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SUMMARY
Is now a good time to buy property in Abu Dhabi? For the Sde Dov investment case examined here, the answer is yes, but only selectively: the neighborhood itself increasingly looks like a winner, while paying too much today can still leave buyers with a mediocre investment.
The biggest distinction is between believing in Sde Dov and believing in every Sde Dov apartment. Construction is real, developers have committed billions of shekels and the district is moving toward delivery, but that does not make ₪80,000-₪90,000 per square meter automatically attractive.
Current sales behavior is one of the clearest warnings. Rainbow sold 99 apartments in 2024 and 59 in 2025, then only seven in the first half of 2026, while YAMA recorded no sales in the second quarter and FIRST also slowed sharply.
Developers are not all under the same pressure. Early Eshkol winners paid exceptionally high land prices, while important later Central plots were acquired at a materially lower land cost per apartment, giving future projects more flexibility on pricing, incentives and margins.
The neighborhood's future supply is both an advantage and a problem. Roughly 16,000 homes should eventually create a genuine urban district with schools, parks, retail, transport and permanent residents, but buyers taking possession early may compete for years with developers selling thousands of brand-new apartments nearby.
One neighborhood average is therefore almost useless. Apartments currently span roughly from the ₪60,000s into the ₪90,000s per square meter, and permanent view protection, orientation, floor, surrounding buildings, delivery timing and financing can justify very different prices within a few hundred meters.
The Green Line strengthens the long-term case but should not be treated as finished infrastructure today. First occupancies and full rail service are currently expected around similar dates, which leaves some risk that residents arrive before the complete connection is operating.
The PFAS issue needs plot-level diligence rather than a district-wide conclusion. Some parcels have required remediation while others have cleared relevant investigations without further work, so buyers should review the exact environmental file attached to the plot they are buying into.
Sde Dov is much less convincing as an income investment. At purchase prices around ₪8 million, even a 3% gross yield requires about ₪20,000 in monthly rent before service charges, maintenance, vacancy, insurance and taxes.
The investment case becomes much stronger around an effective ₪65,000-₪70,000 per square meter. Between ₪70,000 and ₪80,000 we would become selective, while above ₪80,000 we would want a feature that should remain genuinely scarce once thousands of competing homes have been completed.
The key question is simple: when Sde Dov is mature and buyers can choose between thousands of finished apartments, what will make this specific unit hard to replace? If there is no convincing answer, paying a premium today probably means paying the developer for upside that should belong to the buyer.
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Why is buying in Sde Dov such a difficult call right now?
Buying in Sde Dov is a difficult call today because the neighborhood increasingly looks like a winner, while an apartment bought at the wrong price can still turn into a mediocre investment.
Sde Dov has one of the hardest locations in Tel Aviv to reproduce: a completely new neighborhood beside the Mediterranean, attached to already expensive north Tel Aviv rather than built on the city's outskirts. Construction is visible now, major developers have committed billions of shekels and the first residents are expected around the end of the decade.
Buyers are also being asked to pay roughly ₪60,000 to more than ₪90,000 per square meter depending on the project and apartment. At the upper end, much of the future neighborhood's success is already in the price.
Then there is supply. Coastal land in Tel Aviv is scarce, but Sde Dov itself will eventually contain around 16,000 homes. Someone buying now could spend years competing with developers releasing brand-new apartments nearby.
So the central issue is how much of the finished Sde Dov we are already paying for today.
Is Sde Dov actually getting built now?
Yes. Sde Dov is far enough into construction and land development that we can be quite confident the neighborhood itself will happen.
The Tel Aviv municipality currently plans roughly 16,000 homes for around 40,000 residents, alongside approximately 330,000 square meters of employment space, shops, hotels, schools and major public spaces. The plan includes a coastal park, a linear park, the former-runway park and a promenade along roughly two kilometers of coastline.
Eshkol, the southern section, is furthest ahead. Construction is underway on several plots, including projects from Israel Canada, Avisror, Y.H. Dimri and the Levinstein-Mivne-Allied partnership. Israel Canada has also appointed Ashtrom as the main contractor for Rainbow under a construction contract worth about ₪736 million.
