The property you are describing is not just a home; it’s a significant real estate investment vehicle. A highly upscale villa in Ramat Beit Shemesh Gimmel that also contains five separate rental units is a rare and complex asset. Its valuation is a blend of its value as a luxury residence and its performance as a commercial income-generating property.
From a contrarian investor’s perspective, this type of property is fascinating. The main villa itself, assuming it is modern, spacious (250+ square meters), and finished to a high standard, would be valued in the range of 6 million to 7 million NIS in the current market. This is the “luxury residence” component of its worth.
The five rental units are the commercial engine. Assuming these are a mix of studio and two-room apartments, each could generate a monthly rent of 2,500 to 3,500 NIS. Conservatively, let’s say the five units together generate a total monthly income of 15,000 NIS, or 180,000 NIS per year. In the Beit Shemesh market, investors typically look for a cap rate (annual return on investment) of around 3% to 3.5% for residential rental units. To generate 180,000 annually, the rental component of the property would be valued at approximately 5.1 million to 6 million NIS.
Combining these two valuations, the asking price for this unique asset would logically fall in the range of 11 million to 13 million NIS. The final price depends heavily on the quality of construction, the legality and permitting of the rental units, and the current occupancy and rental income they generate. A buyer is purchasing both a luxury lifestyle and a substantial, multi-faceted investment.
Too Long; Didn’t Read
- This is a hybrid asset: a luxury home plus an income-generating rental business.
- The main villa component is valued at 6 million to 7 million NIS.
- The five rental units, generating an estimated 180,000 NIS annually, have an investment value of 5 million to 6 million NIS.
- The combined asking price for such a property would be in the range of 11 million to 13 million NIS.
