Price Map by Neighborhood
Givatayim is divided into five main neighborhoods, each with a distinct price profile, character, and growth potential.
Givat Rambam tops the demand charts with more than 51,000 unique Yad2 searches in the past year. Small apartments trade there at 48,000–50,000 NIS/sqm.
- Givat Rambam: 43,000–50,000 NIS/sqm | Most sought-after | Adjacent to Katzenelson
- Borochov: 37,000–44,000 NIS/sqm | Tech-worker neighborhood | Prices doubled in decade
- Shinkin: ~38,000–43,000 NIS/sqm | Vibrant and central | High demand from young buyers
- Tel Ganim: ~35,000–40,000 NIS/sqm | Green and family-friendly | Major urban renewal incoming
- Arlozorov & Sitti: ~35,000–40,000 NIS/sqm | Relatively lower entry point for Givatayim
Why Is Givatayim More Expensive Than Ramat Gan? 4 Structural Factors
Givatayim averages 13% above Ramat Gan at approximately 33,000 NIS/sqm versus 29,000.
Givatayim cannot expand – it is hemmed in by Tel Aviv, Ramat Gan, and Bnei Brak, with zero land reserves for new construction.
- Supply ceiling: no land reserves – any demand increase goes directly into prices
- Affluent population: high socioeconomic status drives consistent demand and payment capacity
- Excellent education system: a key premium driver for families
- Tel Aviv adjacency: 15-minute walk to a rail station
Urban Renewal & Metro – The Engines That Will Transform Givatayim
177 projects are at various stages across the city. An evacuate-and-rebuild plan along the Ben Gurion–Katzenelson axis has been approved, adding 2,700 new housing units.
Two metro stations are planned on the Katzenelson axis, with infrastructure work beginning in 2026 and excavation from 2029.
- 2,700 units approved in the Ben Gurion–Katzenelson corridor – 10 towers of 30 floors
- Tel Ganim: ~900 old units → 2,700 new – one of Israel largest urban renewal projects
- HaMa avak Street: already under construction – 117 → 333 units in 3 towers
- Metro: Katzenelson stations, excavation from 2029 – projected 10–20% value uplift within 500m
- Caution: average 4.3 years from plan approval to first building permit; add construction = ~10 years total
Investing in Givatayim in 2026 – Does It Make Sense?
The gross rental yield stands at 2.3–2.8% annually. Average rents rose 10% over the past year to 6,220 NIS/month.
Since recent war-related rocket attacks, demand for apartments with a safe room (mamad) has surged. 3-room apartments with a mamad command rent premiums of up to 35%.
- Gross yield 2.3–2.8% – invest here for appreciation, not for immediate income
- Rent up 10% YoY – consistent tenant demand
- Mamad = premium: 35% rental differential for protected rooms
- Old pre-renewal apartments: high potential but 10-year horizon
- 3-room apartments: prices rose since early 2025 on urban renewal premium