Central District
Modiin
A fully planned city midway between Tel Aviv and Jerusalem, built in uniform local stone with wide green corridors and a direct railway to both metropolitan areas. Strong Anglo and French-speaking communities.
Overview
Real-estate market
Average price per m²
AI estimate30,000 ₪
Nadlan AI estimate — city-wide order of magnitude, not a transaction price
Population
Official100,000
CBS, latest published municipal population (rounded)
Investment score
AI estimate76 / 100
Family score
AI estimate90 / 100
Transport score
AI estimate80 / 100
Gross rental yield
AI estimate2.9%
Resale potential
AI estimate84 / 100
Estimated buying costs
Simulation for a 110 m² unit at the median price (3,300,000 ₪), Israeli resident, primary residence.
Average price per m²
3,300,000 ₪
Total entry costs
134,108 ₪
Effective acquisition-tax rate
Official1.83%
Indicative estimate — every case must be validated by a lawyer.
Pros / Cons
- · Direct rail to both Tel Aviv and Jerusalem
- · Homogeneous planning quality: parks, schools and services designed together
- · Little nightlife or urban density — a suburban lifestyle by design
Frequently asked questions
Is Modiin good for French-speaking or Anglo families?›
Yes — the city has established English- and French-speaking communities, with synagogues and schools that absorb newcomers. Neighborhood choice determines the community you actually join.
Tel Aviv or Jerusalem commute — which works better?›
Both are served by rail, which is the main reason the city attracts dual-workplace households. Exact travel times depend on the station and line schedule.
Nearby cities
Decide from this city
David
Your Modiin project, analysed live
Budget, district, taxation, financing: describe your real situation and David builds the answer for Modiin, with its sources.