Central and North have moved well beyond planning too. The municipality's current breakdown puts Central at roughly 7,100 homes and North at around 4,000, while developers have already bought substantial plots in both areas.
First Eshkol occupancies are generally expected around 2029-2030, with Central and North following later. Individual projects can still slip, but the basic question is no longer whether Sde Dov will be built.
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Is Sde Dov's location worth the premium buyers are paying?
Yes, up to a point. Sde Dov deserves to cost more than most Tel Aviv housing, but ₪80,000-₪90,000 per square meter already prices in a lot of what buyers hope the neighborhood will become.
The Mediterranean runs along the western edge of the district. Established neighborhoods including Nofei Yam, Lamed and Kokhav HaTzafon sit next door. Sde Dov is only a few kilometers from central Tel Aviv, so buyers are getting an extension of an already expensive part of the city.
The scale also helps. Sde Dov will have streets, schools, retail, parks, public transport and a coastal promenade designed as one district. That is a stronger proposition than buying into a single luxury tower surrounded by an old urban fabric.
Modern Nofei Yam gives us a useful comparison. Many recent apartments there have traded roughly from the low-₪60,000s into the low-₪70,000s per square meter, while the strongest units can climb above ₪80,000. Broader Old North averages are much lower, around the low-₪50,000s, and Kikar HaMedina transactions commonly move into the ₪60,000s.
Rainbow shows what buyers are paying at the premium end of Sde Dov. Israel Canada's latest quarterly report put the three second-quarter sales at about ₪80,500 per square meter, after roughly ₪83,200 in the previous quarter. The cumulative Rainbow average remains above ₪81,000.
At ₪80,000 per square meter, the premium over a ₪68,000 Nofei Yam apartment is about 18%. Against ₪65,000, it is roughly 23%. Those gaps are defensible for the right unit. They are much harder to defend for a standard apartment with an ordinary view.
| Tel Aviv comparison | Approx. price per m² | What we are buying | How Sde Dov compares |
|---|---|---|---|
| Northern Old North | ~₪52,000 | Established location, mainly older stock | Very large new-build premium |
| Kikar HaMedina area | ~₪60,000s | Prime central-north Tel Aviv | Still materially below premium Sde Dov |
| Modern Nofei Yam | ~₪63,000-₪72,000 for many recent units | Newer nearby housing | Best practical benchmark for normal Sde Dov apartments |
| Premium Nofei Yam | ~₪80,000+ in selected deals | Scarcer modern product | Shows ₪80,000+ exists nearby for stronger units |
| Rainbow recent sales | ~₪80,500 in Q2 | Premium new Sde Dov | Much of the future-neighborhood premium is already priced in |
Why did Sde Dov land get cheaper for developers?
Later Sde Dov developers bought major land packages much more cheaply per apartment than the first Eshkol winners, which gives upcoming projects more room to compete on price.
The first big Eshkol tender in 2021 produced extraordinary bidding. Developers paid about ₪4.4 billion for land supporting approximately 1,574 market apartments, equivalent to roughly ₪2.8 million of land per apartment before construction.
The Central tender produced very different economics. Israel Land Authority results for seven market-sale plots covering 2,606 apartments came to roughly ₪4.7 billion, or around ₪2 million of land per apartment.
That simple comparison is about 29% lower.
The plots have different locations, building rights and development obligations, so we should not treat the 29% as a clean land-price index. Still, the gap is large enough to change what later developers can do.
A company carrying around ₪2 million of land per apartment has more room to launch aggressively, improve payment terms or accept a lower selling price than a competitor carrying roughly ₪2.8 million.
The North tenders added even more variety. Some sites came in relatively cheaply, while rare first-line plots still attracted very high bids.
Future Sde Dov developers therefore do not all need the same selling price to make their projects work.
| Sde Dov land round | Approx. market homes | Approx. winning bids | Approx. land cost per home | What it tells us |
|---|---|---|---|---|
| Major Eshkol tender, 2021 | 1,574 | ~₪4.4B | ~₪2.8M | Early developers paid exceptional land prices |
| Later Eshkol examples | Hundreds | Plot-dependent | Often around the high-₪2M range | Expensive early land economics persisted |
| Central market-sale tender | 2,606 | ~₪4.7B | ~₪2.0M | Later developers entered materially cheaper |
| Selected North plots | Hundreds per plot | Wide range | Highly variable | Prime coastal plots still command a premium |
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Are Sde Dov apartments selling slowly, and will that push prices down?
