Buying or Selling an Apartment During Passover — What Happens to the Israeli Real Estate Market and How to Play It Right

The Seasonal Pattern of the Israeli Real Estate Market Around Passover

The Israeli real estate market has a well-established seasonal rhythm. The two to three weeks before Passover and the holiday week itself typically see a slowdown — fewer viewings, fewer contracts signed, and developers taking a breath. People are busy with celebrations, travel, and family gatherings. This is completely natural.

But what happens after Passover is the real story. Field experience consistently shows that after the holiday — typically from late April through May — the market wakes up sharply. People return from vacations with fresh perspective, the pre-holiday indecision fades, and the desire to close a deal before summer sharpens decision-making. In normal years, May is one of the most active months in Israeli real estate.

2026 adds a new layer: the 11th round of the 'Dira B'Hancha' (subsidized apartment) lottery opens on April 15th — the day after Passover ends. This brings 7,000+ apartments into the market at once, including units in cities like Yehud, Rishon LeZion, Ashdod, and Rehovot. This is a major government-driven surge that will accelerate post-Passover activity — and anyone planning to buy or sell should be ready.

Buyer Power in Passover 2026 — The Best Negotiating Window in Years

Beyond seasonality, 2026 represents a uniquely buyer-favorable market moment. Three factors converge in buyers' favor:

First, inventory is larger than ever. As of late 2025, approximately 82,500 new apartments remained unsold nationwide — a historic high. Developers are running promotions, offering flexible pricing, and providing payment terms not seen in years. In the secondary market, data is equally clear: Central District prices fell approximately 3.9% year-over-year in Q1 2026.

Second, interest rates are declining. The Bank of Israel cut rates by 0.25% in January 2026 to 4%, with the prime rate at 5.5%. The official forecast calls for two more rate cuts in 2026, targeting 3.5% by Q4. A mortgage taken now is at a higher rate than the expected long-term average — but with a real practical option to refinance in 12–18 months.

Third, sellers are more flexible. When the market favors buyers, fewer people compete for the same property — and sellers who want to close before summer tend to be willing to negotiate. In this environment, a seller waiting three months for the next buyer is not a realistic strategy.

In Bik'at Ono, the picture is similar: a 4-room apartment in Kiryat Ono closes today at ₪3–3.4M, compared to ₪3.1–3.5M a year ago. Balconies, parking, and a mamad (safe room) still accelerate sales — but first meetings no longer routinely end at the asking price.

Selling Strategy Around Passover — When to List and What to Do in the Meantime

Sellers ask us every year: should we list before or after Passover? The answer depends on the property and circumstances, but our general rule is: don't start a process you have no chance of completing before the holiday.

Listing two weeks before Passover means entering a quiet period, with a high likelihood that the property will sit on the market without action and lose momentum. Buyers see properties that have been listed for a while and ask, 'What's wrong with it?' In that case, it's better to wait.

By contrast, listing 7–10 days before Passover with immediate showings can capture several serious buyers who use the holiday to do their research and want to close a deal in early May. There are buyers who use the holiday specifically to plan their next move.

The most practical recommendation: use the Passover period for preparation. Paint, repair, photograph, and prepare the property during the holiday. Launch it on April 20–25, when the market starts to wake up, with a fresh listing and a ready apartment. This is the window when active buyers are searching — and without the competition of listings that have been sitting there for two months.

The 'Dira B'Hancha' Lottery #11 — What It Means for the Bik'at Ono Market

On April 15, 2026, the day after Passover ends, registration opens for the 11th round of the 'Dira B'Hancha' subsidized housing program. This includes 7,000+ apartments across 16 cities and communities — including Yehud, Rishon LeZion, Ashdod, Rehovot, and Hadera. The discount ranges from several hundred thousand shekels and can reach close to ₪1 million.

It's important to understand: this lottery is primarily relevant for those who meet the eligibility criteria — people without housing who hold a valid eligibility certificate. Certificates can be issued until April 30, 2026. The lottery allocates 50% of units to active reserve soldiers, with 25% designated for combat soldiers.

What does this mean for the broader Bik'at Ono market? Potentially, some families weighing the open market against the government program will divert their attention. This briefly reduces buyer competition for properties in the open market — and for experienced sellers, this is a signal to price competitively and close before the undecided wait for lottery results.

For those who are eligible and want to participate: eligibility certificates can be obtained through Milgam, Alonim, or Maof. The official registration website is dira.moch.gov.il

What to Do Now — The Practical Guide for Buyers and Sellers in Bik'at Ono

We've prepared two tailored approaches — one for buyers and one for sellers — based on current market data.

For buyers: this is one of the best negotiating windows in recent years. Inventory is high, interest rates are declining, and many developers are offering terms not seen before. That said, 'a good time to buy' doesn't mean buying in a rush. Our recommendation: use Passover to finalize your criteria, complete mortgage pre-approvals, and enter the market on April 20th with a clear picture. Speed after the holiday, at the right moment, leads to good deals.

For sellers: don't let the market drift past you. A correctly-priced, well-presented property launched into the post-Passover market can close well. A property priced above its competition will age on the listing. Our recommendation: get a professional valuation before Passover, prepare the apartment during the holiday, and launch confidently between April 20–25. Shmuel guides selling processes from end to end — from valuation through closing — and knows the specific neighborhood dynamics across all of Bik'at Ono.

In Kiryat Ono and Ganei Tikva, the post-Passover market is typically where two-thirds of the season's transactions occur. Neighborhoods like Pisgat Ono, Kiraon, and Reifeld see a spike in appointments. Prepare now, launch April 20–25.

Additional Trends Shaping the Bik'at Ono Market in Spring 2026

Beyond seasonality and macro factors, several local factors are worth knowing:

The Purple Light Rail: the Kav Sagol is scheduled to open commercially in 2028 and will run through 46 stations across eight municipalities — including Kiryat Ono, Or Yehuda, Yehud-Monosson, and Givat Shmuel. Infrastructure work continues. Properties near future stations command a premium and continue to attract buyers seeking long-term value.

Rising Rental Prices: rental prices rose 6.7% in January 2026 versus the prior year. For investors, this signals that rental demand remains strong even as sale prices stabilize. Gross rental yields in Kiryat Ono hold around 3–3.5%, rising to 4–4.5% in Or Yehuda.

Kiryat Ono's Master Plan: the municipality is targeting 80,000 residents by 2040 (currently ~42,000). Project ONO ONE and the Tzabar-Rakefet complex represent a series of urban renewal projects that will add hundreds of new units. During construction phases, neighborhoods undergoing urban renewal can see rising demand for nearby properties.