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SUMMARY
Yes, Sde Dov is worth buying into selectively, but only at the right effective price and for an apartment that will still look scarce once the neighborhood is fully built.
The neighborhood-level case is getting stronger. Construction is visible, major developers have committed billions of shekels, planning is advancing across Eshkol, Central and North, and the first residents are now expected around the end of the decade.
The apartment-level case is much less automatic. Sde Dov pricing stretches from roughly the ₪60,000s to above ₪90,000 per square meter, so two buyers can enter the same neighborhood and end up making very different investments.
Nearby modern housing is the most useful reality check. When good Nofei Yam apartments trade around ₪63,000-₪72,000 per square meter, paying ₪80,000-₪90,000 in Sde Dov means we are already paying a substantial premium for a neighborhood that is not finished yet.
Sales velocity is one of the clearest signs that buyers are becoming more price-sensitive. Rainbow sold 99 apartments in 2024 and 59 in 2025 but only seven in the first half of 2026, even though headline prices remained around ₪80,000 per square meter.
Developers do not necessarily need to cut published prices to make apartments cheaper. Deferred payments and financing incentives can be worth roughly 6%-8% of the contract price, so the effective price may be materially below the number shown in the sales agreement.
Future competition is unusually important here. Around 16,000 homes are planned across the district, and a private owner taking possession around 2030 may still be trying to resell while nearby developers are releasing new apartments with better payment terms and pristine specifications.
Later developers also entered on better land economics than some of the first Eshkol buyers. The major 2025 Central tender came out at roughly ₪2 million of land per market apartment versus around ₪2.8 million in the first big 2021 Eshkol round, giving future projects more room to compete.
The Green Line, parks, coastline and mixed-use planning make the long-term neighborhood unusually attractive, but early residents may still spend years surrounded by construction. The full Green Line is currently targeted around 2030, close enough to initial occupancy that buyers should not assume everything opens in perfect sequence.
Sde Dov is a weak place to stretch for rental yield. At an ₪8 million purchase price, even a 3% gross yield requires roughly ₪20,000 of monthly rent before management fees, maintenance, vacancy and expensive tower charges.
Our preferred range is therefore based on effective rather than advertised pricing. Around ₪65,000-₪70,000 per square meter, strong apartments become very interesting; from ₪70,000 to ₪80,000 we become selective; above ₪80,000 we want genuine scarcity, and above ₪90,000 an ordinary apartment is difficult to justify as an investment.
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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 the investment can still disappoint if we pay too much for an ordinary apartment.
Three things are pulling in opposite directions.
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 now visible, major developers have committed billions of shekels and first occupancies are expected around the end of the decade.
At the same time, buyers are 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, a large part of the future neighborhood's success is already in the price.
There is another complication. Coastal land in Tel Aviv is scarce, but Sde Dov apartments will arrive in large numbers. Around 16,000 homes are planned across Eshkol, Central and North. Buyers entering now will spend years competing with developers releasing brand-new inventory nearby.
The useful question is how much future Sde Dov we are already paying for today.
Is Sde Dov actually getting built now?
Yes. Sde Dov has moved far enough from planning into construction that we can now be fairly confident the neighborhood itself will happen.
The Tel Aviv municipality 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 district also includes a coastal park, a linear park, the former-runway park and a promenade running 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. Rainbow now expects its first occupancy during 2030.
Central and North have also moved beyond abstract planning. Developers have already acquired major plots in both sections, and new planning approvals continued through 2026. Recent district records show Central lots continuing to clear design and planning stages during the summer.
Current Sde Dov development guides put the first Eshkol residents around 2029, Central around 2031 and North around 2032, although individual projects can easily move later.
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Is Sde Dov's location worth the premium buyers are paying?
Yes, but only up to a point. Sde Dov deserves a premium over most Tel Aviv housing, while prices around ₪80,000-₪90,000 per square meter already assume much of the neighborhood's future success.
The Mediterranean runs along the western edge of the district. Established neighborhoods including Nofei Yam, Lamed and Kokhav HaTzafon are already next door. The old airport is only a few kilometers from central Tel Aviv, so Sde Dov is extending an existing expensive part of the city rather than trying to create a destination from nothing.
Its size also helps. Sde Dov is getting entire streets, schools, retail, parks, public transport and a coastal promenade planned together rather than one isolated luxury tower.
