Executive Summary
The Rishon LeZion real estate market demonstrated robust performance during the first half of 2025, with transaction volumes increasing by 12.6% compared to the same period in 2024. The average property price rose by 8.9% year-over-year, reaching ₪2,450,000.
As Israel’s fourth-largest city and a key metropolitan area in central Israel, Rishon LeZion continues to benefit from its strategic location near Tel Aviv, extensive development projects, and comprehensive urban planning.
This report analyzes key market indicators, transaction data, and emerging trends across Rishon LeZion’s diverse neighborhoods for Q1–Q2 2025.
Market Overview
Rishon LeZion’s real estate market continues to evolve as the city balances its identity as both a Tel Aviv satellite and an independent urban center.
The city’s excellent transportation links, expansive beaches, commercial developments, and mixed urban-suburban character maintain strong appeal for families and professionals seeking proximity to Tel Aviv at more accessible price points.
Key Market Statistics (Q1–Q2 2025)
- Total Transactions: 2,678 (↑12.6% YoY)
- Average Residential Sale Price: ₪2,450,000 (↑8.9% YoY)
- Average Price Per Square Meter: ₪19,800 (↑10.6% YoY)
- Average Time on Market: 59 days (↓11 days YoY)
- Mortgage Volume: ₪6.24 billion (↑15.3% YoY)
Residential Real Estate Analysis
Transaction Volume by Property Type
| Property Type | Transactions | YoY Change | Avg. Price (₪) | YoY Price Change |
|---|---|---|---|---|
| Apartments | 2,215 | ↑11.8% | 2,180,000 | ↑8.3% |
| Penthouses | 96 | ↑15.7% | 4,750,000 | ↑12.6% |
| Houses/Villas | 187 | ↑9.4% | 4,950,000 | ↑9.8% |
| Garden Units | 143 | ↑13.5% | 2,850,000 | ↑10.2% |
| Duplexes | 37 | ↑8.8% | 3,650,000 | ↑9.6% |
Price Trends by Neighborhood
| Neighborhood | Avg. Price (₪) | YoY Change | Avg. ₪/m² | Time on Market |
|---|---|---|---|---|
| Neve Eliyahu | 3,850,000 | ↑11.2% | 25,600 | 48 days |
| Kiryat Rishon | 2,950,000 | ↑8.6% | 21,300 | 55 days |
| West Rishon | 3,250,000 | ↑10.8% | 23,700 | 51 days |
| City Center | 2,750,000 | ↑9.2% | 20,400 | 57 days |
| Ramat Eliyahu | 2,150,000 | ↑7.4% | 17,300 | 65 days |
| Kiryat Ganim | 2,380,000 | ↑8.1% | 18,500 | 62 days |
| Neve Dekalim | 2,650,000 | ↑8.9% | 19,800 | 58 days |
| Neve Zion | 2,580,000 | ↑8.7% | 19,400 | 59 days |
| Abramovich | 3,150,000 | ↑9.7% | 22,800 | 52 days |
| Nahalat Yehuda | 4,250,000 | ↑12.3% | 27,600 | 45 days |
| Beach Area | 3,950,000 | ↑13.8% | 26,500 | 43 days |
| Golden Mile | 4,480,000 | ↑14.5% | 29,200 | 41 days |
| East Rishon | 2,150,000 | ↑7.2% | 17,200 | 67 days |
| New West Development | 3,380,000 | ↑11.5% | 24,600 | 50 days |
New Residential Development Projects
- Golden Mile Towers: 348 luxury beachfront apartments, 79% sold, average ₪28,500/m²
- West Rishon Complex: 276 premium apartments, 72% sold, average ₪24,800/m²
- Sky Rishon: 192 high-rise apartments, 81% sold, average ₪23,600/m²
- Park View Residences: 228 garden-style apartments, 68% sold, average ₪21,300/m²
- Central Quarter Renewal: 184 urban renewal apartments, 74% sold, average ₪20,700/m²
- East Rishon Development: 312 affordable housing units, 88% sold, average ₪17,600/m²
- Nahalat Yehuda Villas: 42 luxury houses, 69% sold, average ₪4,850,000
- Marina Heights: 156 sea-view apartments, 82% sold, average ₪27,900/m²
Urban Renewal Initiatives
- Pinui-Binui Projects: 11 active projects creating 845 new units
- TAMA 38 Projects: 26 active projects adding 235 units and strengthening 582 existing buildings
