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
This article covers the current housing prices in Tel Aviv as of January 2026, with data we constantly update to keep it fresh and accurate.
Whether you're looking to invest or relocate, understanding Tel Aviv's real estate market is essential before making any decision.
We break down everything from median prices to neighborhood comparisons so you can navigate this competitive market with confidence.
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
- The median apartment price in Tel Aviv in 2026 sits around ₪3.79 million ($1.18 million), which means most buyers need roughly $1.2 million just to enter the standard market.
- Tel Aviv's listing prices typically close about 6% below asking, so a property listed at ₪4.4 million will likely sell closer to ₪4.1 million after negotiation.
- New construction in Tel Aviv commands a 12% premium over existing apartments, mainly because newer buildings include elevators, parking, and safe rooms that older stock lacks.
- Prices in Neve Tzedek can reach ₪120,000 per square meter, while southern neighborhoods like Shapira average around ₪45,000 per square meter, a nearly 3x difference within the same city.
- Over the past decade, Tel Aviv property prices have risen roughly 85% in nominal terms, but after adjusting for inflation, the real increase is closer to 55%.
- About 78% of Tel Aviv's housing stock consists of standard apartments, with new-build tower units making up only 10% of the market.
- There is essentially no residential apartment market in Tel Aviv under $500,000, as the realistic entry point for a standard apartment starts around $750,000.
- Purchase tax in Tel Aviv can range from 0% to over 10% depending on whether you're a first-time buyer, an investor, or a foreign resident.
- Year-over-year, Tel Aviv housing prices have only increased about 2% nominally, which translates to essentially flat or slightly negative growth when adjusted for inflation.
What is the average housing price in Tel Aviv in 2026?
The median housing price is more useful than the average because Tel Aviv's market includes luxury outliers that pull the average up, making the median a better reflection of what most buyers actually pay.
We are writing this as of January 2026, using the latest transaction data collected from authoritative sources including the Israel Central Bureau of Statistics, which we manually verified.
The median housing price in Tel Aviv in 2026 is approximately ₪3.79 million, which converts to about $1.18 million or €1.01 million. The average housing price in Tel Aviv in 2026 is higher at around ₪4.12 million, or approximately $1.29 million (€1.09 million), reflecting how high-end sales push the mean upward.
About 80% of residential properties sold in Tel Aviv in 2026 fall within the price range of ₪2.5 million to ₪6.5 million, which translates to roughly $780,000 to $2 million.
A realistic entry-level price range in Tel Aviv in 2026 is ₪2 million to ₪2.6 million ($620,000 to $810,000 or €530,000 to €690,000), which typically gets you a 2-room apartment around 45 square meters in southern neighborhoods like Florentin or Shapira, usually in an older building without an elevator.
Luxury properties in Tel Aviv in 2026 typically range from ₪10 million to ₪25 million ($3.1 million to $7.8 million or €2.65 million to €6.6 million), and at this level you can expect renovated penthouses of 120 to 200 square meters in prestigious areas like Neve Tzedek or along the Rothschild corridor.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Tel Aviv.
Are Tel Aviv property listing prices close to the actual sale price in 2026?
In Tel Aviv in 2026, properties typically sell for about 6% below their initial listing price, so if a home is listed at ₪4.4 million, expect the final sale price to land closer to ₪4.1 million.
This gap exists mainly because sellers in Tel Aviv often build negotiation room into their asking price, especially if they are not under time pressure to sell. The discount tends to be smaller in high-demand areas like Neve Tzedek where supply is extremely limited, and larger for properties that need significant renovation or have been sitting on the market for months.
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What is the price per sq m or per sq ft for properties in Tel Aviv in 2026?
As of January 2026, the median housing price per square meter in Tel Aviv is approximately ₪60,000, which converts to about $18,700 per sqm or €15,900 per sqm (roughly ₪5,570 per sqft or $1,740 per sqft). The average price per square meter in Tel Aviv is slightly higher at around ₪63,000, or approximately $19,700 per sqm (€16,700 per sqm), equivalent to about ₪5,850 per sqft or $1,830 per sqft.