Recent northern Old North transactions sit around the low-₪50,000s per square meter on broad averages. Apartments around Kikar HaMedina can move into the ₪60,000s. Modern Nofei Yam gives us a more relevant benchmark: recent transactions have ranged from roughly the low-₪60,000s into the low-₪70,000s per square meter for many good units, with premium apartments sometimes reaching above ₪80,000.
Rainbow gives us the clearest Sde Dov benchmark. Israel Canada reported an average of about ₪85,700 per square meter including VAT on the four apartments sold in the first quarter of 2026. The three apartments sold in the second quarter averaged about ₪80,500. The cumulative Rainbow average since launch remains above ₪81,000 per square meter.
Compare ₪80,000 with nearby modern housing. A Nofei Yam apartment bought at ₪68,000 per square meter costs about 15% less. Against a ₪65,000 apartment, the gap reaches about 23%.
A protected sea view, exceptional floor, better building or unusually scarce layout can justify that premium. An ordinary apartment facing future construction has a much weaker case.
| 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 | Sde Dov carries a very large new-build premium |
| Kikar HaMedina area | ~₪60,000s | Prime central-north Tel Aviv | Still materially cheaper than 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 that ₪80,000+ exists nearby, but only for stronger units |
| Rainbow recent sales | ~₪80,500-₪85,700 | Premium new Sde Dov | Future-neighborhood value is already heavily priced in |
Why did Sde Dov land get cheaper for developers?
Sde Dov land economics improved materially for later developers, giving future projects more room to compete with apartments already on sale.
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.
By the large Central tender in 2025, the economics had changed.
The seven market-sale plots supporting 2,606 apartments generated roughly ₪4.7 billion, putting the average land component around ₪2 million per apartment. That is close to 29% below the first Eshkol round on this simple per-unit comparison.
The plots are not identical, so 29% should not be read as a clean land-price index. Central contains different locations, building rights and development obligations.
Still, a developer entering at around ₪2 million of land per apartment has more flexibility than one that entered around ₪2.8 million. It can offer a sharper launch price, better payment terms or accept a lower margin.
North added another layer. Some plots there came in much cheaper per apartment, while premium first-line positions still attracted aggressive bidding.
| 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 exceptionally high land prices |
| Later Eshkol tender examples | Hundreds | Plot-dependent | Often around the high-₪2M range | High early land economics persisted |
| Central tender, 2025 | 2,606 | ~₪4.7B | ~₪2.0M | Later developers entered materially cheaper |
| Selected North plots | Hundreds per plot | Wide range | Often lower again, except prime plots | Future selling prices do not need one neighborhood-wide floor |
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Are Sde Dov apartments selling slowly, and will that push prices down?
Yes, sales have slowed sharply in several Sde Dov projects, but developers are still resisting obvious headline price cuts.
Rainbow is the cleanest example because we have several years of public data.
Israel Canada sold 99 Rainbow apartments during 2024 and 59 during 2025. In the first half of 2026, it sold only seven: four in the first quarter and three in the second.
By the latest quarterly report, 271 of the project's apartments had been sold and 184 remained. Five additional contracts were signed after the end of June and before publication of the report.
Y.H. Dimri's YAMA also started slowly. The company reported only nine first-quarter sales, and four of those apartments were bought by controlling shareholder Yigal Dimri and members of his family. The project contains 458 apartments.
The newest data from Hagag give us another useful comparison. FIRST sold 23 apartments in the first quarter of 2026 and nine in the second, a 61% drop. Yet the average apartment price rose from roughly ₪6.3 million to ₪6.5 million.
Israel's wider new-home market has also been weak, so Sde Dov is not alone. Developers nationally are carrying substantial unsold inventory and have relied heavily on deferred payments, subsidized financing and other incentives.
Sde Dov adds one obvious difficulty: the ticket sizes are huge. At ₪80,000 per square meter, 100 square meters already costs ₪8 million before balconies, parking, storage or floor premiums.
For now, weaker demand is showing up more clearly in sales velocity and financing incentives than in headline price cuts.
