Har Homa Apartment Prices 2026: Transaction Data, Rents and Yields
Apartment prices in Har Homa (Homat Shmuel) – a neighborhood in southeast Jerusalem, between Gilo and Armon HaNatziv – have not risen since 2024, and in 2026 four-room apartments have even softened: an average price of about ₪2.55 million and ₪26,800 per sqm, roughly 4% lower per sqm than in 2025. This review is based on Israel Tax Authority transaction data, analyzed by Amirim Real Estate Solutions, and is written for Har Homa homeowners who are considering selling – or simply want to know where they stand.
How Much Does an Apartment in Har Homa Cost? Prices by Number of Rooms
The bottom line: 3- and 4-room apartments stayed flat; 5-room apartments “rose” on average, but mainly because of a few high-end sales.
| Property type | Sales 2024 | Sales 2025 | Avg. price 2024 (₪ million) | Avg. price 2025 (₪ million) | Price per sqm 2024 (₪) | Price per sqm 2025 (₪) |
|---|---|---|---|---|---|---|
| 3 rooms | 23 | 13 | 2.215 | 2.220 | 28,500 | 28,200 |
| 4 rooms | 89 | 101 | 2.554 | 2.602 | 27,700 | 27,900 |
| 5 rooms | 25 | 32 | 2.916 | 3.245 | 25,400 | 28,900 |
Resale apartments. Source: Israel Tax Authority data, analyzed by Amirim Real Estate Solutions.
2026: What Happened in the First Half of the Year?
The bottom line: despite lower interest rates, prices did not move up. 3-room apartments are stable, and in 4-room apartments – the largest segment in the neighborhood – the price per sqm fell by about 4%.
| Apartment type | Sales 2026 | Avg. price (₪ million) | Price per sqm (₪) | Change in price per sqm vs. 2025 |
|---|---|---|---|---|
| 3 rooms | 8 | 2.219 | 28,313 | +0.4% |
| 4 rooms (incl. 4.5) | 37 | 2.549 | 26,771 | −4.0% |
| 5 rooms | 15 | 3.359 | 28,654 | −0.9% |
| Total (incl. 2 and 6 rooms) | 62 | 2.712 | 27,604 |
2026 data: January–June 2026. Resale apartments. Source: Israel Tax Authority data, analyzed by Amirim Real Estate Solutions.
About 15% Fewer Transactions
In the first half of 2026, 62 resale apartments were sold in Har Homa – an annual pace of about 125 transactions, compared with about 148 in 2025. Fewer sales combined with flat prices means longer time on the market: buyers aren’t in a hurry, and an apartment priced above the market simply waits.
What Happened in the Market? Four Key Trends
1. Price Stagnation – and Even Slight Erosion
There has been no across-the-board price increase in the neighborhood, not even in 2026 – although interest rates came down. In older buildings and unrenovated apartments we are seeing slight price declines, the result of a large supply of similar apartments and buyers who are under no pressure to close.
2. The 5-Room Average Is Misleading
The jump from ₪2.9 million to ₪3.2 million in 5-room apartments comes mainly from sales of top-end and luxury properties in Phase C – not from a rise in the value of every 5-room apartment in the neighborhood.
3. The War Slowed Early 2024
Since October 7 and the fighting that followed, buying a home dropped down the public’s list of priorities. Early 2024 saw a sharp slowdown in transactions and long time on the market; in 2025 the pace returned to a moderate level.
4. Interest Rates Are a Key Player
Har Homa buyers are relatively highly leveraged – the mortgage is a significant share of the capital in a deal. So every change in interest rates changes the monthly payment, and with it the price buyers can afford.
