Herzliya Green Neighborhood Sees 85 Sales, Price Gap Between New and Old Homes
In Herzliya Green, a family-oriented neighborhood in northern Herzliya, 85 property transactions were recorded over the past year. The average sale price was approximately NIS 35,500 per square meter, with an average transaction value of NIS 3.38 million. This positions the neighborhood as moderately priced within Herzliya, cheaper than the affluent Herzliya Pituah and Marina areas, but more expensive than older neighborhoods in the city center and south. The area features a mix of older, low-rise buildings and new construction projects, particularly in the western section closer to the sea, and is known for its public gardens and sought-after educational institutions.
Recent sales data from the Tax Authority highlights price variations. At 27 Kivush Ha'avoda, two transactions closed in late June 2026: a 63 sqm, four-room apartment on the first floor of a 1970 building sold for NIS 2.88 million (approx. NIS 45,700/sqm), while a 62 sqm, 3.5-room apartment in a 2020 building sold for NIS 2.6 million (approx. NIS 41,900/sqm). In the same week, a 118 sqm, five-room apartment on the fourth floor of a 2005 building at 18 David Shimoni Street sold for NIS 4.85 million (approx. NIS 41,100/sqm). Interestingly, some new construction is priced lower, with three 84-86 sqm, three-room apartments sold off-plan in a new project on Daled Street in June for NIS 3.24-3.31 million (approx. NIS 38,500/sqm). A 88 sqm unit in the TWO IN ONE project sold in July for NIS 3.27 million (approx. NIS 37,100/sqm).
According to data from Madlan, there are currently 172 apartments listed for sale in the neighborhood. Asking prices include a 112 sqm, four-room apartment on the third floor at 28 Malkhei Yehuda Street for NIS 3.25 million (approx. NIS 29,000/sqm) and a 150 sqm, six-room penthouse at 22 Malkhei Yehuda for NIS 4.29 million (approx. NIS 28,600/sqm). Some listings are priced below the average transaction price, indicating sellers aiming for quick sales.
There is a notable price difference between new and used apartments. Over the past year, a second-hand four-room apartment sold for an average of NIS 3.06 million, while a new four-room apartment sold for an average of NIS 3.85 million, a gap of about 26%. For five-room apartments, the gap is smaller, with second-hand units averaging NIS 4 million and new ones NIS 4.12 million. Annually, the price per square meter in the neighborhood has seen a modest decrease of about 2%, reflecting a general slowdown in the housing market.
Rental prices range from NIS 6,500 for a three-room apartment to NIS 10,500 for a five-room apartment, with an average monthly rent of approximately NIS 8,250, yielding an annual return of about 2.3%. The neighborhood boasts a strong community feel with a community garden and a food forest, attracting families. However, public transportation is limited, and residents rely on private vehicles, facing daily traffic congestion on the Coastal Highway. Future infrastructure plans include a 14 km bicycle path to Tel Aviv by 2025 and the M1 and M3 metro lines in the long term. A challenge in urban planning is the focus on larger apartments in new projects, reducing the availability of smaller units for younger residents and seniors. The city's housing plan recommends incorporating 56-80 sqm apartments in future developments. A planned urban renewal (pinui-binui) project is expected to reshape the area in the coming decade.
