The Tel Aviv Property Report Index — Methodology
The Tel Aviv Property Report Index combines two sources: 1,037 tracked active asking listings (a July 2026 snapshot from Yad2 and Madlan, PII-stripped) and 1,100 registered sale transactions from the government registry (nadlan.gov.il, January 2023–May 2026). We aggregate both by neighborhood, publish a figure only where the sample is at least 20 listings, and always state the sample size (n) and month.
What we track
We track asking listings — apartments actively offered for sale in Tel Aviv-Yafo — not inventory we own or represent. We never describe these as “holdings.” As of July 2026 the pipeline holds 1,037 tracked active listings across roughly 30 Tel Aviv-Yafo neighborhoods, posted by private sellers and by 329 tracked agencies. Every published statistic is computed from this dataset and the closed-transaction registry below, and carries the number of records it is drawn from.
The asking-side pipeline
The asking side is a current snapshot of live listings tracked from the Hebrew-language portals Yad2 and Madlan, loaded into our own pipeline and stripped of personal information before any aggregation. It captures the price a seller is asking, the apartment’s size, and its neighborhood, from which we compute the median asking price and the median asking price per square metre (₪/sqm). Because it is a snapshot of what is on the market now (July 2026, n = 1,037), it reflects seller expectations rather than achieved prices — which is why we pair it with the closed side.
The closed side (government registry)
The closed side is registered sale transactions from nadlan.gov.il, the Israeli government’s official real-estate transaction registry (served through the govmap backend). These are prices that were actually paid and legally recorded. Our current closed sample is 1,100 transactions spanning January 2023 to May 2026. Unlike the asking snapshot, the closed set is a trailing window — deals accumulate over time and are reported with a lag — so it is not a like-for-like match to the current asking month.
The join: the neighborhood dimension
The two sides meet on the neighborhood. We map every asking listing and every registered transaction to a Tel Aviv-Yafo neighborhood, then compute medians within each neighborhood. This lets us compare what sellers ask against what buyers actually paid in the same area, and it is the axis on which we publish every per-neighborhood metric.
The publication gate: n ≥ 20
We publish a per-neighborhood figure only where that neighborhood has at least 20 records on the relevant side. This threshold suppresses noisy, unreliable medians drawn from a handful of listings. As of July 2026, of the tracked neighborhoods 11 meet the asking threshold and are published, 28 are suppressed for having fewer than 20 tracked listings, and 6 non-Tel-Aviv-Yafo neighborhoods are excluded from the city index entirely.
The asking-vs-closed spread
The spread measures how far current asking prices sit above or below recently recorded sale prices in the same neighborhood. In plain language:
Spread (%) = (median asking ₪/sqm − median closed ₪/sqm) ÷ median closed ₪/sqm × 100.
A positive spread means sellers are asking more per square metre than the registry shows was recently paid; a negative spread means asking prices sit below recent recorded sales. We show a spread only where both the asking and closed samples reach n ≥ 20, which currently resolves for the following neighborhoods:
| Neighborhood | Asking ₪/sqm | Closed ₪/sqm | Spread | n asking | n closed |
|---|---|---|---|---|---|
| Jaffa / Noga | ₪47,726 | ₪43,815 | +8.93% | 22 | 46 |
| Neve Tzedek | ₪75,000 | ₪70,648 | +6.16% | 89 | 54 |
| Ramat Aviv | ₪47,034 | ₪49,438 | -4.86% | 82 | 105 |
| Kerem HaTeimanim | ₪72,605 | ₪77,587 | -6.42% | 98 | 60 |
| City Center | ₪57,143 | ₪61,982 | -7.81% | 178 | 165 |
| American-German Colony / Sarona | ₪52,632 | ₪57,143 | -7.89% | 51 | 405 |
| Old North | ₪55,000 | ₪66,494 | -17.29% | 265 | 48 |
| New North | ₪58,929 | ₪71,560 | -17.65% | 304 | 69 |
| Florentin | ₪50,000 | ₪62,500 | -20% | 117 | 36 |
| Bavli | ₪54,375 | ₪68,182 | -20.25% | 107 | 55 |
| Ramat HaHayal | ₪26,105 | ₪35,321 | -26.09% | 39 | 57 |
Spread rows as of July 2026 (asking snapshot) against registered transactions through May 2026.
Days on market (publication to detected removal)
Our days-on-market metric counts the calendar days from a listing’s first publication date to the date the tracker detected the listing had been removed. It is a proxy — a removal can be a sale, a relisting, a switch to rental, or a withdrawal, and detection runs on a cycle so lag can add days — so we never present it as verified time-to-sell; it is the closest observable proxy. As of July 2026, 94 of the 159 removed listings in the tracker (59.1%) carried a first-publication date; those 94 form the sample (citywide median 33 days, 25th–75th percentile 16–42 days). Listings whose dates imply a negative interval are excluded as data errors (0 this month), undated removed listings could differ systematically from dated ones, and per-neighborhood medians are published only at n ≥ 20 — the same gate as every other figure on this site.
Update cadence
The asking-side data refreshes weekly: the tracked-listings snapshot is re-pulled and re-aggregated, and published figures move with it. The closed-transaction set is backfilled from the registry as new deals are recorded and reported. When a page’s figures change we bump its machine-visible last-updated date.
External context (sourced, not our data)
For interpretation only, we reference two official indices alongside our own figures: the Central Bureau of Statistics dwelling-price index stood at 599.6 as of March 2026, and the Bank of Israel reported an average mortgage rate of 6.69% as of February 2026. These are national published series, cited to frame our Tel Aviv figures — they are not part of the Index and are not computed by us.
Limitations
We state our gaps plainly rather than paper over them:
- Snapshot vs trailing. The asking side is a current snapshot (July 2026); the closed side is a trailing accumulation (January 2023–May 2026). A spread is therefore an indicative comparison, not a paired, like-for-like measurement of the same apartments.
- per-row median_days_on_market is still null (the listings 'item_time' field is empty); city + per-hood days-on-market now ships separately in days_on_market.json, computed from the Airtable publishTime export (59% dated coverage of removed listings -- see its methodology_note).
- asking-vs-closed spread currently resolves for 11 neighborhoods: it needs both asking n>=20 and closed n>=20. Neighborhoods where either side is below the gate are suppressed; a wider nadlan backfill or deeper Yad2 coverage on those hoods unlocks more spread rows.
Corrections
We correct errors quickly and transparently. If you believe any figure, sample size, or neighborhood mapping is wrong, contact us from the homepage or via the About page — corrections to any factual data point are welcome.