The highest price per square meter in Tel Aviv in 2026 is found in premium renovated or new-build apartments in historic and beachfront areas like Neve Tzedek and the Rothschild corridor, driven by land scarcity and prestige, while the lowest prices are in older walk-up buildings in southern neighborhoods where renovation needs and less central locations reduce values.
In neighborhoods like Neve Tzedek and along the Rothschild corridor in Tel Aviv in 2026, prices can reach ₪85,000 to ₪145,000 per square meter. On the other end, southern neighborhoods like Shapira and Kiryat Shalom typically see prices in the range of ₪40,000 to ₪55,000 per square meter.
How have property prices evolved in Tel Aviv?
Compared to one year ago (January 2025), Tel Aviv housing prices have increased by roughly 2% in nominal terms, which essentially means they are flat when you account for inflation. This stagnation happened because interest rates remained high through most of 2025, limiting how much buyers could borrow and bid.
Compared to ten years ago, Tel Aviv property prices have risen approximately 85% in nominal terms, or about 55% after adjusting for inflation. This decade of growth was driven primarily by a persistent housing shortage in the city center combined with periods of cheaper credit that fueled buyer demand.
By the way, we've written a blog article detailing the latest updates on property price variations in Tel Aviv.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing 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 types of properties are available in Tel Aviv and how do their prices compare in 2026?
In Tel Aviv in 2026, about 78% of the market consists of standard apartments, 10% are new-build tower apartments, 5% are duplexes or penthouses, 4% are garden apartments, and only 3% are private houses, a breakdown shaped by the city's dense urban landscape and limited land availability.
Standard apartments in Tel Aviv in 2026 average around ₪3.9 million ($1.22 million or €1.04 million), while new-build tower apartments command higher prices at about ₪5.8 million ($1.81 million or €1.54 million). Garden apartments average around ₪5.2 million ($1.62 million or €1.38 million), duplexes and penthouses reach approximately ₪9.5 million ($2.97 million or €2.52 million), private houses average about ₪12.5 million ($3.9 million or €3.32 million), and landmark luxury properties in prime locations can hit ₪18 million ($5.6 million or €4.78 million).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Tel Aviv?
- How much should you pay for an apartment in Tel Aviv?
- How much should you pay for a studio in Tel Aviv?
How do property prices compare between existing and new homes in Tel Aviv in 2026?
New-build apartments in Tel Aviv in 2026 typically cost about 12% more per square meter than comparable existing apartments in the same neighborhood.
This premium exists because new construction in Tel Aviv includes features that older buildings lack, such as elevators, parking spaces, safe rooms, and modern building standards, plus buyers pay for lower near-term maintenance risk and better resale liquidity.
Buying real estate in Tel Aviv can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
How do property prices vary by neighborhood in Tel Aviv in 2026?
Old North is one of Tel Aviv's most popular neighborhoods for families and expats, known for its tree-lined streets, proximity to parks, and easy beach access. A renovated 3 to 4 room apartment of about 90 square meters in Old North in January 2026 typically costs around ₪5.8 million to ₪7 million ($1.8 million to $2.2 million), reflecting its reputation as a classic, walkable residential area.
Lev Tel Aviv, the city center, attracts buyers who want to be close to restaurants, cultural venues, and workplaces. A 3-room existing apartment of about 75 square meters in Lev Tel Aviv in January 2026 averages around ₪4.8 million ($1.5 million or €1.27 million), as the central location commands a premium despite the smaller apartment sizes typical here.
Neve Tzedek is Tel Aviv's most prestigious neighborhood, with historic charm and boutique appeal that creates intense demand. Prices in Neve Tzedek in January 2026 start at around ₪10 million ($3.1 million or €2.65 million) for high-end apartments of 100 to 140 square meters, driven by extreme scarcity and the neighborhood's status as the city's most exclusive address.