Record Sales in Har Homa
Even in a stuck market, the right property, marketed the right way, sells at a high price:
| Address | Property type | Size | Price (₪) | Note |
|---|---|---|---|---|
| 11 Shlomo Baum St. | Garden triplex, 6 rooms | 156 sqm | 4,770,000 | Sold by our office |
| 3 HaMamtzi St. | Mini-penthouse, 5 rooms | 127 sqm | 3,650,000 | Sold by our office |
| 41 Eliyahu Koren St. | 5 rooms | 143 sqm | 4,000,000 |
Mortgages in Har Homa: How Much Buyers Borrow and Pay
- Average mortgage when buying in the neighborhood (2025): about ₪1,150,000–1,250,000.
- In 2025, the prime rate stood at 5.5%–6.0% and fixed unlinked rates (kalatz) at about 4.9%–5.4%; the average monthly payment ranged around ₪7,300–8,600.
- Rates have since come down: in September 2026 the Bank of Israel cut its rate to 3.25%, putting prime at 4.75%.
For illustration: a ₪1.2 million, 20-year mortgage at an average rate of 5.5% means a monthly payment of about ₪8,250. The same mortgage at 4.5% – about ₪7,600. Around ₪650 less per month, which increases buyers’ purchasing power. By mid-2026 this had not yet translated into higher prices in the neighborhood.
(Illustrative calculation only, using standard amortization. Actual mortgage mixes vary from borrower to borrower.) Planning a purchase? See our mortgage consulting service.
Renting in Har Homa: Rents and Yields
Rents in the neighborhood are rising faster than purchase prices, which are standing still: on lease renewals we are seeing increases of 10%–15%, due to a shortage of supply and landlords’ rising mortgage payments.
| Rooms | Monthly rent (2025) | Gross annual yield* |
|---|---|---|
| 3 rooms | ₪4,900–5,600 | 2.6%–3.0% |
| 4 rooms | ₪5,900–6,900 | 2.7%–3.2% |
| 5 rooms | ₪7,500–8,800 | 2.8%–3.3% |
* Calculated against the 2025 average price for each apartment type.
Selling an Apartment in Har Homa? Three Recommendations
- Price to the market, not to your neighbor. This is a market for serious sellers. A standard or unrenovated apartment at an unrealistic price “burns out” on the market – and every extra week of advertising weakens your negotiating position. (Read more: asking price vs. sale price in Jerusalem.)
- Market to stand out. Supply in the neighborhood is large. Professional photography, an accurate description and targeted exposure to upgrading buyers from within the neighborhood are what separate a property that sells from one that waits. (See our property marketing approach.)
- Don’t wait for prices to rise. Interest rates have come down since 2025, which increases purchasing power – but prices in the neighborhood have not yet responded, and supply is large. And you have an advantage buyers are especially looking for today: a mamad (safe room). Highlight it.
Frequently Asked Questions
How much does a 4-room apartment in Har Homa cost?
In the first half of 2026, a resale 4-room apartment in Har Homa sold for an average of about ₪2,549,000, roughly ₪26,800 per sqm – slightly less than in 2025.
Have apartment prices in Har Homa gone up?
No. From 2024 to mid-2026 prices have been stable, and for 4-room apartments the price per sqm in 2026 is about 4% lower than in 2025.
What is the rental yield on an investment apartment in Har Homa?
A gross annual yield of about 2.6%–3.3%, depending on the size of the apartment. Rents on lease renewals are rising by 10%–15%.
How long does it take to sell an apartment in Har Homa?
In early 2024 time on the market was especially long; in 2025 it returned to a moderate level, and in 2026 the number of transactions fell by about 15% – so time on the market is getting longer again. A correctly priced, well-marketed apartment sells faster.
What Is Your Apartment Worth?
The data is only the beginning – every home has its own story. I’m Amir Azraf, a Har Homa resident and a realtor for 16 years, and this is the neighborhood I know best. Let’s sit down for a face-to-face strategy conversation over coffee and work out together what these trends mean for your property.
Book a meeting: +972-54-647-6577 | WhatsApp
This review was prepared by Amirim Real Estate Solutions, based on an analysis of Israel Tax Authority data and reports from the local real estate market. Interest rate data: Bank of Israel.
