Authored by the expert who managed and guided the team behind the Israel Property Pack
Yes, the analysis of Tel Aviv's property market is included in our pack
Buying an apartment in Tel Aviv in 2026 is a big decision, and if you're a foreigner, the real costs can surprise you.
This guide breaks down exactly what apartments cost in Tel Aviv right now, from studios to three-bedroom units, plus all the hidden fees and ongoing expenses you need to budget for.
We constantly update this blog post to reflect the latest data, so you always have accurate numbers for your planning.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Tel Aviv.
Insights
- Foreign buyers in Tel Aviv typically need a 40% to 50% down payment because Israeli banks apply stricter lending policies for non-residents, even though the legal maximum for residents is lower.
- Purchase tax for foreigners buying a Tel Aviv apartment can reach 8% to 10% of the price, making it the single largest closing cost and often exceeding $100,000 on a typical unit.
- The price gap between the cheapest and priciest neighborhoods in Tel Aviv can be threefold, ranging from around $12,700 per square meter in southern areas to over $38,000 per square meter on the waterfront.
- Monthly arnona (municipal property tax) in Tel Aviv varies dramatically by zone, with some owners paying $275 per month while others in premium areas pay over $850 for a similar-sized apartment.
- Tel Aviv's median apartment price sits around 10% to 15% below the average because luxury towers and waterfront properties skew the mean upward significantly.
- New-build apartments in Tel Aviv typically cost 8% to 15% more than comparable resale units, largely because they include features like elevators, parking, and a Mamad (safe room) that older buildings lack.
- HOA fees in Tel Aviv luxury towers can reach $1,600 per month or more, while older walk-up buildings often charge less than $200 per month for basic maintenance.
- All-in closing costs for foreign buyers in Tel Aviv commonly land between 10% and 14% of the purchase price, meaning a typical apartment requires an extra $130,000 to $180,000 on top of the sticker price.
How much do apartments really cost in Tel Aviv in 2026?
What's the average and median apartment price in Tel Aviv in 2026?
As of January 2026, the average apartment price in Tel Aviv is around 4.2 million shekels (approximately $1,330,000 or €1,140,000), while the median sits lower at roughly 3.7 million shekels ($1,175,000 or €1,005,000) because high-end properties push the average up.
When you look at price per square meter, Tel Aviv apartments in 2026 typically range from 50,000 to 65,000 shekels per square meter ($15,900 to $20,600 per square meter, or €13,600 to €17,700), which translates to roughly $1,475 to $1,915 per square foot.
Most standard apartments in Tel Aviv fall within a price range of 2.5 million to 5 million shekels ($795,000 to $1,590,000, or €680,000 to €1,360,000), though this varies significantly by neighborhood and building quality.
How much is a studio apartment in Tel Aviv in 2026?
As of January 2026, a typical studio apartment in Tel Aviv costs around 2.4 million shekels (approximately $760,000 or €650,000), though you can find significant variation depending on location and condition.
Entry-level to mid-range studios in Tel Aviv typically fall between 2.2 million and 2.7 million shekels ($700,000 to $860,000, or €600,000 to €735,000), while high-end or luxury studios in prime locations like the coastline can easily exceed 3 million shekels ($950,000 or €815,000).
Studios in Tel Aviv are usually compact by international standards, typically measuring between 25 and 35 square meters, which explains the higher price-per-meter figures you'll see compared to larger units.
How much is a one-bedroom apartment in Tel Aviv in 2026?
As of January 2026, a typical one-bedroom apartment (called a "2-room" apartment in Israel, meaning living room plus bedroom) in Tel Aviv costs around 2.9 million shekels (approximately $920,000 or €790,000).
For entry-level to mid-range one-bedroom apartments in Tel Aviv, expect prices between 2.7 million and 3.0 million shekels ($860,000 to $950,000, or €735,000 to €815,000), while luxury one-bedrooms in desirable buildings or neighborhoods can range from 3.2 million to 4 million shekels ($1,015,000 to $1,270,000, or €870,000 to €1,085,000).