- Central District Revitalization: 5 major projects rejuvenating 1,150 units
- Mixed-Use Development Expansion: 4 projects adding commercial spaces to residential areas
Commercial Real Estate Analysis
Commercial Transactions by Type
| Property Type | Transactions | YoY Change | Avg. Price (₪) | YoY Change | Avg. ₪/m² |
|---|---|---|---|---|---|
| Office Space | 112 | ↑9.8% | 4,150,000 | ↑8.4% | 19,800 |
| Retail Space | 148 | ↑14.7% | 3,850,000 | ↑10.5% | 22,600 |
| Industrial | 86 | ↑7.5% | 3,950,000 | ↑6.8% | 9,400 |
| Mixed-Use | 41 | ↑15.6% | 5,250,000 | ↑12.3% | 24,800 |
| Entertainment | 28 | ↑21.7% | 6,150,000 | ↑14.8% | 26,300 |
Notable Commercial Developments
- Rishon Business Center: 38,000m² office complex, 82% leased
- West Mall Expansion: 22,500m² retail extension, 89% pre-leased
- Moshe Dayan Tech Park: 27,000m² high-tech campus, 74% occupied
- Entertainment District: 18,500m² leisure and hospitality center, 92% occupied
- Logistics Hub: 45,000m² distribution center, 96% leased
Investment Analysis
Return on Investment
| Asset Class | Avg. Annual Rental Yield | Capital Appreciation (H1 2025) | Total ROI (Annualized) |
|---|---|---|---|
| Apartments | 3.7% | 8.3% | 12.0% |
| Penthouses | 3.2% | 12.6% | 15.8% |
| Office Space | 5.4% | 8.4% | 13.8% |
| Retail Space | 6.1% | 10.5% | 16.6% |
| Industrial | 6.8% | 6.8% | 13.6% |
Investment Activity
- Local Investors: 71%
- Foreign Investors: 14%
- Institutional Investors: 15%
Lifestyle and Market Segments
Beachfront Lifestyle
- 13.8% YoY appreciation
- Short-term rental yields averaging 5.8%
- New marina driving luxury demand
Family-Oriented Communities
- Four-bedroom transactions up 16.2%
- Proximity to top schools adds 7–12% premium
Urban Professional Housing
- One- and two-bedroom apartments rising in demand
- Transit-oriented properties commanding 8–10% premiums
Market Drivers and Trends
Positive Drivers
- Metropolitan rail improvements
- Expansion of business and leisure centers
- Waterfront and beach area upgrades
- High educational standards
- Price advantage versus Tel Aviv
- Municipal infrastructure investment
Challenges
- Rising development density
- Transportation congestion
- Managing affordable housing supply
- Defining Rishon’s independent identity
- Competition with Holon, Bat Yam
Market Outlook
Q3–Q4 2025 Forecast
- 7–9% expected price appreciation
- 10–12% transaction volume growth
- 12–15% increase in new project launches
- 8–10% rental rate rise
Long-Term Projections (2026–2030)
- Completion of rail and transportation master plan
- Full development of beachfront master plan
- Continued rise of urban commercial and cultural hubs
Rental Market Overview
- Average monthly rent: ₪6,250 (↑11.6% YoY)
- Rental yield: 3.7% (stable)
- Vacancy rate: 2.1% (↓0.8% YoY)
- Golden Mile highest rents: ₪9,400/month
- College of Management student housing supporting rental demand
Methodology
Sources:
- Israel Land Authority
- Rishon LeZion Municipality
- Aggregated real estate agency data
- Mortgage providers
- Israel Central Bureau of Statistics
Data Period: January 1, 2025 – April 26, 2025
Sample Size: 2,678 residential and 415 commercial transactions
About the Author
This report was prepared by offplanisrael, Israel’s leading real estate market analysis and investment advisory firm.
For more insights or custom analysis, contact [email protected].
Disclaimer: This report is provided for informational purposes only and does not constitute investment advice. Market conditions are dynamic and can change rapidly.
