City file · Shoham
Shoham real estate: buying a home in Shoham from abroad
The Shoham area profile, real drive-through footage, market analysis and every new development — filmed on the ground, so you can see the streets, the greenery and the building sites before you ever land.
A planned town built for exactly one kind of household
Shoham was planned from scratch in the 1990s and built to a single coherent idea: low density, heavy greenery, strong schools, and a location that puts Ben Gurion Airport and the central highways within minutes. It is small, affluent and unusually well-organised, and it has almost no ambiguity about what it is.
For overseas buyers with children and a car, it is one of the easiest places in Israel to understand from a distance, because the town is consistent throughout. What it does not offer is a city — or, for most purposes, a train station.
What follows is the ground-level picture: the areas of Shoham, what the commute really looks like, where the building is, and what changes when you are buying property in Shoham without being in the country.
Shoham at a glance
The numbers a buyer abroad usually asks for first.
Area profile
The neighbourhoods of Shoham, one by one
Shoham was designed as a whole, so its neighbourhoods differ less than in an organically grown town. The variables are housing type, plot size and how new the section is.
The original neighbourhoods
The first sections built, now mature, with established planting, settled community and the town's core services nearby.
Established · matureThe later neighbourhoods
Built out as the town grew, with newer stock and specification closer to what overseas buyers expect.
Newer · modernHouses and cottages
The dominant product here: private homes, two-family homes and cottages with gardens, which is what the town was built to provide.
Houses · the main marketThe apartment stock
Smaller in number, and the practical entry point for buyers who want the town without a house budget.
Apartments · limitedAround the commercial centre
The town's shops and services, convenient and steadily in demand.
ConvenienceThe green edges
Shoham's planning is unusually generous with open space, and the streets backing onto it carry a premium.
Green · premiumGetting in and out
Built around the road network
Shoham's location is its strongest asset: minutes from Ben Gurion Airport and directly connected to the central highway network, which puts both Tel Aviv and Jerusalem in range.
We film the commute rather than quoting it: the drive-through strand includes timed runs from Shoham at real rush-hour times, not off-peak best cases.
Projects
New construction and off-plan in Shoham
Shoham is largely complete as planned, so new construction is limited. What comes to market is mostly resale, with occasional infill and replacement of older houses.
That scarcity is deliberate and structural. It supports prices and it means buyers from abroad should expect to wait for the right property rather than choose from a wide field.
Where new-build is offered, the usual Israeli rules apply: Sale Law securities, the mifrat rather than the brochure, and an index-linked payment schedule.
Market analysis
What apartments in Shoham actually cost
Shoham is not in the CBS eighteen-city series, so no official average exists. It sits in the upper range of the central region, below the Sharon's most expensive addresses but well above the towns further south.
Housing type drives most of the variation — a cottage and an apartment here are different markets. The town's small size means transaction volumes are low and individual comparables matter.
We work this market from recorded transactions. The analysis for Shoham is published on the channel as the data allows.
Shoham is not in the CBS eighteen-city series. Transaction volumes are low, so individual comparables carry more weight than averages.
Remote purchase
Buying in Shoham without being in Israel
Shoham is one of the easier places to assess from abroad because the town is so consistent — but the properties are mostly houses, and houses need proper surveying and legal work wherever they are.
See it properly before you fly
Filmed neighbourhood files, uncut drives and walkthroughs do the work a viewing trip cannot: they show you the street at 8am, the walk to the shul, the building site next door and what the block actually backs onto.
Get the tax position straight first
What you pay in purchase tax depends on whether you buy as an oleh, as a resident, or as a non-resident — and on Shoham prices the difference runs to serious money. Settle it before you make an offer, not after.
Sort the mortgage from abroad early
Non-resident lending rules, loan-to-value limits and the paperwork Israeli banks want from foreign income all take longer than buyers expect. Start it in parallel with the search, not after you sign.
Understand what a power of attorney does and doesn't cover
You can complete a purchase in Israel without being in the country, but the scope of the authority you grant, and how it is executed and notarised where you live, is something to get right in advance.
Plan for owning it from where you live
Rental income, the tax track you elect, arnona, house committee, and who holds the keys when a tenant calls at 2am — the purchase is the short part; owning from abroad is the long part.
Shoham property questions we get asked
What kind of place is Shoham?
A planned town built from scratch in the 1990s: low density, heavily green, strong schools, and dominated by houses and cottages. It is small, affluent and consistent throughout.
How close is Shoham to the airport?
Minutes — one of the best airport positions of any residential town in Israel, which matters a great deal if you live between countries.
Does Shoham have a train station?
No. Residents drive to nearby stations, including the airport station, or use the highway network.
Is there an Anglo community in Shoham?
Present but modest. The town attracts households choosing on schools, space and location rather than on English-speaking infrastructure.
Is there new construction?
Limited — the town is largely complete as planned. Most of what comes to market is resale, so expect to wait for the right property.
Can I buy in Shoham from abroad?
Yes. Most transactions are houses, so budget for proper legal and surveying work, and settle your tax position, finance and power of attorney in advance.