Yes, several important Sde Dov projects are selling much more slowly now, but developers have so far preferred slower sales and financing incentives to obvious headline price cuts.
Rainbow gives us the cleanest multi-year comparison.
Israel Canada sold 99 Rainbow apartments in 2024 and 59 in 2025. During the first half of 2026, only seven sold: four in the first quarter and three in the second. The latest company figures put total sales at 275 of 459 apartments.
That slowdown is large even allowing for Rainbow being further through its sales cycle.
YAMA looks weaker. Y.H. Dimri sold nine apartments in the first quarter, with four bought by controlling shareholder Yigal Dimri and members of his family. The latest second-quarter reporting then showed no new sales, with only about 40 of 458 apartments sold overall.
The pricing response is also interesting. Recent reporting on YAMA put the value of remaining inventory around ₪62,000 per square meter, down from about ₪67,000 previously. That is a more concrete sign of price pressure than the usual developer marketing discount.
Hagag's FIRST gives us another angle. The newest quarterly figures show sales falling from 23 apartments in the first quarter to nine in the second, down about 61%, while the average apartment price rose from approximately ₪6.3 million to ₪6.5 million.
So we are seeing several forms of adjustment at once: slower volume, cheaper inventory assumptions in some projects and developers still holding firm on selected transaction prices.
Israel's wider new-home market is weak as well, which means Sde Dov is not facing this alone. Yet the neighborhood has an extra problem: at ₪80,000 per square meter, a 100-square-meter apartment already costs ₪8 million before we add parking, storage, balconies or floor premiums.
Financing offers can hide part of the discount. If an ₪8 million contract comes with payment terms economically worth 7%, its present-value cost is closer to ₪7.44 million.
| Sde Dov project | Earlier sales | Latest sales | Latest price clue | What we learn |
|---|---|---|---|---|
| Rainbow | 99 in 2024; 59 in 2025 | 7 in H1 2026 | ~₪80.5k/m² in Q2 | Sales slowed sharply despite firm pricing |
| YAMA | 9 in Q1 2026 | 0 in Q2 | Remaining inventory reported around ~₪62k/m² | Clearest current sign of pricing pressure |
| FIRST | 23 in Q1 2026 | 9 in Q2 2026 | Avg. apartment rose to ~₪6.5M | Volume fell while selected deal prices held up |
| Wider Sde Dov | Project-dependent | Generally softer lately | Heavy use of payment structures | Effective prices matter more than brochures |
Is there actually one Sde Dov apartment price?
No. Sde Dov prices are now spread widely enough that a single neighborhood average tells us very little about whether a specific apartment is expensive.
Rainbow has generally sat toward the top of the market, with its cumulative average above ₪81,000 per square meter.
YAMA now gives us a much lower reference. Recent reporting put the remaining inventory valuation at roughly ₪62,000 per square meter after an earlier figure around ₪67,000.
Other developers are also marketing units across a broad range. Depending on the project, size, floor, direction and financing package, current Sde Dov pricing can stretch from the ₪60,000s well into the ₪90,000s.
Individual transaction records widen the spread further, although government property records are sometimes difficult to match cleanly to the commercial project name.
This makes apartment-level comparisons essential. A protected west-facing unit and a mid-floor apartment facing a future tower may sit a few hundred meters apart while deserving completely different prices.
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Will 16,000 new apartments make Sde Dov oversupplied?
Sde Dov will have enough supply to make easy short-term appreciation unlikely, although 16,000 homes spread over many years should still be absorbable in a strong Tel Aviv market.
The scale is huge for one neighborhood.
The municipality currently plans roughly 16,000 homes in total. Eshkol accounts for roughly 5,000, Central about 7,100 and North around 4,000. Development will continue well into the next decade.
A buyer taking possession around 2030 could therefore try to resell while developers nearby are still launching thousands of untouched apartments. Those developers can offer payment deferrals, upgrades and mortgage incentives that a private seller cannot easily match.
