Israel housing market, November 2026
Prices are drifting down slowly, Jerusalem is holding up best, and rents keep rising. The figures below come from the Central Bureau of Statistics (CBS) and the Finance Ministry, dated reading by reading, and may be quoted with attribution (CC BY 4.0).
The short answer
The CBS dwelling price index fell 1.8% year on year in July–August 2026, and 0.6% over the latest two-month period. The decline is widest in the Center district (−2.7%) and Tel Aviv (−1.9%); Jerusalem is almost flat (−0.2%). New-home prices are down 0.4% over a year. Meanwhile, rents for new tenants are up 5.3% and construction costs 3.6%, which matters for anyone buying off-plan with part of the balance indexed to building costs.
The figures to remember
- Price index, 12 months
- −1.8% Jul–Aug 2026, CBS
- Price index, 2 months
- −0.6% vs Jun–Jul 2026
- Jerusalem district, 12 months
- −0.2% Jul–Aug 2026
- New-home index, 12 months
- −0.4% Jul–Aug 2026
- Rents, new tenants
- +5.3% CBS, latest reading
- Construction cost index
- +3.6% 12 months to Sep 2026
The trend, reading by reading
The CBS publishes its index for overlapping two-month periods, around the 15th of each month. Since the spring the national index has alternated small rises and falls, with the year-on-year change staying between −1.5% and −2%.
| Period | vs previous period | vs a year earlier | Reported |
|---|---|---|---|
| July–August 2026 | −0.6% | −1.8% | 2026-10-15 |
| June–July 2026 | +0.1% | — | — |
| May–June 2026 | +0.1% | −1.5% | 2026-09-04 |
| April–May 2026 | −1.0% | −2.0% | 2026-07-15 |
By district: Jerusalem holds, the Center slips
| District | 12 months | Last 2 months |
|---|---|---|
| Jerusalem | −0.2% | −0.3% |
| North | −0.8% | −1.5% |
| Haifa | −1.4% | +0.4% |
| South | −1.5% | −0.1% |
| Tel Aviv | −1.9% | −0.9% |
| Center | −2.7% | −0.7% |
Jerusalem is the only district where prices have stayed close to their level of a year ago through 2026; it was also among the strongest districts in the spring readings. The Center district, which includes the large suburbs around Tel Aviv, shows the largest decline. For neighbourhood prices, see the Jerusalem guide and the prices by city.
Average prices by city (CBS, Q1 2026)
The index measures how the value of comparable homes changes. The average price measures what was actually sold, all sizes together: it can rise while the index falls, if more large or new apartments change hands. Tel Aviv is the clearest case: its average price rose 10.3% in a year to Q1 2026 while the Tel Aviv district index fell.
| City | Average price | 1-year change |
|---|---|---|
| Tel Aviv | 4,590,000 ₪ | +10.3% |
| Herzliya | 3,850,000 ₪ | −2.9% |
| Jerusalem | 3,100,000 ₪ | — |
| Haifa | 1,800,000 ₪ | +6.9% |
| Ashkelon | 1,640,000 ₪ | −3.2% |
| Beer Sheva | 1,240,000 ₪ | — |
Rents, building costs, inflation, transactions
- New-home price index: −0.4% over 12 months and over the latest period (July–August 2026); −0.8% excluding government-subsidized sales
- Rents: +2.4% for renewing tenants, +5.3% for new tenants (CBS, latest reading)
- Residential construction cost index: +3.6% over 12 months to September 2026 (wages +5.3%)
- Consumer prices: 1.6% over 12 months to September 2026
- Transactions: 8,757 apartments sold in June 2026, up 50% year on year (Finance Ministry), of which 3,593 new and 5,164 second-hand
Two consequences for buyers. Off-plan, part of the unpaid balance is usually linked to the construction cost index, at most 40% of the price for contracts signed since July 2022: at +3.6% a year, on a ₪2M apartment that indexed part (₪800,000) grows by about ₪29,000 a year (see buying off-plan). And with rents rising faster than prices, gross yields are edging up from a low base.
Download and reuse
The index readings are available as CSV: price-index-2026.csv. Other tables (purchase tax brackets, mortgage rules, rates, transaction costs) are in the data hub. Quote as: Kinyan Guide, Israel housing market report, November 2026, from CBS data.
Next update: after the CBS release of mid-November 2026 (August–September index).
Sources
- Central Bureau of Statistics (CBS) — price indices
- Buyitinisrael — CBS index, July–August 2026 (15 Oct 2026)
- The Times of Israel — Housing snapshot, September 2026 (4 Sep 2026)
- Israel National News — CBS index, April–May 2026 (15 Jul 2026)
- Buyitinisrael — CBS average prices by city, Q1 2026 (15 May 2026)
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