Tel Aviv Median Housing Prices Surge to 3.6 Million NIS Despite Market Slowdown
Real estate transactions in 2026 project a 20% drop, yet median apartment prices in Tel Aviv surged to 3.6 million NIS, while Herzliya and Ashkelon saw price declines.
The number of real estate transactions in 2026 is expected to decline compared to 2025. Unless an unexpected shift occurs, the year-end transaction volume will reflect a drop of up to 20% based on the current pace. Despite this slowdown, median housing prices in Tel Aviv have risen. Our analysis shows that the median price in Tel Aviv, which reflects local market sentiment, is higher in 2026 than in the previous year.
Median Apartment Prices in Tel Aviv and Across Major Cities
To neutralize the impact of ground-attached properties on median prices, we examined standard apartment prices across various cities for 2026 compared to 2025. In Tel Aviv, the median apartment price stands at 3.6 million NIS, compared to 2.725 million NIS last year. Data collection relied on real estate transaction databases designed to bring transparency and accurate market figures to the public.
We analyzed 11 cities across the country, including high-demand central hubs, strong Sharon-area cities, and notably affordable locations in the southern region. The findings indicate that median prices dropped in only two out of the 11 examined cities.
Price Drops in Herzliya and Ashkelon Amid General Stability
As reflected in our data, median prices declined in only two cities: Herzliya and Ashkelon. Recent figures from the Chief Economist's Department highlight relative weakness in Beersheba and Ofakim. Over the past decade, moderate growth was recorded in Beersheba (26%) and Holon (36%). The increase in Beersheba remains very low, indicating that purchasing an apartment failed to yield a genuine return for investors once accounting for transaction costs, one-time expenses, and inflation.
In Herzliya, the median price dropped from 3.819 million NIS to just 3.3 million NIS—a decrease of approximately 13.5%. In Ashkelon, a slight decline was recorded from 1.5 million NIS to 1.453 million NIS, representing about 3.1%. All other analyzed cities registered price increases, including Tel Aviv.
"The median price is not the average price, but rather the threshold where half of the transactions are higher and half are lower, thus accurately reflecting market trends."
High gaps in Tel Aviv stem partly from luxury property acquisitions. High-end transactions in Sde Dov, Dubnov Street, and central thoroughfares, alongside foreign buyer activity, continue to drive the city's high median pricing.
