Apartments for Rent in Beer Sheva
Apartments for Rent in Beer Sheva
Looking for apartments for rent in Beer Sheva? This page gives international buyers and tenants a practical picture of Beer Sheva: what is on the market, who lives there, how the process works and what to check before you sign.
Official market data — Be'er Sheva (Israel CBS, 2026)
Average apartment price in Be'er Sheva: ₪1,248,000 (change vs. H1 2025: +0.4%)
National average: ₪2,392,000 in H1 2026 (+3.9% vs. H1 2025); the CBS housing price index for February–March 2026 was down 1.2% year on year
Average monthly rent in Be'er Sheva: ₪3,131 (CBS, Q1 2026)
Purchase tax for a foreign resident or investor: 8% up to ₪6,055,070 and 10% above; bank financing for non-residents is capped at 50% of the property value (up to 75% for an Israeli resident buying a single home)
Source: Israel Central Bureau of Statistics — average apartment prices for the first half of 2026 (published 15 September 2026), the housing price index (published 15 May 2026) and the Q1 2026 rent survey. These are city-wide averages; the actual price depends on the neighborhood, size, floor and condition. Before any decision we show you real transactions recorded with the Israel Tax Authority in the area you are considering.
Below you will find how renting apartments in Beer Sheva actually works – lease conventions, what landlords ask for, which areas suit which tenants, and how to secure a good apartment without being in the country.
Beer Sheva at a glance
Beer Sheva is the capital of the Negev and Israel's fastest-changing large city, driven by Ben-Gurion University, the Soroka medical centre, the Gav-Yam Negev technology park and the relocation of army technology units to the south.
Prices are far below the centre, and student demand makes it the country's best-known yield market.
Getting around:Beer Sheva Central and North–University railway stations, Highways 40 and 60; Tel Aviv is about an hour by train.
Renting apartments in Beer Sheva
Renting in Israel is fast and informal compared with most Western markets: good apartments in Beer Sheva are let within days, viewings are brief and decisions are expected on the spot. The lease itself is usually a twelve-month contract with an option year; the tenant covers arnona, building fees and utilities; and landlords ask for cheques, a bank guarantee or guarantors as security.
How we secure a rental for a client who is abroad:
Brief – budget, move-in date, size in rooms and square metres, furnished or not, parking, elevator, safe room, pets, and any community or school requirements.
Search – we combine agency listings, private listings and our own network in Beer Sheva, then pre-screen every candidate in person.
Video viewing – you see the apartment, the building and the street before deciding.
Lease review – we read the Hebrew contract with you, negotiate the option year, security and maintenance clauses, and arrange a translation.
Move-in – meter readings, inventory, keys, and set-up of arnona, electricity, water and internet in your name.
Neighbourhoods to know in Beer Sheva
Each part of Beer Sheva has its own character, price level and buyer profile:
Around the university and Gav-Yam –student rentals and new buildings
Ramot and Neve Ze'ev –family neighbourhoods
Nahal Beka and the new neighbourhoods –modern apartments and cottages
The Old City –the Ottoman-era centre being renewed
Housing stock and who rents in Beer Sheva
What you will find on the market: 1960s–80s blocks, student apartments, new towers and cottages in the newer neighbourhoods.
Who you will be competing with: investors renting to students and army personnel, families and medical staff.
Student and army rentals dominate; small apartments near the university let fastest.
Lease terms and costs you will see in Beer Sheva
Term –twelve months is standard; an option year at a pre-agreed rent is common and worth negotiating
Security –post-dated cheques, a bank guarantee or a promissory note, sometimes with guarantors; overseas tenants can often substitute a larger deposit
Running costs –arnona (municipal tax) set by the city and the property's zone and size, va'ad bayit (building fees, higher in towers with elevators, pools or a doorman), electricity, water and gas
Agent fee –customarily about one month's rent plus VAT if an agent found the apartment for you
Repairs –the lease should say who fixes the air conditioning, water heater and appliances – in Israel this is often the tenant for minor items
How Kobi Elkayam Real Estate helps
Kobi Elkayam Real Estate Ltd is part of the Elkayam Group, a Tel Aviv family business whose roots go back to 1945 and is now in its third generation. The group is active as a developer – in urban renewal, combination deals and complex transactions – and as a brokerage for international clients, working in English, French and Hebrew from its offices at 37 Rival Street, Tel Aviv.
Rental search in Beer Sheva –agency, private and off-market listings pre-screened in person
Video viewings –so you can decide from abroad
Lease negotiation and translation –option year, security, maintenance and notice clauses
Move-in and set-up –utilities, arnona, internet and furniture where needed
Buy-later planning –if the rental is your first step towards buying, we plan the purchase in parallel
Can a foreigner rent apartments in Beer Sheva?
Yes. There is no residency requirement to rent in Israel. Landlords will want identification, proof of income or savings and security – cheques, a bank guarantee or guarantors – and an overseas tenant can usually offer a larger deposit or a foreign guarantor instead. Signing can be done remotely with a power of attorney or in person.
How much deposit or security do landlords in Beer Sheva ask for?
Conventions vary by landlord rather than by law. Common arrangements are post-dated cheques for the year, a bank guarantee equal to a few months' rent, a promissory note with Israeli guarantors, or a cash deposit. Overseas tenants without Israeli guarantors usually negotiate a larger deposit instead.
Are apartments in Beer Sheva rented furnished?
Most long-term rentals in Israel come unfurnished but with kitchen cabinets, a water heater and usually air conditioning; furnished units are a minority and often belong to owners abroad. Student and army rentals dominate; small apartments near the university let fastest.
What extra costs come with a rental in Israel?
On top of rent the tenant pays arnona (municipal tax), va'ad bayit (building maintenance), electricity, water, gas and internet. Arnona depends on the city, the zone and the size of the apartment; building fees are higher in towers with elevators, pools or a doorman. If an agent found the apartment, the customary fee is about one month's rent plus VAT.
Related guides
Talk to us about a rental in Beer Sheva.Call +972-53-658-4252, write to support@kobielkayamrealestateltd.com, orleave your detailsand a member of the team will get back to you in English, French or Hebrew.