Herzliya Pituach property prices: apartments, villas and offices
One page with the numbers buyers, tenants and investors ask about in Herzliya Pituach. Each row is marked "Published" when it has a cited source, or "Estimate" when it is Oren Real Estate's own estimate from transactions and experience, not an official statistic.
Offices and commercial property in Herzliya Pituach
| Item | Value | Status | Source |
|---|---|---|---|
| Office rent, Class A (Herzliya average) | about NIS 96.75 per sqm per month | Published | Newmark Natam report, H1 2026 (via Nadlan Center, September 2026) |
| Office rent, Class A (Tel Aviv average, for comparison) | about NIS 126.13 per sqm per month | Published | Newmark Natam report, H1 2026 (via Nadlan Center, September 2026) |
| Occupancy, Class A offices in Herzliya | 90.6% (down from 94.4%) | Published | Newmark Natam report, H1 2026 (via Nadlan Center, September 2026) |
| Occupancy, Class B offices in Herzliya | 72.6% (down from 81.5%) | Published | Newmark Natam report, H1 2026 (via Nadlan Center, September 2026) |
| Peak rent in the leading buildings | about NIS 130 per sqm per month | Estimate | Oren Real Estate estimate, a year or two ago |
| Office purchase price | about NIS 20,000 per sqm | Estimate | Oren Real Estate estimate |
| Arnona (municipal tax) for offices | about NIS 28 to 32 per sqm per month (roughly 30) | Estimate | Oren Real Estate estimate |
| Management and maintenance fees | about NIS 18 to 25 per sqm per month (roughly 20) | Estimate | Oren Real Estate estimate |
| Parking | about NIS 600 to 700 per space per month | Estimate | Oren Real Estate estimate |
| Office fit-out from shell and core | about NIS 5,000 per sqm | Estimate | Oren Real Estate estimate |
Worked example: a 500 sqm office (estimates, before VAT)
| Scenario | Monthly cost |
|---|---|
| Finished office, 500 sqm | about NIS 77,750 per month |
| Shell-and-core office, 500 sqm, own fit-out spread over a 5-year lease | about NIS 100,917 per month |
Apartments, villas and houses in Herzliya Pituach
| Item | Value | Status | Source |
|---|---|---|---|
| New apartment, transaction price | NIS 55,000 to 82,000 per sqm (median about 72,000) | Published | Israel Tax Authority, reported transactions (nadlan.gov.il), September 2026 |
| All apartments in the neighbourhood, new and old | median about NIS 56,000 per sqm | Published | Israel Tax Authority, reported transactions (nadlan.gov.il), September 2026 |
| Private house, median transaction in 2025 | about NIS 15 million (very wide range by plot and location) | Published | Israel Tax Authority, reported transactions (nadlan.gov.il), September 2026 |
| Large apartment facing the water, Herzliya Marina (July 2024) | about NIS 79,000 per sqm | Published | Israel Tax Authority, reported transactions (nadlan.gov.il), September 2026 |
| Small apartments facing the rear, Herzliya Marina | about NIS 42,000 to 51,000 per sqm | Published | Israel Tax Authority, reported transactions (nadlan.gov.il), September 2026 |
| Annual rental yield in the neighbourhood | about 2.45% | Published | Market data, September 2026 |
Price ranges by property type (estimates)
| Item | Value | Status | Source |
|---|---|---|---|
| Regular or renovated apartment in a building, per sqm | about NIS 45,000 to 60,000 per sqm | Estimate | Oren Real Estate estimate from general market ranges, not an official statistic |
| Luxury apartment on the first line to the sea or in the marina, per sqm | about NIS 80,000 to 100,000 per sqm and up | Estimate | Oren Real Estate estimate from general market ranges, not an official statistic |
| 3 to 4 room apartment | typically about NIS 4.5 to 9 million (by building age, view and amenities) | Estimate | Oren Real Estate estimate from general market ranges, not an official statistic |
| Penthouse and special luxury apartment | from about NIS 15 million and up | Estimate | Oren Real Estate estimate from general market ranges, not an official statistic |
| Old house or plot for self-build (400 to 500 sqm) | typically about NIS 10 to 16 million (the land is most of the price) | Estimate | Oren Real Estate estimate from general market ranges, not an official statistic |
| Modern or renovated villa (half-dunam plot) | typically about NIS 18 to 30 million | Estimate | Oren Real Estate estimate from general market ranges, not an official statistic |
| Estate or large plot (one dunam and up) | about NIS 35 to 60 million | Estimate | Oren Real Estate estimate from general market ranges, not an official statistic |
| First line to the sea (e.g. Galei Tchelet, Kaplan) | about NIS 70 million up to 100 million and more, for single properties on the cliff facing the sea | Estimate | Oren Real Estate estimate from general market ranges, not an official statistic |
| Building fees (va'ad bayit) in luxury towers by the marina | about NIS 2,500 to 6,000 per month and up, on top of arnona | Estimate | Oren Real Estate estimate from general market ranges, not an official statistic |
Residential rent
| Item | Value | Status | Source |
|---|---|---|---|
| Apartment rent | about NIS 15,000 to 20,000 per month | Estimate | Oren Real Estate estimate |
| Seafront apartment rent | about NIS 30,000 per month | Estimate | Oren Real Estate estimate |
| Average house rent | about NIS 20,000 to 25,000 per month | Estimate | Oren Real Estate estimate |
| Nice house rent | about NIS 40,000 per month | Estimate | Oren Real Estate estimate |
| Modern house on a large plot (700 sqm to a full dunam) | about NIS 50,000 to 100,000 per month | Estimate | Oren Real Estate estimate |
Questions and answers
What are property prices in Herzliya Pituach?