Some financing offers in Sde Dov have an estimated economic value of roughly 6%-8% of the apartment price. A nominal ₪8 million contract carrying an 8% financing advantage can therefore behave more like a ₪7.36 million deal in present-value terms.
| 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 | Big slowdown, but project is already well presold |
| YAMA | 41 sold before Q1 2026 | 9 in Q1, including 4 family purchases | Earlier deals around low-₪80k/m² | Organic demand has been weak so far |
| FIRST | 23 in Q1 2026 | 9 in Q2 2026 | Avg. apartment rose to ~₪6.5M | Volume fell sharply without a headline price cut |
| Other Eshkol projects | Dozens sold during earlier launch phases | Generally slower recently | Project-dependent | Weakness is broader than one developer |
Is there actually one Sde Dov apartment price?
No. Sde Dov now has such a wide spread between projects and apartments that quoting one average price can be actively misleading.
Rainbow has generally sat near the top of the market, with cumulative prices above ₪81,000 per square meter.
Dimri's disclosures have produced different numbers depending on the period and accounting presentation. During 2025, sold YAMA apartments were reported around the low-₪80,000s per square meter including VAT in market comparisons, while the value Dimri expected from remaining inventory was materially lower.
Other projects have launched below Rainbow.
Gindi, for example, has marketed units at much lower effective per-square-meter levels in parts of its Sde Dov offering. Across the neighborhood, published prices and actual transaction samples these days stretch roughly from the ₪60,000s into the ₪90,000s.
Fresh transaction records reinforce the spread. Recent government-property data have included Sde Dov deals around the mid-₪50,000s per square meter for one large unit and around the mid-₪70,000s for another, although individual cadastral records do not always identify the commercial project cleanly.
Floor, direction, view, building type and payment structure can easily move an apartment by millions of shekels.
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Will 16,000 new apartments make Sde Dov oversupplied?
Sde Dov will have enough new supply to make easy short-term appreciation unlikely, but the planned 16,000 apartments should not overwhelm the neighborhood if Tel Aviv demand remains strong.
Sixteen thousand homes is a huge development pipeline for one part of Tel Aviv.
Eshkol contains roughly 5,000 planned units, Central about 6,000 and North around 5,000. Land supporting thousands of these homes has already been awarded to developers, and the build-out is expected to continue well into the 2030s.
A buyer taking delivery around 2030 could therefore resell while developers nearby are still launching pristine apartments. A private seller generally cannot match a developer's deferred-payment scheme, upgrades or mortgage subsidy.
The units will arrive over many years rather than together. Around 7,000 homes are intended for groups that may struggle to buy or rent at full market prices, according to the Tel Aviv municipality. Around 2,100 of those are municipally owned affordable rental homes. The wider mix also includes long-term rentals, smaller units, assisted living and other housing types.
That mix should help Sde Dov function as a real neighborhood, but it also makes apartment-level scarcity more important for investors.
| Sde Dov supply | Approx. scale | What it means for buyers |
|---|---|---|
| Total planned homes | ~16,000 | Large supply pipeline lasting many years |
| Eshkol | ~5,000 | First major wave of delivery |
| Central | ~6,000 | Largest section and strong future developer competition |
| North | ~5,000 | Later supply with valuable coastal positions |
| Housing with inclusive/alternative formats | ~7,000 | Broadens the resident base and expands rental supply |
| Municipal affordable rentals | ~2,100 | Helps create a functioning neighborhood but limits pure scarcity |
Will Sde Dov's Green Line actually be ready for residents?
Probably not for everyone at first. Buyers moving into early Sde Dov buildings should be comfortable with the possibility that full Green Line service arrives after they do.
The Green Line remains one of the strongest long-term parts of the Sde Dov story. Four stations are planned through the district, linking it into the wider Tel Aviv light-rail network.
Current project schedules put the southern Green Line section around late 2028 and the full line around the end of 2030. Sde Dov depends on the northern part of that full system.
Meanwhile, first Eshkol occupation is generally expected around 2029-2030. Rainbow itself currently expects residents during 2030. Central follows later, with North later again.
A one- or two-year mismatch is realistic enough that we would not pay for perfect synchronization today.
| Sde Dov milestone | Current broad expectation | What buyers should assume |
|---|---|---|
| First Eshkol occupancy | ~2029-2030 | Some residents may arrive before full rail service |
| Rainbow occupancy | During 2030 | Close to the current full-line target |
| Green Line southern section | ~late 2028 | Does not provide complete Sde Dov service |
| Full Green Line | ~end-2030 | Useful target, not something we would treat as guaranteed |
| Central first occupancy | ~2031 | Better chance of entering with more infrastructure finished |
| North first occupancy | ~2032 | Longer wait, but less first-mover infrastructure risk |
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Is Sde Dov's PFAS contamination actually dangerous for buyers?
