Israel Housing Market by City: Unsold New Homes and Price Trends

Last updated October 25, 2026. We refresh this page every month.

Israel has around 86,000 new homes that developers have built and not yet sold. At the current sales pace of about 3,100 new homes a month, that is roughly 28 months of supply nationally. But the national figure hides huge differences. In some cities the unsold stock would take 13 years to clear. In others it takes one. That difference decides how much room you have to negotiate.

How to read the table

Years of supply is the number of unsold new apartments in a city divided by how many sell each month, expressed in years. Globes, which ran the calculation on Central Bureau of Statistics data, treats up to two years as a balanced market.

• Over 5 years: developers are sitting on a lot of stock. Expect more flexibility on price, payment schedules and extras like parking or storage.

• 2 to 5 years: a mixed market. Negotiate, but expect less movement on the headline price.

• Under 2 years: a tight market. Developers hold stronger pricing power, so the deal is in the details.

What the numbers say about prices

The Central Bureau of Statistics publishes price changes by district, not by city, so the district column is a guide to the direction of the market and not the price change in the specific city. For July to August 2026 compared with a year earlier, prices fell 1.8% nationally. The Central district fell 2.7%, Tel Aviv district 1.9%, the South 1.5%, Haifa district 1.4%, the North 0.8% and Jerusalem district 0.2%.

The CBS also reported that the share of subsidized deals in new home sales rose to 45.8%, up from 40% in the previous period. Developers are leaning on financing packages and incentives more than on cutting list prices.

What this means if you are buying from abroad

• Ask for the developer's payment terms and incentives, not only the price. Most of the flexibility sits there.

• Check recent sales for the same project and street on the Tax Authority's nadlan.gov.il database before you negotiate.

• A city with a lot of unsold stock is not automatically a good buy. Location, the project and the developer still matter more than the headline numbers.

• Have your own lawyer review the contract before you sign anything with a developer.

What we don't know

Unsold inventory counts include apartments at different stages of construction and different price points, and sales paces move from month to month. These figures are a snapshot, not a forecast, and nothing on this page is investment advice.

Want the numbers for your city?

If you are looking at a specific city or project, send us a WhatsApp at +972 55-299-5334 and we will tell you what the data says about it. Our guide to buying property in Israel as a foreigner covers the full process, and our purchase tax calculator shows what the tax will be.

Sources: Globes, housing oversupply by city, Oct 20, 2026 (based on Central Bureau of Statistics data); Bizportal, unsold new homes, Oct 21, 2026; Nadlan Center, CBS housing price index released Oct 15, 2026.