One-bedroom apartments in Tel Aviv typically measure between 40 and 55 square meters, making them suitable for singles or couples but relatively tight for families.
How much is a two-bedroom apartment in Tel Aviv in 2026?
As of January 2026, a typical two-bedroom apartment (known locally as a "3-room" apartment) in Tel Aviv costs around 3.5 million shekels (approximately $1,110,000 or €950,000).
Entry-level to mid-range two-bedroom apartments in Tel Aviv typically price between 3.4 million and 3.6 million shekels ($1,080,000 to $1,145,000, or €925,000 to €980,000), while luxury two-bedrooms in prime areas or new towers can reach 4.5 million to 5.5 million shekels ($1,430,000 to $1,745,000, or €1,220,000 to €1,495,000).
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Tel Aviv.
How much is a three-bedroom apartment in Tel Aviv in 2026?
As of January 2026, a typical three-bedroom apartment (a "4-room" apartment in Israeli terminology) in Tel Aviv costs around 4.6 million shekels (approximately $1,460,000 or €1,250,000).
For entry-level to mid-range three-bedroom apartments in Tel Aviv, prices generally fall between 4.4 million and 4.7 million shekels ($1,400,000 to $1,490,000, or €1,195,000 to €1,275,000), while high-end or luxury three-bedrooms in sought-after towers or coastal neighborhoods can range from 5.5 million to over 8 million shekels ($1,745,000 to $2,540,000+, or €1,495,000 to €2,175,000+).
Three-bedroom apartments in Tel Aviv typically measure between 90 and 115 square meters, making them the standard choice for families seeking adequate space within the city.
What's the price gap between new and resale apartments in Tel Aviv in 2026?
As of January 2026, new-build apartments in Tel Aviv typically cost 8% to 15% more than comparable resale apartments, with the premium largely driven by modern features that older buildings lack.
The average price per square meter for new-build apartments in Tel Aviv is around 60,000 to 75,000 shekels ($19,000 to $23,800 per square meter, or €16,300 to €20,400), though luxury high-rise towers can push well beyond 80,000 shekels per square meter ($25,400 or €21,750).
Resale apartments in Tel Aviv average roughly 50,000 to 60,000 shekels per square meter ($15,900 to $19,000, or €13,600 to €16,300), though the actual price depends heavily on building age, whether there's an elevator, and whether the unit includes a Mamad (protected safe room) and dedicated parking.
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Can I afford to buy in Tel Aviv in 2026?
What's the typical total budget (all-in) to buy an apartment in Tel Aviv in 2026?
As of January 2026, the typical all-in budget to buy a standard apartment in Tel Aviv ranges from about 3.8 million to 5.4 million shekels ($1,205,000 to $1,715,000, or €1,030,000 to €1,470,000) depending on apartment size, with the extra costs adding 10% to 14% on top of the purchase price for foreign buyers.
The all-in budget in Tel Aviv includes the apartment price plus purchase tax (which is often the largest single extra cost for foreigners), lawyer fees, real estate agent commission, mortgage-related costs if you're financing, inspection fees, and a buffer for immediate repairs or renovations that older Tel Aviv apartments frequently need.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Tel Aviv property pack.
You can also read our dedicated blog article to understand what you can at different budget levels in Tel Aviv.
What down payment is typical to buy in Tel Aviv in 2026?
As of January 2026, the typical down payment for a foreign buyer purchasing an apartment in Tel Aviv is 40% to 50% of the purchase price, which on a 4 million shekel apartment means 1.6 million to 2 million shekels ($510,000 to $635,000, or €435,000 to €545,000) in cash upfront.
While Israeli banks technically operate under Bank of Israel guidelines that can allow up to 75% loan-to-value for a first home (meaning 25% down), most banks apply stricter internal policies for foreign buyers due to income documentation challenges, currency risk, and enforcement complexity.
To secure favorable mortgage terms in Tel Aviv, foreign buyers should realistically plan for at least 40% down, and having 50% ready will open more doors with lenders and potentially improve your interest rate.
You can also read our latest update about mortgage and interest rates in Israel.
