Buying an apartment in Netanya: prices by neighbourhood, new and resale, what you need to know
Netanya is the most international of Israel’s coastal cities: the biggest French community in the country, and a fast-growing Anglo community from the US, UK, Canada and South Africa concentrated around Ir Yamim, Poleg and the seafront. Thirteen kilometres of cliffs over the Mediterranean, large-scale new construction in Ir Yamim and Agamim, family neighbourhoods in Kiryat HaSharon, and prices that rose another 8.2% in a year. This guide gives real ranges by neighbourhood, what is being built, and how to buy depending on your status.
Netanya in four figures
₪22,000 to ₪45,000 per m² depending on the neighbourhood and the age of the building; +8.2% price rise in a year (Q1 2026); average apartment price in the order of ₪2.3M to ₪2.6M; about 230,000 residents, the country’s seventh city and the one with the highest share of foreign buyers. A market driven by new construction in the south (Ir Yamim, Agamim) and by overseas demand buying to settle, for aliyah, or for a pied-à-terre facing the sea.
Prices by neighbourhood (order of magnitude, 2026)
| Neighbourhood | ₪/m² resale | ₪/m² new | Profile |
|---|---|---|---|
| Ir Yamim | 32,000–38,000 | 38,000–45,000 | The flagship of the south: towers facing the sea, an artificial lake, a mall, a large French and growing Anglo presence. The most expensive new stock in the city. |
| Seafront, Nitza, centre | 28,000–36,000 | 38,000–45,000 | Nitza Boulevard and Independence Square: pieds-à-terre, renovated 1960s-90s buildings, a few new towers on the cliff. |
| Ramat Poleg | 28,000–33,000 | 33,000–40,000 | Residential south, villas and low-rise buildings, Poleg beach, affluent families; the heart of the English-speaking community. |
| Poleg (zone and new blocks) | — | 30,000–38,000 | Recent developments between Route 2 and the sea; highway access, offices, shops, Anglo synagogues. |
| Agamim | — | 28,000–34,000 | New south-east neighbourhood, deliveries 2024-2028, the largest new-build inventory: budgets under ₪3M for a 4-room. |
| Kiryat HaSharon | 25,000–30,000 | 30,000–36,000 | Family neighbourhood from the 2000s-2010s, schools, synagogues, parks; a safe bet. |
| Nof Galim | 26,000–32,000 | 32,000–38,000 | North, on the cliff edge, a mix of old and new with sea views; softer prices than the south for a comparable view. |
| Kiryat Nordau, Dora, Ramat Yadin | 22,000–27,000 | 28,000–33,000 | The city’s entry price; older buildings, pinui-binui and TAMA 38 projects under way. |
In Israel the price per m² is quoted on gross area (walls included, often the balcony and a share of the common areas): a listing at 110 m² corresponds to 90-95 m² of usable space in the US or UK sense (about 970-1,020 sq ft). In the Ir Yamim towers, the share of common areas (lobby, pool, gym) can account for 10% of the area you pay for (see gross vs net square meters). Netanya against the other cities: Israel real estate prices city by city.
Where English speakers buy, and why
Netanya has long been the French capital of Israel, and since the mid-2010s it has also become one of the main Anglo destinations outside Jerusalem, Raanana and Modiin. The English-speaking community is concentrated in the south, around Ir Yamim and Poleg, with Anglo synagogues, English-speaking doctors, lawyers and agents, and a seafront where retirees from New York, London and Toronto spend part of the year. Three logics overlap. Settling first, for aliyah or semi-retirement: a 4-5 room apartment in Kiryat HaSharon, Ramat Poleg or Ir Yamim, with parking and a mamad (safe room). The pied-à-terre next: a 3-room sea-view apartment on the seafront or in Ir Yamim, used a few weeks a year around the holidays. Investment last: a new 3-4 room in Agamim or a resale in Kiryat Nordau, let on a yearly lease with a gross yield of 3 to 3.5%.
For a buyer preparing aliyah, the right criterion is not the view but daily life: distance to schools and synagogues, access to Netanya station (Tel Aviv in 25 minutes) or Route 2, and a price compatible with 75% financing rather than 50% (see mortgage for new olim).
New builds in the south, urban renewal in the north
Netanya is one of the few large coastal cities that still has land: the south of the city, between Ir Yamim, Poleg and Agamim, concentrates thousands of homes under construction or on the market, with deliveries staggered to 2028-2029. It is the deepest market in the country for a foreign buyer who wants a new build with parking, a safe room, an elevator and often a pool. In the north and the centre, new stock comes from pinui-binui (demolition and rebuilding of 1950s-70s blocks) and TAMA 38 in Kiryat Nordau, Dora and around Nitza.
What changes for the off-plan buyer: a contract protected by the Sale Law (bank guarantee on every instalment), a balance indexed to the construction cost index (madad tshumot habniya), 20/80 schedules common in 2025-2026 that leave two to three years to arrange a mortgage or make aliyah, usual delays of 6 to 12 months with penalties due from 60 days past the contractual date. In a market with abundant inventory, the discount is negotiable: 3 to 7% at the end of a project, or a parking space and a kitchen thrown in.
Developers’ advertised prices in Netanya rarely include parking (₪100,000 to ₪200,000), the storage room, or the developer’s legal fees (capped by law at about ₪5,500 + VAT). Ask for the “turnkey” price, and for the technical specifications in English.
