Givataim Real Estate Guide 2026

Overview

Compact, dense city wedged between Tel Aviv and Ramat Gan, with hill views, strong public schools and one of the most active Tama 38 markets in the country. Often called 'Tel Aviv with a yard' by Israeli families.

Property Prices

• T0 tier — Average new build: ₪50,000/m²; Average resale: ₪46,000/m²
• T1 tier — Average new build: ₪48,000/m²; Average resale: ₪44,000/m²
• T2 tier — Average new build: ₪45,000/m²; Average resale: ₪42,000/m²
• T3 tier — Average new build: ₪45,000/m²; Average resale: ₪40,000/m²

Rental Yields

• T1 tier: 3.0%
• T2 tier: 2.8%
• T3 tier: 2.6%

Market Outlook

Annual price growth: 7.5% · Forecast: strong · up

Housing Stock

Area: Tel Aviv District · city · Investment category: premium · Population: 60,000 · 24,000 apartments · 400 new units/year

Highlights

• Top-rated public schools
• Renowned theater culture
• Direct border with Tel Aviv
• Family-friendly atmosphere

Community Profile

Compact, affluent and overwhelmingly secular Israeli, Givatayim attracts professional families chasing top-tier public schools and a Tel Aviv lifestyle without Tel Aviv prices. Tight supply, almost no land for new construction and consistent overspill demand from north Tel Aviv keep prices unusually firm for a non-coastal city.