We made this infographic to show you how property prices in Israel compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
Which neighborhoods are cheapest or priciest in Tel Aviv in 2026?
How much does the price per m² for apartments vary by neighborhood in Tel Aviv in 2026?
As of January 2026, the price per square meter for apartments in Tel Aviv ranges dramatically from around 40,000 shekels ($12,700 or €10,900) in budget neighborhoods to over 120,000 shekels ($38,100 or €32,600) in trophy waterfront locations.
In the most affordable neighborhoods of Tel Aviv, such as Shapira, Hatikva, Neve Sha'anan, and parts of southern Jaffa, prices typically range from 40,000 to 52,000 shekels per square meter ($12,700 to $16,500, or €10,900 to €14,100), offering entry points for buyers on tighter budgets.
At the other end, Tel Aviv's most expensive neighborhoods like the beachfront promenade areas, north Tel Aviv luxury zones, and boutique historic pockets command 80,000 to 120,000+ shekels per square meter ($25,400 to $38,100+, or €21,750 to €32,600+), with standout penthouses and sea-view units pushing even higher.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Tel Aviv.
What neighborhoods are best for first-time buyers on a budget in Tel Aviv in 2026?
As of January 2026, the three neighborhoods best suited for first-time buyers on a budget in Tel Aviv are Shapira, Hatikva, and Neve Sha'anan, all located in the city's southern areas where prices remain more accessible.
In these budget-friendly Tel Aviv neighborhoods, apartment prices typically range from 2 million to 3 million shekels ($635,000 to $950,000, or €545,000 to €815,000) for a decent-sized unit, making them substantially more affordable than central or coastal areas.
These neighborhoods offer advantages like good public transport connections, a growing café and restaurant scene, proximity to central employment areas, and an increasingly diverse community with a creative energy that attracts younger buyers.
The main trade-off of buying in these budget-friendly Tel Aviv neighborhoods is that you're typically choosing older buildings without elevators or safe rooms, streets with uneven quality block-by-block, and a higher likelihood of needing significant renovation work after purchase.
Which neighborhoods have the fastest-rising apartment prices in Tel Aviv in 2026?
As of January 2026, the three Tel Aviv neighborhoods with the fastest-rising apartment prices are Florentin, parts of south Tel Aviv undergoing urban renewal, and Bavli, all benefiting from infrastructure improvements and changing demographics.
In these fast-appreciating Tel Aviv neighborhoods, year-over-year price increases have ranged from 5% to 12% in recent periods, outpacing the city average, though the exact rate fluctuates with broader market conditions.
The main driver behind rapid price growth in these neighborhoods is the combination of planned or active urban renewal projects, improved transit access (like light rail connections), and the arrival of higher-end new developments that reposition the entire area upward.
You can also read our latest update about property price forecasts in Tel Aviv.
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What extra costs will I pay on top of the apartment price in Tel Aviv in 2026?
What are all the buyer closing costs when you buy an apartment in Tel Aviv?
The estimated total buyer closing costs for a typical apartment purchase in Tel Aviv range from 400,000 to 650,000 shekels ($127,000 to $206,000, or €109,000 to €177,000) on a mid-range 4 million shekel property, though this varies significantly based on purchase tax rates.
The main categories of closing costs that buyers pay in Tel Aviv include purchase tax (Mas Rechisha), lawyer fees (typically 0.8% to 1.5% plus VAT), real estate agent commission (often 2% plus VAT), mortgage-related costs if financing, property appraisal, and land registry fees.
Purchase tax is typically the largest single closing expense for buyers in Tel Aviv, especially for foreign buyers or those purchasing an additional property, where rates can reach 8% on the first portion of the price and 10% above a certain threshold.
Some closing costs in Tel Aviv are negotiable, particularly real estate agent commissions and lawyer fees, while purchase tax rates are fixed by law and cannot be changed, though the applicable rate depends on your buyer status and whether it's your first or additional home.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Tel Aviv?
The typical percentage of the purchase price that buyers should budget for closing costs in Tel Aviv is 10% to 14% for foreign buyers or those purchasing an additional property, which is significantly higher than in many other global markets.