Buying in Netanya by status
Resident, only home
tax 0 → 5%- Financing up to 75%.
- On ₪2.8M: mas rechisha ≈ ₪35,500.
- Loan up to ₪2,100,000, payment ≈ ₪11,900 over 25 years.
Non-resident
tax 8%- Financing 50% as a rule.
- On ₪2.8M: mas rechisha ₪224,000.
- Cash required ≈ ₪1.74M including fees.
New immigrant (oleh)
tax ≈ 0.15%- Financing up to 75%.
- On ₪2.8M: mas rechisha ≈ ₪4,100.
- Saving of ₪220,000 compared with a non-resident.
Netanya is the city where the oleh schedule most often changes the decision: many foreign buyers purchase off-plan in Agamim or Ir Yamim as non-residents, with aliyah planned before delivery. The oleh schedule applies to a purchase made up to one year before aliyah: the calendar therefore hinges on the signing date, not on delivery. Settle it with the lawyer before you sign; the other benefits are in buying as a new immigrant.
Breakdown by bracket
| Bracket | Rate | Tax |
|---|
Brackets of 16 January 2025, frozen until 15 January 2028 (Arrangements Law). A non-resident is taxed as an additional-home buyer unless they become an Israeli resident within two years of the purchase. Payment is due within 60 days of signing.
Full budget: a new 4-room apartment in Ir Yamim
| Price | ₪3,400,000 |
| Indexation of the balance (80%) to the construction cost index, ≈ 3% a year over 2 years | ≈ ₪165,000 |
| Mas rechisha (8%) | ₪272,000 |
| Buyer’s lawyer (0.5 to 1% + VAT) + capped share of the developer’s legal fees | ≈ ₪31,000 |
| Mortgage broker, appraisal, bank fees, insurance | ≈ ₪20,000 |
| Translations, power of attorney, apostille, wires | ≈ ₪6,000 |
| Total cost | ≈ ₪3,894,000 (+ 14.5%) |
| Mortgage at 50%, funded at delivery | ₪1,700,000 → ≈ ₪9,600 / month over 25 years |
| Cash to plan for | ≈ ₪2,194,000 (≈ $610,000 / £480,000) |
No agency fee on a new build bought directly from the developer: that is 2% + VAT saved compared with a resale. In exchange, indexation to the madad weighs ₪165,000 over two years: it is the item buyers most often forget, and it has no equivalent in a US or UK new-build contract. A 20/80 schedule limits the indexed base to the unpaid balance; paying more at signing cuts the indexation but ties up the cash.
Professionals on the ground
Netanya has a dense bilingual offer: agencies specialising in the new stock of the south and the resale stock of the centre, developers with English- and French-speaking sales teams in Ir Yamim and Agamim, mortgage brokers used to non-resident files (Mizrahi-Tefahot and Leumi both have branches in town that handle foreign clients), real estate lawyers trained in the US, UK or South Africa and admitted to the Israeli bar. We select them on three criteria: real estate specialisation, independence from sellers, and experience with remote transactions.
Frequently asked questions
What is the average price of an apartment in Netanya in 2026?
In the order of 2.3 to 2.6 million shekels (≈ $640,000 to $720,000) across all neighbourhoods and sizes, up 8.2% in a year. A new 4-room apartment in Ir Yamim or Agamim trades between ₪3M and ₪4.2M; a 4-room resale in Kiryat Nordau or the centre, between ₪1.9M and ₪2.5M.
Which neighbourhoods are most in demand among English speakers?
Ir Yamim and Ramat Poleg in the south for new builds and the sea; Poleg for the Anglo community, its synagogues and the beach; Kiryat HaSharon for families; the seafront and the centre for pieds-à-terre. Agamim, the new south-east neighbourhood, attracts budgets that want a new build under ₪3M. English-speaking synagogues, shops and services cluster between Ir Yamim, Poleg and the seafront.
Are prices in Netanya still rising?
Yes: +8.2% year on year in Q1 2026, one of the strongest rises in the country, driven by new construction in the south and foreign demand. New-build inventory remains large in Agamim and Ir Yamim, which translates into 20/80 schedules and negotiable discounts, especially at the end of a project.
Is it better to buy new or resale in Netanya?
New builds dominate in the south (Ir Yamim, Agamim, Ramat Poleg) with parking, a safe room, often a pool, and the Sale Law guarantees; they cost ₪30,000 to ₪45,000 per m². Resale stock in the centre, Kiryat Nordau or Nof Galim costs ₪22,000 to ₪30,000 per m², often without an elevator or parking, but closer to the beach and the established shops.
What rental yield can I expect in Netanya?
Between 3 and 3.5% gross for a 3-4 room apartment let on a yearly lease, a little more in the older centre, a little less in the upscale new stock of Ir Yamim. Short-term lets on the seafront can do better in summer, but newer buildings increasingly ban them.
How we work
Every amount, bracket and rate on this page is checked against the official source listed at the bottom and dated. When a schedule or rate changes, the page is updated within days. Our methodology.
Sources
Your Netanya project, with the right people
Agency, developer, mortgage broker or lawyer: tell us the neighbourhood, budget and timeline, and we pass it to an English-speaking professional who works Netanya every day.