Apartments for Sale in Herzliya
Apartments for Sale in Herzliya
If you are searching for apartments for sale in Herzliya, this guide is written for you – an overseas buyer or tenant who wants clear, local answers before committing to a home in Herzliya.
Official market data — Herzliya (Israel CBS, 2026)
Average apartment price in Herzliya: ₪3,782,000 (change vs. H1 2025: -0.9%)
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 Herzliya: ₪6,647 (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 the apartments market in Herzliya actually works – the housing stock, the neighbourhoods, the buyers you will be competing with, the costs to plan for and the steps a purchase takes when you are buying from abroad.
Herzliya at a glance
Herzliya lies immediately north of Tel Aviv on the Sharon coast and is known for Herzliya Pituach – the seaside district of villas, embassies, the marina and one of Israel's main technology employment zones – as well as for Reichman University (formerly IDC), which draws students from around the world.
The city combines beach living with a short commute to Tel Aviv, which keeps demand high across every segment from student rentals to sea-front villas.
Getting around:Herzliya railway station reaches Tel Aviv in about fifteen minutes, and the city sits on Highways 2 and 20.
Buying apartments in Herzliya from abroad
There is no legal barrier to a non-resident buying apartments in Herzliya. The differences are practical: Israeli sales are lawyer-driven rather than escrow-driven, listings are fragmented across agents, and prices are quoted per square metre and by the number of rooms rather than bedrooms.
A typical purchase in Herzliya follows these stages:
Define the brief – budget in shekels, purpose (home, holiday home or investment), preferred areas and must-haves such as elevator, parking, safe room (mamad) or a specific synagogue or school nearby.
Shortlist and view – we pre-screen listings, visit on your behalf and send video walk-throughs, then arrange in-person viewings when you visit.
Appoint an Israeli real-estate lawyer – your lawyer checks the Land Registry (Tabu) or Israel Land Authority lease, the building file at the municipality, liens and planning issues, and drafts or reviews the contract.
Negotiate and sign – the contract sets a payment schedule against milestones; a caveat (he'arat azhara) is registered in your favour after the first payment.
Pay purchase tax and complete – purchase tax is filed with the Israel Tax Authority; on the final payment you receive possession and the title is transferred to your name.
Neighbourhoods to know in Herzliya
Location within Herzliya matters more than almost any other factor. These are the areas our clients ask about most:
Herzliya Pituach –villas and luxury apartments between the sea and Highway 2, home to embassies and the high-tech zone
The Marina –apartment towers overlooking the yacht basin, next to the Arena mall and the beaches
Herzliya Hills and the newer eastern neighbourhoods –modern apartment buildings popular with families and young professionals
The city centre and Neve Amal –established neighbourhoods with older buildings and urban-renewal projects
Around Reichman University –rentals for students and faculty
Housing stock and who buys in Herzliya
What you will find on the market: sea-front villas and townhouses in Pituach, marina towers with concierge and pools, family apartments in the eastern neighbourhoods and older walk-ups in the centre.
Who you will be competing with: executives working in the Pituach technology zone, diplomats, wealthy diaspora families, students at Reichman University and their parents, and investors.
Sales range from compact apartments in the centre to some of the most expensive houses in the country on the Pituach seafront.
Costs and taxes to plan for
Purchase tax (mas rechisha) –progressive, filed with the Israel Tax Authority; non-residents and buyers of a second home pay higher brackets than Israeli first-home buyers, and rates change, so model this first
Legal fees –your lawyer's fee is customarily a small percentage of the price plus VAT, and on new-build purchases the developer's lawyer also charges a capped registration fee
Agent fee –customarily a percentage of the price plus VAT, paid by each side to its own agent
Registration and ILA fees –Land Registry fees, or ILA consent and lease fees on state land
Ongoing –arnona, building fees, insurance, and Israeli tax on rental income if you let the property
On exit –capital-gains tax (mas shevach) with exemptions and indexation, and possibly a betterment levy if planning rights were added
Mortgages: Israeli banks lend to non-residents, but the Bank of Israel caps loan-to-value, and buyers who are not Israeli residents are generally treated like investors – a lower cap than resident first-home buyers, typically up to about half of the value – with documentation of foreign income and assets. A mortgage broker who works with overseas clients shortens this considerably.
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.
Search and shortlisting in Herzliya –agency, private and off-market sources, screened in person
Video and in-person viewings –timed to your visits to Israel
Negotiation –against verified transaction data, through your lawyer
Professional team –introductions to real-estate lawyers, tax advisers, mortgage brokers and appraisers who work with overseas clients
Developer projects and complex deals –access to the group's own projects and to combination and urban-renewal opportunities
After the purchase –management, letting and renovation partners so the property works while you are abroad
Can a foreigner buy apartments in Herzliya?
Yes. Non-residents can buy freely in Israel and hold the property in their own name. You will need an Israeli lawyer, a tax file number for the purchase-tax filing and a way to transfer funds in shekels; a notarised power of attorney lets your lawyer sign if you cannot be in Israel.
How long does a purchase in Herzliya take?
From an accepted offer to signing a contract is usually two to four weeks of legal checks and negotiation. Completion follows the payment schedule in the contract – often two to four months for a resale, and the construction timeline for a new-build purchase. Registration of title follows completion.
What is the difference between Tabu and ILA property?
Tabu property is registered freehold in the Land Registry. ILA property is state land held on a long-term lease from the Israel Land Authority, which is the majority of land in Israel. Both are bought and sold normally, but ILA leases carry their own consent and fee rules, and some leases to non-residents have specific conditions your lawyer will check.
Is Herzliya a good place for a holiday home or an investment?
Executives working in the Pituach technology zone, diplomats, wealthy diaspora families, students at Reichman University and their parents, and investors – that is the demand you would be buying into. Sales range from compact apartments in the centre to some of the most expensive houses in the country on the Pituach seafront. For a holiday home, the question is how much you will use it and who will manage it between visits; for an investment, model purchase tax, realistic rent and management before comparing with other cities.
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Talk to us about a purchase in Herzliya.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.