The realistic low-to-high percentage range for closing costs in Tel Aviv standard transactions spans from about 8% (for Israeli residents buying a first home with lower tax rates) to 14% or more (for foreign investors facing full purchase tax rates plus all standard fees).
We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Tel Aviv.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Israel versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What are the ongoing monthly and yearly costs of an apartment in Tel Aviv in 2026?
What are typical HOA fees in Tel Aviv right now?
HOA fees (called Va'ad Bayit in Israel) are standard for apartments in Tel Aviv, with typical monthly costs ranging from 200 shekels ($65 or €55) in older walk-up buildings to 1,500 shekels ($475 or €410) in standard elevator buildings, covering shared expenses like cleaning, gardening, and building maintenance.
The range of HOA fees in Tel Aviv stretches dramatically based on building type: basic walk-ups without elevators can charge as little as 200 to 600 shekels monthly ($65 to $190, or €55 to €165), while luxury towers with concierge service, gyms, and pools can run 2,000 to 5,000 shekels per month ($635 to $1,590, or €545 to €1,360) or even higher.
What utilities should I budget monthly in Tel Aviv right now?
The estimated total monthly utility cost for a typical apartment in Tel Aviv is around 500 to 900 shekels ($160 to $285, or €135 to €245) for a one or two-bedroom unit, though this varies significantly based on season and air conditioning usage.
The realistic range of monthly utility costs in Tel Aviv spans from about 350 shekels ($110 or €95) for a small, efficient studio to 1,500 shekels ($475 or €410) or more for a larger family apartment during peak summer months when air conditioning runs constantly.
The typical monthly utility budget in Tel Aviv includes electricity, water and sewage, natural gas (if connected), internet, and municipal waste collection, with electricity being the variable that fluctuates most seasonally.
Electricity tends to be the most expensive utility for apartment owners in Tel Aviv, especially during the hot summer months from May through September when air conditioning can double or triple your electric bill compared to milder seasons.
How much is property tax on apartments in Tel Aviv?
The estimated typical annual property tax (called arnona) for an apartment in Tel Aviv ranges from 4,000 to 10,000 shekels ($1,270 to $3,175, or €1,085 to €2,720) depending on apartment size and neighborhood zone classification.
Arnona in Tel Aviv is calculated based on the apartment's net area in square meters, multiplied by a per-square-meter rate that varies according to the municipality's zone classification (zones 1 through 5) and whether the apartment is above or below 140 square meters.
The realistic range of annual arnona in Tel Aviv spans from roughly 3,300 shekels ($1,050 or €900) for a 70-square-meter apartment in a lower-rate zone to over 10,000 shekels ($3,175 or €2,720) for a 90-square-meter unit in a premium classification area.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Tel Aviv.
What's the yearly building maintenance cost in Tel Aviv?
The estimated typical yearly building maintenance cost for apartment owners in Tel Aviv is around 5,000 to 18,000 shekels ($1,590 to $5,715, or €1,360 to €4,890), combining regular Va'ad Bayit fees with a prudent buffer for unexpected building expenses.
The realistic range of yearly maintenance costs in Tel Aviv varies from about 3,000 shekels ($950 or €815) annually for a well-maintained newer building with healthy reserves to over 25,000 shekels ($7,940 or €6,795) in older buildings facing elevator repairs, roof replacement, or plumbing stack issues.
Building maintenance costs in Tel Aviv typically cover common area cleaning, gardening, elevator maintenance, building insurance, minor repairs, lighting, and contributions to a reserve fund for major future expenses like facade renovation or roof waterproofing.
In Tel Aviv, building maintenance costs are usually included within the monthly Va'ad Bayit fees, but buyers should always check whether the building has adequate reserves, as underfunded buildings may levy special assessments for major repairs that can cost tens of thousands of shekels per unit.
How much does home insurance cost in Tel Aviv?
The estimated typical annual home insurance cost for an apartment in Tel Aviv ranges from 800 to 2,000 shekels ($255 to $635, or €220 to €545) for a standard policy covering structure and basic contents.
