Real Estate Prices Israel 2026

Updated CBS data — Price per sqm by city and 12-month trends.

2026 market analysis

In the first half of 2026, the average price of homes sold rose in most large cities compared with the first half of 2025. Tel Aviv, the country's most expensive market, averages ₪4,450,000 (+6.6% year on year); Herzliya eased slightly (₪3,782,000, −0.9%) and Jerusalem remained stable (₪3,089,000). Beersheba rose 0.4% (₪1,248,000) and Haifa 4.7% (₪1,780,000). (Average prices: CBS (Lamas), ynet analysis, September 2026.)

Financing demand remains strong: ₪79.6 billion in mortgages have been granted since the start of 2026, up 13.8% year on year (CBS (Lamas), ynet analysis, September 2026).

This page has one precise job: to give the national reading of property prices in Israel in 2026, based on data from the Central Bureau of Statistics (CBS), analysed by Ynet and updated on 15 September 2026. The table above compares, for 18 major cities, the average price of a home in the first half of 2026 with the first half of 2025.

The detail lives on the city pages: price per square metre, neighbourhoods, current developments and the gap between new and resale are covered city by city — Tel Aviv, Netanya, Jerusalem, Haifa, Beersheba and all the others. The blog's “prices by city” articles add transaction-level readings. If you are hesitating between two cities, start here for the overview, then go down into each city's page.

Nationally, the average price of a home sold reached ₪2,392,000 in the first half of 2026, versus ₪2,303,000 a year earlier — an increase of 3.9%. Small one- to two-room homes are the most dynamic segment, up 8.3% over the same period — a strong signal for investors targeting rental-sized units.

Financing follows the same movement: ₪79.6 billion in mortgages have been granted since the start of 2026, up 13.8%. Read these averages with care, though: they are not weighted by transaction count, and the mix of homes sold influences the result. A rising average price can reflect more sales of larger homes, not only higher prices for identical properties.

Tel Aviv remains the country's most expensive market, at an average of ₪4,450,000 (+6.6% year on year), ahead of Herzliya (₪3,782,000, −0.9%) and Jerusalem (₪3,089,000, stable). At the other end, Beersheba (₪1,248,000, +0.4%) and Haifa (₪1,780,000, +4.7%) remain the most accessible large cities, with growth that reflects real demand rather than a surge.

Some coastal cities are correcting: Bat Yam is down 3.1% (₪2,240,000), Ashkelon 1.0% and Hadera 1.3%, while Ashdod gains 6.1% and Netanya 2.1%. That is exactly why each city page details its own figures, neighbourhoods and developments: the national average never tells you where to buy.

An average price cannot be bought: what you compare are specific developments, in specific neighbourhoods. The IsraelStart catalogue brings together 253 new developments across 49 cities, each presented with its starting prices where the developer publishes them. Cross-reference this page's table with the page of the city you are targeting, then with the matching development listings.

Buying to let? The rental yield page sets these prices against rents by city. Preparing a move to Israel? The apartment and aliyah guide explains how these prices fit an arrival timeline. And for the full budget — fees, taxes and financing — the site's simulators run the numbers from your own situation, with no invented figures.

The prices published here come from transactions recorded and released by the Central Bureau of Statistics (CBS), in the analysis published by Ynet — the same source as the city pages. The update date is shown under the table; between updates, treat these figures as framing references, not real-time market prices.

The site's quarterly new-build barometer extends this page: it tracks the price evolution of new developments over time. For a concrete purchase budget, nothing replaces cross-referencing these references, the listing of the development you are targeting and the budget simulator, which integrates the costs specific to your situation.