Modiin is a city of owners: in 2024 it had 29,724 homes, 78% owner-occupied and 22% rented (municipality (opens in a new tab)). Most flats are big: in older census figures 35% had 4 rooms and 32% had 5 (municipality, 2020 (opens in a new tab)). The numbers below come from price portals and news analysis, not official statistics, so treat them as a starting point.
What it costs to buy
- City-wide: 2,783 registered sales from Jan 2023 to Aug 2026, median NIS 3,108,000, or about NIS 29,900 per m2 (Dirobot (opens in a new tab)).
- A good 4-room flat (about 100 m2, lift, parking, mamad): NIS 2.8-3.3M. Recent 4-room deals had a median of about NIS 2.87M against asking prices around 3.07M; second-hand prices of about NIS 31k per m2 have hardly moved in two years (Bizportal, 27 Sep 2026 (opens in a new tab)).
- By Bizportal's assumptions (30% equity, 25-year mortgage at about 4.7%), that needs roughly NIS 28-33k net household income a month (same article).
- In HaKramim, a target-price (mechir matara) project sold at NIS 22.5-23k per m2, about 27% below comparable second-hand flats (Bizportal, Aug 2026 (opens in a new tab)).
Price differences between neighbourhoods
An older Bizportal piece (Feb 2023) gave per-m2 prices of about NIS 31-33k in HaShvatim, 30-31k in Masuah, 27-28k in HaPrachim, 25-28k in HaMeginim and 25-27k in HaTziporim (Bizportal (opens in a new tab)). The figures are dated, but the ranking is still a useful guide: the ground-level homes of old Buchman cost the most. The neighbourhoods guide has the rest.
What it costs to rent
- City-wide, Feb 2023: average rent about NIS 6,500, garden flats about 7,500, ground-level homes over NIS 10,000 (Bizportal (opens in a new tab)).
- HaKramim, Aug 2026: average rent about NIS 7,600 a month (Bizportal (opens in a new tab)).
Put your own numbers into the cost-of-living worksheet; its rent line shows these figures as a guide.
Where listings are posted
NBN points renters to Madlan and Yad2 and publishes English guides to both (NBN (opens in a new tab)). The local English Facebook groups also carry rentals (ModiinApp (opens in a new tab)), and English-speaking agents and real-estate lawyers are in the directory.
Before you sign, remember that school registration needs a lawyer-certified copy of the contract; the city's Citizen Service Centre does that free (municipality (opens in a new tab)).