The realistic range of annual home insurance costs in Tel Aviv spans from about 600 shekels ($190 or €165) for minimal coverage on a small apartment to over 3,000 shekels ($950 or €815) for comprehensive policies on larger units with high-value contents coverage and additional riders.
Home insurance in Tel Aviv is generally not legally mandatory for apartment owners, but it is practically required if you have a mortgage (banks typically mandate structure insurance) and strongly recommended to protect your investment against fire, water damage, and other risks.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Tel Aviv, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Israel Central Bureau of Statistics (CBS) - Price Statistics Table 2.2 | Israel's official statistics agency and the reference source for housing price data. | We used it as our anchor for Tel Aviv-Yafo apartment prices by size (rooms). We translated the official room categories into studio, 1BR, 2BR, and 3BR estimates for early 2026. |
| Israel CBS - Price Statistics Table 2.3 (District Price Index) | The standard way Israel tracks price changes over time by district. | We used it to adjust transaction prices toward January 2026 by applying the most recent Tel Aviv-district trend as a conservative drift factor. |
| Tel Aviv-Yafo Municipality - Arnona Order 2026 | The city's legally binding tariff schedule for municipal property tax. | We used it to estimate annual arnona costs for apartments by zone and size. We also used its definitions to explain what buyers will actually be billed on. |
| Israel Tax Authority - Purchase Tax Guide | The official government publication for real estate taxes in Israel. | We used it to compute purchase tax, the biggest closing cost for foreigners. We applied the brackets directly to example Tel Aviv budgets. |
| Bank of Israel - Banking Supervision Directive 329 | The binding supervisory framework Israeli banks follow for housing loans. | We used it to explain typical maximum financing and down payment requirements. We explained why foreigners often face stricter bank policies than the legal maximum. |
| Public Utilities Authority - Electricity Tariff Book | The regulator's official publication for electricity tariffs in Israel. | We used it as the reference that tariffs are regulated and updated for early 2026. We translated it into practical monthly electricity budgets for typical apartments. |
| Water & Sewage Authority - Water Tariff Update Page | An official government page for water and sewer tariff updates. | We used it to anchor that water charges are nationally regulated and updated for January 2026. We translated the update into simple household budget impacts. |
| Water Authority - Jan 2026 Tariff Update Document | Official Water Authority document distributed through Gov.il. | We used it to ensure consistency with January 2026 tariff logic. We translated the update into simple household budget impacts. |
| Tel Aviv-Yafo Municipality - Arnona Explainer Page | The municipality's official explanation of how arnona is set and administered. | We used it to explain what arnona is, how it's calculated, and why it varies by zone. We combined it with the tariff PDF to give both meaning and numbers. |
| Tel Aviv-Yafo Municipality - 2026 Arnona Approval Note | The city's official communication about the 2026 arnona order. | We used it to confirm we're referencing the actual 2026 schedule. We used it as a sanity check against relying on older arnona tables. |
| Times of Israel - 2026 Cost-of-Living Changes | A major national outlet that cites official government changes. | We used it only as a cross-check that utility and municipal updates are taking effect in early 2026. We did not use it as the primary source for tariff numbers. |
| Globes - Real Estate Coverage | Israel's leading business newspaper with detailed property transaction reporting. | We used it to cross-reference neighborhood price-per-meter data and new project pricing. We validated CBS averages against specific deal reports. |
| Globes - Florentin Neighborhood Coverage | Detailed reporting on one of Tel Aviv's fastest-changing neighborhoods. | We used it to validate price-per-meter estimates for gentrifying areas. We referenced specific project deals to illustrate the new-build premium. |
| Trading Economics - Israeli Shekel Data | A widely trusted source for real-time and historical exchange rate data. | We used it to convert all shekel amounts to USD and EUR at current January 2026 rates for international buyers. |
| Exchange-Rates.org - ILS Converter | A reliable currency conversion tool used by millions globally. | We used it to verify exchange rates and ensure accurate USD and EUR conversions throughout the article. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Israel. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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