4-Room Garden Apartment 130m² — Narkisim, Rishon LeZion

Quick Facts

• Property Type: Garden apartment
• Total Area: 130m²
• Rooms: 4
• Bathrooms: 2 full bathrooms + 3 separate WCs
• Parking: 2 deeded spaces
• Year Built: 2024
• Condition: Post-renovation, move-in ready
• Key Features:
  • Private garden with direct access from the apartment
  • 2 deeded parking spaces
  • Private storage unit
  • Mamad (ממ״ד) — reinforced security room required in modern Israeli residential construction
  • Elevator
  • Air conditioning in all rooms
  • Accessibility for residents with limited mobility

Property Description

This 4-room garden apartment offers 130m² in Narkisim, the new eastern Rishon LeZion neighborhood built on former Tzrifin military base land. The building was completed in 2024, and the apartment is post-renovation and move-in ready.

The layout is practical for a 3–4 person household: 4 rooms, 2 full bathrooms, and 3 separate WCs. That bathroom configuration is stronger than the usual Israeli 4-room apartment standard, where one full bathroom plus a guest WC is more common. All rooms are air-conditioned, and the apartment includes a mamad — a reinforced security room that is a core requirement in modern Israeli residential buildings.

The defining feature is the private garden with direct access from the apartment. In new multi-family construction, garden apartments represent a smaller share of supply than standard balcony apartments. The key valuation point is not just the existence of the garden, but its registered area, privacy, and legal status as attached private-use space. These should be confirmed in the property documents before signing.

The apartment also includes 2 deeded parking spaces and a private storage room. In Narkisim, where the neighborhood is still car-dependent and public transport is developing in phases, parking is a practical asset rather than a secondary feature. The building has an elevator and accessibility for residents with limited mobility, which supports long-term usability and resale liquidity.

Location Analysis

Transportation

Narkisim sits in new eastern Rishon LeZion, connected to the rest of the city through Jerusalem Boulevard and the Highway 431 corridor. HaRishonim railway station is under 10 minutes by car and sits at the HaRishonim interchange, where Highway 431 meets Route 412. Current rail service patterns from HaRishonim to central Tel Aviv are timetable-dependent and may require a transfer, so this should not be treated as a direct rapid-rail commute without checking the current Israel Railways schedule.

For daily mobility, the strongest current access is by car. Highway 431 connects Rishon LeZion to Routes 1, 6, and 40, with onward access to the wider national road network. Jerusalem Boulevard is the main spine linking Narkisim back toward Rishon LeZion’s older city center.

Future transport is a meaningful upside factor, but it is not current infrastructure. The Red Line light rail extension agreement to Rishon LeZion was signed in December 2025, with 4 elevated stations planned. The Brown Line BRT is also planned to serve the eastern side of the city and connect toward the city center and HaRishonim station. Buyers should price these as future infrastructure improvements, not as operating transport today.

Area Infrastructure

Narkisim is still an active construction district. This is the main trade-off: new housing stock, modern planning, and greenfield infrastructure on one side; construction noise, phased services, and incomplete street-level retail on the other.

Three major development tracks shape the immediate area. Azorim’s HaNarkis project includes four residential complexes in the neighborhood. Tidhar is building a three-tower project for More Group on former Camp Tzrifin land, with residential units, commercial and leisure space, and preservation of historic Tzrifin structures. Savyonim Estates by AFI is planned as a large multi-phase neighborhood-scale development with thousands of units. Active construction in the surrounding area should remain a quality-of-life factor for several years.

The neighborhood plan includes Jerusalem Boulevard as the main urban spine, with offices, ground-floor retail, and residential buildings. A 200-dunam metropolitan park is planned along the eastern edge of the neighborhood, shared with Be’er Yaakov. Until the neighborhood matures, residents should expect many errands to remain car-based.

Established city anchors are within driving distance: HaZahav Mall, Cinema City, Yes Planet, Superland, and Hay-Kef Zoo are all part of the nearby Rishon LeZion commercial and leisure network. The western beaches are not a walking-distance feature from Narkisim; this is a new eastern neighborhood, not a coastal address.

Investment Perspective

Without publishing the property’s asking price, the reference market is clear. Rishon LeZion’s citywide average stood at ₪19,500/m² in Q1 2025. New construction in Narkisim and Rakafot generally sits around ₪19,000–25,000/m², while the Golden Mile and coastal premium zone provide a western Rishon reference range of roughly ₪28,200–40,000/m² for new coastal stock.

Narkisim should be evaluated as new eastern greenfield construction, not as western coastal Rishon. The premium case for this unit depends on the garden-apartment format, 130m² internal area, 2 deeded parking spaces, storage, accessibility, and 2024 building age. The garden component can support a premium, but only if the registered garden area and exclusive-use rights justify it.

Market risk is not theoretical. Rishon LeZion recorded a -7.33% year-on-year price correction in Q2 2025. In Narkisim specifically, the medium-term outlook depends on completion of the Tzrifin land master plan, delivery of neighborhood services, and future transport execution. An independent appraisal should compare this unit against recent Narkisim and Rakafot new-build transactions, with a separate adjustment for garden rights.

Practical Information

• Arnona: Rishon LeZion’s 2026 residential arnona tariff bands run roughly ₪42.50–77.10/m²/year depending on municipal zone and classification. For 130m², that implies approximately ₪460–835/month before discounts, measurement rules, and property-specific adjustments.
• Vaad bayit: For a 2024 new-build with elevator and shared building systems, a working budget of roughly ₪500–700/month is reasonable. The exact amount should be confirmed with the building committee or management company.
• Mas rehisha: Purchase tax depends on buyer status and final contract price. For a single residential apartment, the 2026 brackets are 0% up to ₪1,978,745; 3.5% above that up to ₪2,347,040; 5% up to ₪6,055,070; 8% up to ₪20,183,565; and 10% above that. Additional-home buyers and foreign residents are generally taxed from the first shekel at higher rates. Olim hadashim may qualify for reduced terms, subject to current rules and personal status.
• Mortgage: Israeli residents buying a first home can generally finance up to 75% loan-to-value, subject to income verification and bank approval. Home replacement buyers are generally capped around 70%, and additional-property buyers around 50%. Mortgage approval should be obtained before signing.
• Due diligence before contract: Confirm the registered garden area and legal status, deeded parking and storage rights, mamad compliance, accessibility details, renovation documentation, and current building-management budget.

Contact

For detailed information about this garden apartment and to schedule a viewing, contact our specialists at +972-50-923-3202.

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