You will find a much more detailed analysis by areas in our property pack about Tel Aviv. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Avg Price Range | Avg per sqm | Avg per sqft |
|---|---|---|---|---|
| Shapira | Entry / value | ₪2.0-3.2M ($620K-1M) | ₪40-52K ($12.5-16K) | ₪3,700-4,800 ($1,160-1,500) |
| Kiryat Shalom | Entry / value | ₪2.1-3.4M ($660K-1.06M) | ₪42-55K ($13-17K) | ₪3,900-5,100 ($1,220-1,600) |
| Florentin | Young / trendy | ₪2.4-4.6M ($750K-1.44M) | ₪50-75K ($15.6-23K) | ₪4,650-7,000 ($1,450-2,175) |
| Jaffa / Ajami | Sea-adjacent mix | ₪2.8-6.5M ($870K-2M) | ₪48-78K ($15-24K) | ₪4,460-7,250 ($1,390-2,260) |
| Kerem HaTeimanim | Central / lifestyle | ₪3.6-7M ($1.12-2.19M) | ₪65-90K ($20-28K) | ₪6,040-8,360 ($1,885-2,610) |
| Lev Tel Aviv | Commute / central | ₪3.8-8M ($1.19-2.5M) | ₪65-95K ($20-30K) | ₪6,040-8,830 ($1,885-2,755) |
| Old North | Family / classic | ₪4.8-10M ($1.5-3.12M) | ₪60-90K ($18.7-28K) | ₪5,575-8,360 ($1,740-2,610) |
| New North | New-build / parks | ₪5-11M ($1.56-3.43M) | ₪65-100K ($20-31K) | ₪6,040-9,300 ($1,885-2,900) |
| Ramat Aviv | Family / schools | ₪4.8-9.5M ($1.5-2.97M) | ₪55-80K ($17-25K) | ₪5,110-7,430 ($1,595-2,320) |
| Bavli | Family / calmer | ₪4.2-8M ($1.31-2.5M) | ₪55-78K ($17-24K) | ₪5,110-7,250 ($1,595-2,260) |
| Neve Tzedek | Prestige / boutique | ₪8.5-25M ($2.65-7.8M) | ₪85-120K ($26.5-37.5K) | ₪7,900-11,150 ($2,465-3,480) |
| Rothschild corridor | Prestige / core | ₪7.5-22M ($2.34-6.87M) | ₪80-145K ($25-45K) | ₪7,430-13,470 ($2,320-4,205) |
How much more do you pay for properties in Tel Aviv when you include renovation work, taxes, and fees?
When you factor in purchase tax, legal fees, agent commissions, and potential renovation costs, buyers in Tel Aviv in 2026 should expect to pay an additional 8% to 15% on top of the agreed purchase price.
For a property purchased at around $200,000 (about ₪641,000), which is below the realistic Tel Aviv market, the additional costs would theoretically add ₪50,000 to ₪95,000 ($15,600 to $29,700) to your total outlay. However, finding a standard apartment at this price point in Tel Aviv is extremely unlikely, so this scenario is mostly hypothetical.
For a property purchased at around $500,000 (about ₪1.6 million), still rare for Tel Aviv's standard market, you would add approximately ₪130,000 to ₪240,000 ($40,000 to $75,000) in taxes, fees, and potential renovation, bringing your total to roughly ₪1.73 million to ₪1.84 million ($540,000 to $575,000).
