From searching on Yad2 to Arnona reduction.
Secure your first home in Israel.
Prices in ILS/month for an unfurnished apartment, excluding Vaad Bayit and Arnona. Markets move fast — check Yad2 and Madlan in real time.
| City | 2 rooms | 3 rooms | 4 rooms |
|---|---|---|---|
| Tel Aviv (center) | 6,000–9,000 ₪ | 8,500–13,000 ₪ | 13,000–20,000 ₪ |
| Tel Aviv (suburbs) | 4,500–6,500 ₪ | 6,000–9,000 ₪ | 9,000–14,000 ₪ |
| Jerusalem | 4,500–7,000 ₪ | 6,000–10,000 ₪ | 9,000–14,000 ₪ |
| Ra'anana / Herzliya | 4,000–6,000 ₪ | 5,500–8,500 ₪ | 8,000–12,000 ₪ |
| Netanya / Ashdod | 3,000–4,500 ₪ | 4,000–6,500 ₪ | 6,000–10,000 ₪ |
| Haifa | 2,500–4,000 ₪ | 3,500–5,500 ₪ | 5,000–8,000 ₪ |
| Beer Sheva | 2,000–3,500 ₪ | 2,800–4,500 ₪ | 4,000–6,500 ₪ |
In Israel, agency fees are typically half a month to one month of rent + VAT (17%). By convention, each party (tenant + landlord) pays their own agent. Ask in writing who pays what before visiting.
A Zikhon Devarim is an informal pre-agreement (often a single sheet) signed between tenant and landlord before the official lease. Problem: it can carry legal weight and lock you in if you change your mind.
In Israel, contracts are often one-sided. NEVER sign under pressure, no matter how strong the demand.
Have the contract translated by an expert.
Check the exit clause (60-day notice).
Photo every defect at move-in.
The landlord pays for normal wear and tear.
Landlord
Structural repairs (walls, leaks, major defects).
Internal plumbing not caused by misuse.
Water heater (Doud) and natural wear and tear.
Normal wear on walls, windows and older installations.
Tenant
Light bulbs and routine minor maintenance.
A/C filters/batteries and basic upkeep.
Damage caused by negligence or misuse.
Day-to-day maintenance during the lease period.
Vaad Bayit note: major building works (facade, new elevator, structural upgrades) are landlord costs, not tenant costs.
Check whether the apartment has a Mamad (safe room) or fast access to a Miklat (building shelter).
Verify that the path to the shelter is clear and that the Mamad door closes hermetically before signing.
Deposits (Bitahon)
Get your guarantees ready:
Cheque / Shtar BitahonUsually not cashed upfront: used as legal security if lease obligations are breached.
Bank guaranteeReal money blocked at the bank (often ~3 months of rent), with annual fees.
NEVER give a cash deposit.
Arnona reduction
New Oleh bonus:
90%
reduction (≤ 100m²)
* Valid 12 months during the first 2 years.
Keep initial guarantees separate from recurring monthly costs:
At move-in, switch the account names for municipal tax (Arnona), electricity (Hevrat Hashmal), and water (Mei Aviv/Mey JLM) to avoid paying the previous tenant bills.
In Israel, contracts are often one-sided. NEVER sign under pressure, no matter how strong the demand.
Have the contract translated by an expert.
Check the exit clause (60-day notice).
Photo every defect at move-in.
The landlord pays for normal wear and tear.
Landlord
Structural repairs (walls, leaks, major defects).
Internal plumbing not caused by misuse.
Water heater (Doud) and natural wear and tear.
Normal wear on walls, windows and older installations.
Tenant
Light bulbs and routine minor maintenance.
A/C filters/batteries and basic upkeep.
Damage caused by negligence or misuse.
Day-to-day maintenance during the lease period.
Vaad Bayit note: major building works (facade, new elevator, structural upgrades) are landlord costs, not tenant costs.
Check whether the apartment has a Mamad (safe room) or fast access to a Miklat (building shelter).
Verify that the path to the shelter is clear and that the Mamad door closes hermetically before signing.
Get your guarantees ready:
NEVER give a cash deposit.
New Oleh bonus:
reduction (≤ 100m²)
* Valid 12 months during the first 2 years.
Keep initial guarantees separate from recurring monthly costs:
At move-in, switch the account names for municipal tax (Arnona), electricity (Hevrat Hashmal), and water (Mei Aviv/Mey JLM) to avoid paying the previous tenant bills.
Take a full video of the empty apartment on key handover day.
If you need to leave before lease end, you can often propose a suitable replacement tenant. If reasonably accepted by the landlord, you usually avoid paying until the full term.
Vaad Bayit
Building fees
Karka
Ground floor
Mazgan
A/C (Essential)
Doud Shemesh
Solar water heater
Arnona
Municipal tax
Areyvut
Guarantee
Tivout
Agency fees
Mehoupesset
Renovated
Mamad
Safe room
Shtar Bitahon
Security note
Zikhon Devarim
Pre-agreement to avoid
Hofshei
Vacant / Available
A quiet area at 10am can feel different at 6pm. Check distance to shelters (Miklat) and shops.
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