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Every movement in the metre price, back to 2020
What moved, and over what
The series
Twenty neighbourhoods, same five windows
Sorted by price per metre. A dash means the window held too few registered deals to carry a percentage. Pick a row to load it into the chart above.
Built from residential transactions registered with the Israel Tax Authority and published at nadlan.gov.il. Every figure on this page is the deal-weighted median price per registered square metre of everything that registered in the window, measured against the window immediately before it. Same arithmetic at every span: only the span changes.
Short windows are thin. A percentage is suppressed and the deal count shown instead wherever a window holds fewer than 30 qualifying deals. Most neighbourhoods register three or four deals a day, so most neighbourhoods have no day figure and no week figure, and that is the correct answer rather than a gap. Only the citywide series is thick enough to read daily. Friday and Saturday carry no registrations.
The register lags. Registration is not sale. A deal registering today was agreed weeks or months ago, and off-plan contracts can register years before anyone holds a key, so a day's movement is a movement in what was filed, not in what the market did that morning. The last two quarters fill in as late registrations land and every figure here revises with them.
Registered floor area is treated inconsistently across older buildings — balconies and storage in particular — which is the largest known weakness in the series and the reason the metre price is a comparison tool rather than a valuation. New-build off-plan is excluded from these figures and tracked as its own series, because a developer's price list is not a market. Nothing on this page is an offer, a listing, or advice on a transaction, and no property named here is one we are selling.
What ₪4,000,000 of Israeli property has actually been worth
Every quarter from Q2 2021 to the last published reading, carried by the CBS dwelling price index — national or Tel Aviv district — then converted at the exchange rate on that day. The foreign lines move on both the market and the shekel, and lately those two have pulled in opposite directions.
The holding, quarter by quarter
Today, live
Waiting for a rate.
Every quarter
Two CBS quality-adjusted dwelling-price series sit on the same quarter grid. The index tracks the value of a given home rather than the average price paid. The CBS publishes no quarterly figure: it is a two-month rolling index about six weeks in arrears, and the readings overlap, so multiplying them double-counts months and overstates the move. Both paths are therefore built only from anchors that do not overlap themselves. Quarters between anchors are geometric interpolation, marked int. in the table; they are shape, not readings, and should not be quoted as CBS numbers. All CBS price data is provisional and revises as late transactions register.
National anchors: Q4-on-Q4 +13.14% (2021), +14.68% (2022), −1.00% (2023), +7.67% (2024), −0.99% (2025); March 2026 y/y −1.28%; May–June 2026 y/y −1.50%. The path reproduces the CBS five-year figure of +30.6% for all dwellings from May–June 2021 to May–June 2026 exactly.
Tel Aviv district anchors: Dec 2021–Jan 2022 y/y +12.8%; Nov–Dec 2022 y/y +16.5%; Bank of Israel district annual for 2023 −3.7%; Nov–Dec 2024 y/y +9.4%; Nov–Dec 2025 y/y −1.9%; Feb–Mar 2026 y/y −3.5%; May–June 2026 y/y −1.7%. The 2021 second-half shape follows the national intra-year split, because CBS does not print a clean district reading at 2021 Q2. Tel Aviv district is not the city of Tel Aviv alone — it includes Bat Yam, Holon, Ramat Gan, Giv’atayim, Bnei Brak and the rest of the district.
The real column deflates by Israeli CPI, derived from the published nominal and inflation-adjusted pairs for the same years and 1.5% for 2026. Foreign-currency figures are always nominal. Switching to Real changes only the shekel column. Foreign amounts are the nominal shekel value converted at that quarter’s rate; they carry no adjustment for inflation in the buyer’s own country, so a dollar five years ago and a dollar today are not two comparable dollars, and the foreign columns flatter the real return by roughly that country’s inflation over the period.
Exchange rates are European Central Bank reference rates, retrieved live. Where a quarter end falls on a weekend or holiday the last published fixing before it is used. If the rate service cannot be reached the foreign columns are left blank rather than filled from a stale or assumed rate.
Nothing here accounts for purchase tax, betterment levy, agent or legal fees, financing, rental income, arnona, va'ad bayit, maintenance or the cost of selling. A national index is not a valuation of any particular property, and this page is a comparison tool, not advice on a transaction.
Full-country set. CBS-printed cells sit next to desk estimates for smaller cities the Bureau does not name. Asking rents refresh when the live scan is reachable.
High and low
Twelve at each end. Since 2025 is the short move.
Cheapest to rent
Dearest to rent
Cheapest to buy
Dearest to buy
Fattest yield
Thinnest yield
Fastest movers since 2025
Up and down. A cheap city can still be the fastest riser.
Rent up
Rent softest
Sales up
Sales softest
Yield fattened
Yield compressed
Full lists
Sales — every city
CBS-style average sale. Rank change vs 2025.
Yield — every city
Gross yield = asking × 12 ÷ sale. Not net.
The table, 2020 to now
A bar race of the current league. Bars are the live ranking at each year. Play follows rent, buy or yield and the district chip above.
What the table is saying
Rent column: 3-room asking average from active listings (Yad2 / Madlan / Facebook scan, Scoutr 15 September 2026 and a live refresh). Cities missing from that scan use the latest CBS or listing-median print instead and are marked. Buy column: CBS average apartment price, Q1 2026, against a 2020 CBS-style city average. Asking rent is not a signed lease and an average sale is not a 3-room flat.
Nothing here is an offer or advice on a transaction.