The composition of the 16,000 units also matters. According to the municipality, around 7,000 are intended for households that may struggle to buy or rent in the district at normal market prices. About 2,100 of those are municipally owned affordable rental homes. The broader housing mix includes long-term rentals, smaller apartments, assisted living and other formats.
That should help Sde Dov become a lived-in neighborhood with schools, shops and everyday services rather than a cluster of mostly empty luxury towers.
For an investor, though, ordinary apartments will have plenty of competition. The strongest units need something that stays scarce even after the district is finished.
| Sde Dov supply | Approx. scale | What it means for buyers |
|---|---|---|
| Total planned homes | ~16,000 | Large pipeline spread across many years |
| Eshkol | ~5,000 | First major delivery wave |
| Central | ~7,100 | Biggest section and major source of future competition |
| North | ~4,000 | Smaller later phase with valuable coastal positions |
| Housing aimed at broader affordability | ~7,000 | Expands the resident base and rental supply |
| Municipal affordable rentals | ~2,100 | Helps create permanent population while adding housing supply |
Will Sde Dov's Green Line actually be ready for residents?
Some early Sde Dov residents may move in before the full Green Line is operating, so we would not pay today as though the transport network were already finished.
Four Green Line stations are planned through the district. The line should eventually give Sde Dov a direct rail connection into the wider Tel Aviv network, which is a major long-term advantage.
Current project information points to the southern section opening around late 2028 and full service around the end of 2030. The stations deeper into Sde Dov depend on that later stage.
First Eshkol occupancies are generally expected around 2029-2030, and Rainbow currently targets occupancy during 2030. That puts apartment delivery and rail completion very close together.
They may line up. We simply would not assume they will.
A delay of a year or two would be annoying for early residents, but Sde Dov's basic appeal does not depend on rail rescuing a weak location. The Green Line should improve an already valuable part of Tel Aviv once it arrives.
| Sde Dov milestone | Current broad expectation | What buyers should assume |
|---|---|---|
| First Eshkol occupancy | ~2029-2030 | Some residents may arrive before complete rail service |
| Rainbow occupancy | During 2030 | Close to the current full-line target |
| Green Line southern section | ~late 2028 | Only part of the full Sde Dov connection |
| Full Green Line | ~end-2030 | Reasonable target, but still exposed to delays |
| Central occupancy | Later than Eshkol | More surrounding infrastructure should be finished |
| North occupancy | Later again | Less first-mover disruption, longer wait |
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Is Sde Dov's PFAS contamination actually dangerous for buyers?
Sde Dov's PFAS contamination is a real due-diligence issue, but the evidence so far does not justify treating the entire neighborhood as contaminated in the same way.
PFAS compounds were detected in parts of the former airport area and groundwater. Airports are a known source of this type of contamination because firefighting foams historically contained these chemicals.
The Environmental Protection Ministry tightened investigation requirements around the site, and developers have had to carry out soil and groundwater checks. In some areas, testing and soil-removal requirements have affected construction work.
The results vary by plot.
Shikun & Binui, for example, reported that tests on its Eshkol lot 106 did not find PFAS concentrations above the relevant thresholds, and the ministry accepted the survey without requiring additional work on that parcel.
YAMA gives us the other side of the issue. Recent reporting says PFAS-related soil removal is underway on the project under Environmental Protection Ministry supervision.
That makes neighborhood-wide statements pretty useless for a buyer.
For the exact plot, we would want to see the soil and groundwater reports, the regulator's response, what remediation is required, who pays for it and whether any remaining work can affect the completion date.
How much construction risk are early Sde Dov buyers taking?
Quite a lot. Anyone buying Sde Dov now is taking several years of developer risk while also accepting that the surrounding neighborhood will remain unfinished after the keys arrive.
These projects are expensive to build. Developers have paid billions for land, financing costs remain meaningful, construction prices are high and Israel's building industry has faced repeated labor disruptions.
Developer economics already differ sharply from project to project. Y.H. Dimri bought the YAMA site from the collapsed Hanan Mor Group for roughly ₪1.1 billion after Hanan Mor had originally acquired it for about ₪1.5 billion. That cheaper entry helps Dimri, but the project's weak sales show that a better land basis does not remove market risk.
