Apartment Price Analysis Finds Declines per Square Meter in Four Israeli Cities

A newly published analysis of apartment transactions reported to the Israel Tax Authority found lower median prices per square meter in Haifa, Jerusalem, Rishon LeZion and Tel Aviv in 2026 compared with 2025. Published on November 14, the comparison also found increases in Netanya, Ramat Gan and Afula. The declines were approximately 7.5% in Haifa, 4.4% in Jerusalem, 3.6% in Rishon LeZion and 2.9% in Tel Aviv. Tel Aviv remained the most expensive of the cities compared, at about NIS 54,000 per square meter, roughly five times the level in Beersheba. Jerusalem and Ramat Gan were around NIS 36,000, while Petah Tikva, Netanya and Rishon LeZion were in the NIS 25,000–27,000 range. Median apartment transaction prices were NIS 3.6 million in Tel Aviv, NIS 2.6 million in Jerusalem and approximately NIS 1.1 million in Beersheba. Tel Aviv's median total transaction value rose by about one-third despite the decline per square meter, a difference the analysis attributed to larger apartments being sold. Reporting can lag sales by weeks or months, leaving autumn transactions and some other 2026 sales incomplete. An accompanying calculator searches for comparable reported sales in the same building, then expands to the street, nearby area and city. It accepts an address, room count and apartment area, drawing on a historical database of approximately 3.8 million transactions since 1998 across 1,336 localities. Its estimate does not account for an apartment's floor, condition or view.