Regular apartments are about NIS 45,000 to 60,000 per sqm, and luxury apartments on the first line or in the marina about NIS 80,000 to 100,000 per sqm and up (estimate). A 3 to 4 room apartment is about NIS 4.5 to 9 million, a penthouse from about 15 million, a modern villa about 18 to 30 million, an estate about 35 to 60 million and first line to the sea about 70 million and up. Transactions reported to the Tax Authority (September 2026): new apartments about NIS 55,000 to 82,000 per sqm.
How much does a villa cost in Herzliya Pituach?
Estimate: an old house or plot for self-build about NIS 10 to 16 million (the land is most of the price), a modern villa on half a dunam about 18 to 30 million, and an estate on a dunam or more about 35 to 60 million. The median private-house transaction in 2025 was about NIS 15 million according to the Tax Authority.
How much is rent for an apartment or villa in Herzliya Pituach?
Oren Real Estate estimate: an apartment about NIS 15,000 to 20,000 per month, a seafront apartment about 30,000, an average house about 20,000 to 25,000, a nice house about 40,000, and a modern house on a large plot (700 sqm to a full dunam) about 50,000 to 100,000 per month. The annual rental yield in the neighbourhood is low, about 2.45% (September 2026).
How much does office rent cost per sqm in Herzliya Pituach?
According to the Newmark Natam report for H1 2026, average rent for Class A offices in Herzliya is about NIS 96.75 per sqm per month, compared with about NIS 126.13 in Tel Aviv. Leading buildings reached about NIS 130 in the past (Oren Real Estate estimate).
How much does it cost to buy an office in Herzliya Pituach?
Oren Real Estate estimates about NIS 20,000 per sqm. This is an estimate based on transactions and experience, not an official figure, and the actual price depends on the building, floor, condition and yield.
How much are arnona and management fees for an office?
Estimate: arnona (municipal tax) about NIS 28 to 32 per sqm per month (roughly 30) and management fees about NIS 18 to 25 per sqm per month (roughly 20). Parking costs about NIS 600 to 700 per month. Amounts vary by building and municipality and should be verified before signing.
How much does a new apartment cost per sqm in Herzliya Pituach?
According to transactions reported to the Tax Authority (September 2026), new apartments closed at about NIS 55,000 to 82,000 per sqm, with a median of about 72,000. The median of all apartments in the neighbourhood is about NIS 56,000 per sqm.
What is the difference between "Published" and "Estimate" in the table?
"Published" is a figure with a cited source and date, such as the Newmark Natam report or Tax Authority transactions. "Estimate" is a range Oren Real Estate estimates from transactions and field experience, and is not an official statistic.
Is this data advice?
No. It is general information only. It is not legal, tax or investment advice and does not replace an appraisal. Before a transaction, check comparable deals and consult a lawyer and an appraiser.
What affects property prices in Herzliya Pituach?
Estimate: proximity to the sea is the strongest factor, and properties on the coast and on streets such as Galei Tchelet, Ha-Eshel and Kaplan sell at a large premium. Plot size matters a lot: plots typically range from about 400 sqm (half a dunam) to about 1,000 sqm (a full dunam), and a large part of a villa's value is the land. For apartments, building fees (va'ad bayit) stand out, about NIS 2,500 to 6,000 per month and up in luxury towers by the marina, on top of arnona (municipal tax).