Metziot

For each apartment we computed the asking price per m² and compared it to the median price per m² of COMPARABLE real transactions from the government registry (nadlan.gov.il), sales within ±20% of that apartment's built area AND within ±0.5 rooms of it. When a listing does not state a rooms count, the comparison falls back to size alone.

The comparison always stays inside the apartment's own neighborhood, and needs at least 8 comparable sales there. There is no city-wide fallback: a whole-city median is not a comparable for an apartment in a specific neighborhood. Every card states exactly what it leaned on, how many sales, in what size band, in what rooms band. Without such a comparison set a listing simply does not appear here, however cheap it looks.

Why size and neighborhood rather than a city median: price per m² falls as apartments get larger, in Tel Aviv the median for units under 50 m² is roughly 45% higher than for units over 150 m², and it varies enormously between neighborhoods. Comparing a large apartment in a cheaper neighborhood to the median of ALL sales in the city manufactures a "discount" that is mostly size and location. That is precisely the error this page used to make. Fixing it left a far shorter page, a few numbers that hold up beat many that merely sound good.

Only listings asking at least 7% below the comparable median are shown, and the percentage is always rounded down. There is a ceiling too: gaps above 35% are filtered out, because that far below comparable sales in the same neighborhood usually means something the data cannot see (condition, protected tenancy, rights) rather than a bargain.

What is not factored in: condition, floor, view, renovation and year built. The last two simply are not present in the government export we load, so they cannot be matched on. Property type is matched at family level only (apartments in a building), because the registry resolves almost everything to "apartment".

One more disclosure: an apartment's built area comes from the seller's own text when it states one, and otherwise from the field the listing agency publishes: a field that sometimes includes the balcony. Where it does, the true area is smaller and the true gap is therefore smaller than shown, never larger. This is not an appraisal, a low price can have a good reason, so check for yourself before getting excited.