Comparison cities Israel 2026
6 cities, 6 investment profiles. Find yours.
| City | Average home price · H1 2026 | Average home price · H1 2025 | Year-on-year change |
|---|---|---|---|
| Tel Aviv | 4,450,000 ₪ | 4,180,000 ₪ | +6.6 % |
| Haifa | 1,780,000 ₪ | 1,700,000 ₪ | +4.7 % |
| Netanya | 2,730,000 ₪ | 2,674,000 ₪ | +2.1 % |
| Beer Sheva | 1,248,000 ₪ | 1,243,000 ₪ | +0.4 % |
| Jerusalem | 3,089,000 ₪ | 3,085,000 ₪ | Stable |
| Herzliya | 3,782,000 ₪ | 3,814,000 ₪ | −0.9 % |
Source: CBS (Lamas), ynet analysis, September 2026 · Updated September 15, 2026. Simple average of the first two quarters, not weighted by transaction count. The mix of homes sold affects the average; developer promotions are excluded.
Which city to choose?
For yield: Beer Sheva (6.2%) and Haifa (5.5%) dominate. Low prices + strong rental demand = best yields in the country.
For capital gains: Tel Aviv (+6.6% in H1 2026, the strongest rise among large cities) and Herzliya (−0.9%, a slight correction) offer contrasting profiles.
For balance: Netanya and Jerusalem combine accessible prices, good yields, and positive price dynamics.
For the French community: Netanya remains the reference, followed by Ashdod and Ra'anana.