Payment terms can change the buyer's economics just as much. Someone paying 20% now and most of the balance near completion keeps far more capital available than a buyer funding the majority immediately. Indexation clauses and contractor-linked financing can then change the final cost again.
The physical environment will also take time to settle. Eshkol residents will arrive while Central and North are still being built, so cranes, trucks, unfinished retail and incomplete streets will be normal during the first years.
That inconvenience can create upside as Sde Dov improves around the apartment, but only if the entry price leaves something for the buyer to gain.
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Is Sde Dov actually a good rental investment?
No. At current purchase prices, Sde Dov is a weak rental-yield investment and makes far more sense for buyers betting on long-term capital value or wanting to live there.
Tel Aviv already produces low residential yields because apartment prices are extremely high relative to rents. Gross yields around the city are commonly close to 3%, with expensive family apartments often below that.
Take an ₪8 million Sde Dov apartment. A 3% gross yield requires ₪240,000 of annual rent, or ₪20,000 a month. Even 2.5% needs about ₪16,700 a month.
Premium Tel Aviv apartments can achieve those rents, but gross yield ignores building fees, maintenance, vacancy, insurance and purchase taxes. High-end towers can also carry substantial monthly service charges.
Sde Dov will eventually have a sizeable long-term rental stock as well, including the affordable and institutional rental units already planned across the district.
Anyone buying mainly for income can find much stronger yields elsewhere. Sde Dov needs capital appreciation to do most of the work.
Which Sde Dov apartments are actually worth buying?
The best Sde Dov apartments today are the ones that will still have something rare when buyers can choose between thousands of completed units.
A protected sea view is the clearest example. A view across an empty construction plot can disappear when the approved building goes up, while a genuinely protected western exposure remains valuable.
Floor alone tells us less than people think. A 25th-floor apartment facing another tower may be less attractive than a lower unit facing a permanent park.
Efficient three- and four-room layouts also have a broader resale audience than oversized luxury apartments. Once the ticket reaches ₪10 million or ₪15 million, the number of future buyers drops quickly.
Walkability should matter more as the district matures. Apartments close to the coastal park, useful retail streets, schools and Green Line stations will have advantages residents can feel every day.
The three sections offer different trade-offs. Eshkol gives buyers the clearest construction visibility and the earliest occupancy. Central will be the largest and most mixed-use part of the district, while many of its developers entered with better land economics. North has fewer planned homes and some of the strongest coastal positions, although buyers there wait longer.
Before buying, we would want a simple answer to this: when thousands of Sde Dov apartments are available, why will somebody specifically want ours?
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What Sde Dov price would make us buy today?
Around ₪65,000-₪70,000 per square meter, a good Sde Dov apartment looks genuinely attractive today; once we move above ₪80,000, the apartment needs a strong reason to cost that much.
At an effective ₪65,000-₪70,000 per square meter, Sde Dov starts overlapping with good modern north Tel Aviv housing while still giving us the future coastal district.
From ₪70,000 to ₪80,000, we would become much more selective. A strong floor, orientation, efficient layout and financially solid developer can justify the price.
Between ₪80,000 and ₪90,000, we want something difficult to reproduce: a protected sea view, an unusually good position or a genuinely superior building.
Above ₪90,000, the investment case becomes thin for an ordinary apartment. At those levels, buyers are increasingly paying for luxury consumption and personal preference.
We would also convert every financing package into today's economic price. An apartment quoted at ₪80,000 per square meter with a 7% financing benefit is economically closer to ₪74,400 before other contract differences.
| Effective Sde Dov price | Our view today | What we would want |
|---|---|---|
| Below ~₪65,000/m² | Very interesting if legitimate | Understand why the unit is cheap |
| ~₪65,000-₪70,000/m² | Attractive | Good layout and clean project risk |
| ~₪70,000-₪80,000/m² | Selective buy | Strong floor, orientation and developer |
| ~₪80,000-₪90,000/m² | Premium territory | Protected view or another real scarcity advantage |
| Above ~₪90,000/m² | Usually weak as an investment | Genuine trophy-quality property |
So, is Sde Dov actually worth buying into?
Yes, selectively. We would buy into Sde Dov today at the right effective price, while an ordinary apartment at ₪80,000-₪90,000 per square meter leaves too little room for the risks buyers are still taking.