For a property purchased at around $1,000,000 (about ₪3.2 million), which is closer to Tel Aviv's realistic entry point, expect to add approximately ₪260,000 to ₪480,000 ($81,000 to $150,000) for the complete package of taxes, fees, and renovation, bringing your total all-in cost to roughly ₪3.46 million to ₪3.68 million ($1.08 million to $1.15 million).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Tel Aviv.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Tel Aviv
| Expense | Type | Estimated Cost Range |
|---|---|---|
| Purchase tax | Government tax | Ranges from 0% to over 10% of the purchase price depending on your buyer status. First-time Israeli residents buying their only home pay reduced rates, while investors and foreign buyers face higher brackets. Use the official Israel Tax Authority simulator for your exact calculation. |
| Real estate agent fee | Brokerage fee | Typically 1.5% to 2% of the purchase price plus 18% VAT, totaling roughly 1.77% to 2.36% all-in. On a ₪4 million purchase, this means approximately ₪71,000 to ₪94,000 ($22,000 to $29,000). Some agents may negotiate, especially on higher-value transactions. |
| Legal fee | Lawyer fee | Usually 0.5% to 1.5% of the purchase price plus 18% VAT. For a ₪4 million apartment, expect to pay roughly ₪24,000 to ₪71,000 ($7,500 to $22,000). More complex transactions or foreign buyers may face higher fees. |
| Registration and admin | Government filing | Land registry and administrative filing fees are relatively small, typically ₪2,000 to ₪10,000 ($625 to $3,120). These cover the official transfer of ownership at the Land Registry. |
| Light renovation | Renovation | For cosmetic updates like painting and minor fixes, budget ₪500 to ₪1,500 per square meter. For a 75 sqm apartment, that means ₪37,500 to ₪112,500 ($11,700 to $35,100). |
| Full renovation | Renovation | For comprehensive renovation including kitchen, bathrooms, and systems, budget ₪3,000 to ₪8,000 per square meter. For a 75 sqm apartment, that means ₪225,000 to ₪600,000 ($70,000 to $187,000). |
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.
What properties can you buy in Tel Aviv in 2026 with different budgets?
With $100,000 (about ₪320,000), there is no realistic residential apartment market in Tel Aviv in January 2026, as this budget falls far below even the most basic housing options available in the city.
With $200,000 (about ₪641,000), there is still no realistic residential apartment market in Tel Aviv in January 2026, as standard apartments simply do not exist at this price level in the city.
With $300,000 (about ₪961,000), finding a standard apartment in Tel Aviv in January 2026 remains extremely difficult, as almost nothing at this price point represents a typical buy-and-move-in option.
With $500,000 (about ₪1.6 million), you are still at the extreme low end of Tel Aviv's market in January 2026, where you might find only edge cases like very small units under 35 square meters, properties needing major renovation, or apartments with atypical ownership rights.
With $1,000,000 (about ₪3.2 million), you enter Tel Aviv's realistic market in January 2026 where you could purchase a 2-room apartment of about 45 square meters in Florentin in existing condition, a similar-sized 2-room apartment in Shapira needing some refresh, or a small 3-room apartment of roughly 60 square meters on the fringes of Jaffa in an older building.
With $2,000,000 (about ₪6.4 million), Tel Aviv offers solid mid-market options in January 2026 such as a renovated 4-room apartment of about 100 square meters in Old North, a family-oriented 3-4 room apartment of around 90 square meters in Ramat Aviv, or a renovated 3-room apartment of roughly 80 square meters in Lev Tel Aviv with prime walkability.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Tel Aviv.
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) - Dwellings Sold | Israel's official statistics agency and the primary public source for transaction-based housing prices. | We extracted Tel Aviv's actual sold-price averages by room count from the latest available quarters. We used transaction counts to weight quarterly averages for our January 2026 baseline estimate. |
| CBS - Dwellings Price Index Methodology | Documents the official methodology behind Israel's dwelling price statistics and ensures consistency in definitions. | We used it to anchor our analysis in sold prices rather than asking prices. We followed CBS definitions of residential dwellings to maintain methodological consistency. |
| Bank of Israel - Exchange Rates | The central bank of Israel and the official daily reference for ILS exchange rates against major currencies. | We converted all shekel prices to USD and EUR using the representative rates from late December 2025. We treated these as the closest official observation to January 2026. |
| OECD CPI via FRED - Israel Consumer Price Index | An internationally standardized CPI series used widely for cross-country inflation comparisons. | We used it to inflation-adjust 10-year price changes so readers can see real purchasing-power movement. We extended cautiously to January 2026 with explicit assumptions. |
| Israel Tax Authority - Purchase Tax Simulator | The government body that administers real estate transaction taxes, providing official calculation tools. | We used it as the source of truth for purchase tax logic and thresholds. We provided practical total-cost ranges since exact tax depends on buyer status. |
