) | 2.55% |
| Hadera | Q2 2026 | 157 | ₪17,632 | ₪1,638 | ₪2,060,000 ($667,000) | ₪4,800 (n=434) | 2.80% |
| Nahariya | Q2 2026 | 151 | ₪15,385 | ₪1,429 | ₪1,730,000 ($560,000) | ₪4,000 (n=45) | 2.77% |
| Ashkelon | Q2 2026 | 717 | ₪14,885 | ₪1,383 | ₪1,471,000 ($476,000) | ₪3,500 (n=1,206) | 2.86% |
| Kiryat Gat | Q2 2026 | 584 | ₪13,900 | ₪1,291 | ₪1,425,000 ($461,000) | ₪3,200 (n=35) | 2.69% |
| Harish | Q2 2026 | 213 | ₪13,231 | ₪1,229 | ₪1,440,000 ($466,000) | no data (n=no data) | — |
| Tiberias | Q2 2026 | 162 | ₪12,979 | ₪1,206 | ₪1,297,500 ($420,000) | ₪3,100 (n=36) | 2.87% |
| Be’er Sheva | Q1 2026 | 25 | ₪9,383 | ₪872 | ₪695,000 ($225,000) | ₪2,500 (n=260) | 4.32% |
Notes: Recorded apartment figures come from Israel Tax Authority transaction records (GovMap layer 16), latest complete quarter with at least 20 deals. Asking monthly rents come from deduplicated active portal listings in October 2026 (shown only where n ≥ 20). Implied gross yield is an aggregate indicator calculated as (12 × current asking monthly rent median) ÷ (latest complete-quarter recorded sale price median); because the rental and sale baskets differ in size/age mix, treat this as a city-level benchmark rather than a unit-specific yield.
Methodology & Definitions
- Net Registered Area (Shetach Dira): Price per square meter is computed per transaction by dividing the full contract consideration in ILS by the apartment’s registered floor area in square meters (1 sqm = 10.7639 sq ft), then taking the median across all standard apartment transactions in the city and quarter.
- Minimum Sample Size (n ≥ 20): Any city quarter or rental cell with fewer than 20 verified records is suppressed to prevent outlier distortion.
- Currency & Indexing: USD equivalents use the Bank of Israel representative rate of 2026-10-16 (1 USD = ₪3.0890). See our full Research & Data Methodology for statutory reporting lag and room-count standards.
Related Research & Tools
- Asking vs. Recorded Apartment Prices by Israeli City
- Anglo Buyer Demand Index
- Listing Attribute Coverage (Mamad, Elevator, Parking)
- Israel Rental Yield Calculator
- Compare Israeli Cities Side by Side
- All Semerenko Group Research & Reports
Verified 2026-10-19 by Chaim Semerenko · Methodology · Editorial policy · Corrections policy · Authors.
