NEIGHBOURHOOD GUIDE
In Tel Aviv, the price per m² changes within a few streets
Between January 2024 and July 2026, 2,058 whole flats were sold in central Tel Aviv, from the Old North down to Florentin and North Jaffa. Enough to compare not just neighbourhoods but land-registry blocks, a few streets each. And from one block to the next, the price per m² can change by almost a quarter.
- From ₪48,000 to ₪70,700 per gross m² depending on the neighbourhood, in existing buildings.
- 24% apart between two neighbouring blocks of Lev Ha’ir, with buildings of the same age.
- A neighbourhood average is not enough: North Jaffa and Florentin are level, yet where they meet, a Jaffa block sells 16% above its neighbour.
- Off plan is not cheaper: in the same block, it sells at the price of a newly finished flat, or slightly above.
Neighbourhood by neighbourhood
Median price per gross m² of whole-flat sales, January 2024 to July 2026, by the age of the building. Half the sales went above the median and half below: unlike an average, a few extreme sales cannot move it.
| Neighbourhood | Existing | Newly finished | Off plan |
|---|---|---|---|
| ₪ per gross m² | |||
| Neve Tsedek | ₪70,70040 sales | — | ₪123,90027 sales |
| Kerem HaTeimanim | ₪67,30059 sales | — | — |
| Lev Ha’ir (city centre) | ₪63,000378 sales | ₪77,50056 sales | ₪77,90099 sales |
| Old North, northern part | ₪60,000293 sales | ₪71,20066 sales | ₪70,000135 sales |
| Old North, southern part | ₪59,300275 sales | ₪70,20020 sales | ₪79,80038 sales |
| Florentin | ₪53,200146 sales | ₪63,80023 sales | ₪63,70070 sales |
| North Jaffa | ₪51,600101 sales | — | — |
| Montefiore | ₪48,00060 sales | — | ₪68,70099 sales |
—: fewer than 20 sales, too few for a reliable figure. Existing: building completed at least two years before the sale. Newly finished: completed in the year of the sale or the year before. Off plan: sold before completion.
From one block to the next
The Israeli land registry divides the city into blocks (gush), a few streets each. In these neighbourhoods, 28 blocks have at least 20 sales in completed buildings, enough to be compared. For each, I computed a confidence range around the median, and I keep a gap only when the ranges do not overlap: in other words, when it is not down to chance.
Lev Ha’ir, around Trumpeldor Street
+24%Two neighbouring blocks, typically 1960s buildings on both sides, and 24% apart. The sea-side block also sells 23% above its neighbour to the north, towards Frishman, and 19% above the one at Dizengoff and Pinsker.
Where North Jaffa meets Florentin
+16%Taken as a whole, the two neighbourhoods are level: ₪53,200 in Florentin and ₪51,600 in North Jaffa, in existing buildings. Yet where they meet, the North Jaffa block sells 16% above its Florentin neighbour, with recent buildings on both sides.
Florentin, by contrast, is even: its three blocks with enough sales sit within 4% of each other. Block by block is the way to look.
What drives the gaps
Several things, which the figures only partly separate:
- The age of the building. In these neighbourhoods, buildings completed since 2010 sold at a median ₪66,000 per gross m², against ₪56,700 for those built before 1960: 16% more.
- Size. The cheapest m² is that of 70–90 m² flats (₪56,600). Under 50 m² it costs more (₪62,800), and from 120 m² more still (₪71,900).
- The exact location. Two neighbouring blocks, with buildings of the same age, can differ by almost a quarter.
- And what the data cannot see: seismic reinforcement and a mamad, parking, a lift, the floor, the view, the flat’s condition. They often set the price of a given flat.
And off plan? Not cheaper
About a quarter of the sales (492 of 2,058) were off plan, before the building was completed. You might expect a discount in exchange for the wait and the risk. It is the reverse: in the same block, off plan sold 2% above newly finished flats (dearer in 18 of 22 blocks) and 20% above existing ones (40 of 43).
It is one of the reasons I work only on completed properties, by choice. Off plan, you buy a plan, not a flat: the finishes, the layout or the view can change; delivery dates often slip; part of the payments is usually linked to the construction-cost index, so the final price exceeds the signed one as soon as that index rises; and you cannot visit, measure or have inspected what you are buying.
The figures show that buyers are not paid for taking those risks: off plan, you pay at least the price of a finished new flat.
What it means for you
A neighbourhood average does not tell you what a flat is worth. To judge a price, I compare each property with the sales of its own block and its neighbours, in net m² and like for like: reinforcement, mamad, parking, lift. That work is what keeps you from overpaying.
Method and sources
- Source: the sales reported to the Israel Tax Authority (Misui Mekarkein), as republished by over.org.il. Sales from 1 January 2024 to 26 July 2026; the last months are incomplete, as sales are reported with a delay.
- Scope: flats in apartment buildings, sold whole. Sales of shares are left out: they are often family transfers or one co-owner buying out another.
- Calculation: price ÷ declared gross area. Prices per m² under ₪10,000 or over ₪250,000 are recording errors and are left out. Medians, not averages.
- Neighbourhoods: those of mabayit’s map. Each sale is placed by its land-registry parcel, which correctly splits the blocks a neighbourhood border runs through.
- Blocks: compared only with 20 or more sales in completed buildings. The 95% confidence range is computed by resampling (bootstrap).
Figures as of 5 October 2026.
Want to know whether a price is right?
Tell me about your plans: budget, neighbourhoods, type of property. I compare every property with the sales of its block, in net m².
I know these neighbourhoods street by street. I work only for you, never for the seller, and only on completed properties. I support you on every side of the purchase — financial, legal, architectural and administrative — in English, even if you are buying from abroad. And my commission stays the same as a traditional agent’s, paid only when you get the keys.