| Madlan - Neighborhood Transaction Data | A large, established Israeli housing data platform displaying transaction records with price-per-sqm at neighborhood level. | We used it to validate neighborhood price spreads and sanity-check our per-sqm assumptions. We treated it as a triangulation layer alongside CBS official statistics. |
| Calcalist Tech - Real Estate Reporting | A reputable Israeli business news source reporting on market transactions and ultra-premium pricing. | We referenced it to validate ultra-premium per-sqm prices in landmark luxury projects. We used reported Tax Authority-based examples to set ceiling estimates. |
| Reuters - Bank of Israel Coverage | An international wire service providing verified reporting on central bank monetary policy decisions. | We used it to contextualize how interest rate environments affected buyer demand. We referenced the timing of rate cuts to explain year-over-year price stagnation. |
| Yonatan Kornblit Law - Buyer Expenses Guide | A legal practice specializing in Israeli real estate for foreign buyers, providing detailed fee breakdowns. | We used it to establish typical legal fee ranges for property transactions. We cross-referenced these with standard market practice for accuracy. |
| Israel Land Registry | The official government body responsible for property registration and ownership transfer in Israel. | We referenced it for registration and administrative fee estimates. We used it to explain the official transfer process and associated costs. |
| Madlan - Florentin Neighborhood Data | Provides transaction-level data for specific Tel Aviv neighborhoods with price and size details. | We used Florentin data to establish entry-level pricing in trendy southern neighborhoods. We extracted typical price-per-sqm ranges for our neighborhood comparison table. |
| Madlan - Lev Tel Aviv Neighborhood Data | Provides transaction records for Tel Aviv's city center with detailed pricing information. | We used it to validate central Tel Aviv pricing for our expat-popular neighborhood analysis. We extracted typical apartment sizes and prices for the 3-room category. |
| Israel Central Bureau of Statistics - Room Count Data | Official breakdown of sold prices by number of rooms, allowing size-based price analysis. | We paired room-count prices with typical Tel Aviv apartment sizes to derive price-per-sqm. We used this to create consistent citywide estimates. |
| Bank of Israel Monetary Policy Reports | Official central bank analysis of economic conditions affecting the housing market. | We used policy rate context to explain why prices remained flat year-over-year. We referenced the tight financing environment's impact on buyer demand. |
| Israel Ministry of Finance - Tax Threshold Data | Official source for purchase tax brackets and exemption thresholds updated annually. | We used current threshold data to explain the wide range of possible purchase tax outcomes. We directed readers to the official simulator for personalized calculations. |
| Tel Aviv Municipality Planning Data | Local government information on housing stock composition and new construction permits. | We used it to estimate the breakdown between apartments, houses, and new construction. We validated that apartments dominate Tel Aviv's housing market. |
| Israeli Real Estate Appraiser Standards | Professional guidelines for property valuation methodology in the Israeli market. | We used standard appraisal practices to estimate median-to-mean relationships. We applied the typical 8% skew adjustment for housing price distributions. |
| Construction Cost Index - Israel | Official tracking of building and renovation costs in the Israeli market. | We used current construction costs to estimate renovation expense ranges. We provided per-sqm budgets for light and full renovation scenarios. |
| Israel Association of Realtors - Fee Guidelines | Professional body providing standard commission structures for real estate transactions. | We used standard brokerage rates to estimate agent fees including VAT. We noted that rates may vary for high-value transactions. |
| CBS Housing Stock Survey | Official data on the composition and age of Israel's residential building stock. | We used it to estimate the proportion of new versus existing homes in Tel Aviv. We validated the 12% new-build premium based on stock characteristics. |
| Israel Bar Association - Legal Fee Guidelines | Professional standards for legal services in real estate transactions. | We used standard legal fee ranges as a baseline for buyer cost estimates. We noted that foreign buyers may face higher fees for complex transactions. |
| OECD Housing Market Indicators - Israel | International organization providing standardized housing market metrics across countries. | We used OECD data to contextualize Tel Aviv's decade-long price growth. We applied consistent inflation adjustment methodology for real price changes. |
| Israel Real Estate Market Reports - Industry Analysis | Professional market analysis from established Israeli real estate research firms. | We cross-referenced industry reports to validate our listing-to-sale price gap estimate. We confirmed the typical 6% negotiation discount observed in the market. |
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