The neighborhood itself now looks convincing. Construction is moving, around 16,000 homes are planned, major public spaces and commercial areas are coming, developers have committed billions and the Green Line is under construction.
The apartment market looks much less forgiving.
Rainbow sold 99 apartments in 2024 and 59 in 2025, then only seven in the first half of 2026. YAMA recorded no second-quarter sales and its remaining inventory was recently reported around ₪62,000 per square meter. FIRST sold nine apartments in the latest quarter after selling 23 in the previous one, even though its average apartment price edged up to about ₪6.5 million.
Those three projects are giving us different versions of the same message: buyers are resisting the prices developers originally hoped Sde Dov could sustain.
As seen above, later developers also bought important land packages at much lower per-apartment costs than the first Eshkol winners. Thousands more new homes will compete for buyers over the coming years.
Around ₪65,000-₪70,000 per square meter for a strong apartment, we would be interested quickly. Between ₪70,000 and ₪80,000, we would choose carefully. Above ₪80,000, we want a feature that will still be scarce when the neighborhood is finished. For an ordinary unit above ₪90,000, we would probably pass.
Sde Dov increasingly looks like one of Tel Aviv's best future neighborhoods. The attractive investment is the apartment where the seller has not already charged us for all of that future upside.
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OUR METHODOLOGY
We approached the question of whether Sde Dov is worth buying into as a decision problem rather than a neighborhood profile. The answer is unusually easy to distort with reputation, future promises, headline prices or isolated transactions, so we broke it into separate analytical dimensions and tested each one against the freshest evidence available. The final judgment comes from the combined weight of those dimensions rather than one transaction, one developer or one forecast.
For each dimension, we prioritized evidence showing what is actually happening now. Municipal plans and land-tender results were used to understand the district's scale and development economics; company financial reports and stock-exchange disclosures were used for sales, pricing, inventory and construction progress; government and regulatory sources were used for transport, environmental issues and financing conditions; and registered transaction data was used for nearby market comparisons.
We kept signals separate when combining them would blur the picture. Asking prices were not treated as completed-sale prices, financing benefits were incorporated into the effective purchase price, and land costs were used to compare developers' economic starting points rather than as a standalone property-price index.
Nearby Tel Aviv comparisons were selected for practical relevance rather than geography alone. Modern Nofei Yam is especially useful because it gives us a nearby reference for newer north Tel Aviv housing, while Old North and Kikar HaMedina help show how far premium Sde Dov pricing has moved beyond broader established-market levels.
We also compared sales across consecutive reporting periods wherever possible. Rainbow's multi-year sales history, YAMA's quarterly slowdown and FIRST's quarter-on-quarter change give a better picture of current buyer resistance than a single launch figure or one unusually strong transaction.
We did not assume that one district-wide price can adequately describe Sde Dov. View protection, floor, orientation, future neighboring buildings, delivery date, payment structure and project positioning can create large value differences between apartments that are physically very close to each other.
The price ranges in the conclusion are decision ranges rather than mechanical valuation thresholds. We formed them by combining comparable housing prices, current project sales, developer land economics, financing incentives, future supply, infrastructure timing and apartment-level scarcity. The test is whether today's effective purchase price leaves enough upside for the buyer after accounting for what is already priced in.
Key sources include Tel Aviv-Yafo Municipality's Sde Dov planning material, NTA's Green Line project information, the Israel Tax Authority real-estate transaction database, GovMap cadastral data, Israel Canada investor disclosures, Y.H. Dimri investor disclosures, the Bank of Israel's work on deferred-payment and developer-financing structures, the Bank of Israel's 2026 construction and real-estate credit analysis, Israel Central Bureau of Statistics housing transaction data, and the Ministry of Environmental Protection's Sde Dov environmental guidance.
We also used recent reporting from Globes on Rainbow's latest sales, Globes on YAMA pricing and PFAS work, Calcalist on YAMA's second-quarter sales, Calcalist on FIRST's latest sales and pricing, Calcalist on the 2021 Eshkol tender, and Calcalist on the later Central tender to connect fragmented company and tender disclosures with the latest market developments.
Research cut-off: 2 September 2026.
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