The PFAS issue is not a reason to abandon Sde Dov, but buying without checking the exact plot would be careless.
PFAS compounds were detected in parts of the former airport area and groundwater. Airports are a known risk location because firefighting foams historically contained these chemicals.
The Environmental Protection Ministry subsequently tightened the investigation requirements around Sde Dov. Developers and public bodies have had to conduct further soil and groundwater checks, and the issue has created uncertainty over remediation costs and construction procedures on affected land.
Results differ by plot.
Shikun & Binui, for example, reported that testing on its Eshkol lot 106 did not find PFAS levels above the relevant thresholds. The Environmental Protection Ministry accepted the survey without demanding additional work on that specific parcel.
Elsewhere, investigations have continued. During 2026, environmental testing even affected some earthworks while regulators sought to preserve access to areas requiring examination.
For the exact project we are buying, we want the soil and groundwater reports, the regulator's response, any remediation obligations, who pays for them and whether occupancy depends on further environmental approval.
How much construction risk are early Sde Dov buyers taking?
Quite a lot. Buying Sde Dov now means several years of exposure to both the developer and a neighborhood that will still be under construction when the first residents move in.
These are expensive projects to build.
Developers have paid billions for land, construction costs remain high, financing is still costly and Israel's building industry has had repeated labor disruptions since the war began.
Even large developers have adjusted expectations. Dimri reduced its projected future profit for YAMA between earlier forecasts and its later financial reporting. The revision was not catastrophic, but it showed that high-end Sde Dov economics are moving as construction costs and sales assumptions change.
A developer that bought land cheaply, has strong liquidity and already presold a meaningful share of the project can afford to wait through a weak market. A heavily financed developer with expensive land has less room.
Payment schedules also change the economics considerably. A buyer paying 20% now and most of the balance near delivery keeps far more capital available than someone funding the majority immediately. We need to calculate what that financing benefit is worth and whether the contract exposes us to indexation or other costs.
Eshkol will also start filling while Central and North are still being built. Roads, schools, shops, parks, hotels and rail infrastructure will open gradually, so early residents should expect cranes, trucks and unfinished streets nearby.
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Is Sde Dov actually a good rental investment?
No. Sde Dov currently makes much more sense as a long-term capital and lifestyle purchase than as a property bought for rental income.
Tel Aviv already has low residential rental yields because apartment values are so high relative to monthly rents. Gross yields around the city often sit roughly around 3%, and expensive family apartments can fall below that.
Take an ₪8 million Sde Dov apartment. To earn a 3% gross yield, it needs ₪240,000 of rent a year, or ₪20,000 a month. At 2.5%, it still needs about ₪16,700 a month.
Those rents exist in premium Tel Aviv, but the gross calculation leaves out management fees, maintenance, vacancy, insurance and transaction costs. Luxury towers can also carry expensive monthly building charges.
Future rental competition deserves attention as well. Sde Dov includes long-term rental projects and thousands of units in housing formats that broaden the rental supply.
For most Sde Dov apartments, the rent will not justify stretching on the purchase price.
Which Sde Dov apartments are actually worth buying?
The Sde Dov apartments we like most today are the ones that will still look scarce after the neighborhood has all 16,000 planned homes.
A real sea view that planning documents show cannot later be blocked is much stronger than a temporary sea view across an empty development plot.
Floor matters, but context matters more. A 25th-floor apartment staring into another tower can be less attractive than a lower apartment facing an open park.
Efficient three- and four-room layouts also interest us because the resale audience is much larger than for enormous luxury apartments. Once the ticket rises above ₪10 million or ₪15 million, the future buyer pool shrinks quickly.
We also like apartments whose location works on foot. Proximity to the future park, retail streets, schools or a Green Line station can become more important after Sde Dov feels like a real city neighborhood.
The phase changes the risk as well.
Eshkol gives us the clearest construction visibility today and should receive residents first, although some Eshkol developers bought expensive land.
Central developers generally entered with better land economics and will sit in the densest mixed-use part of the neighborhood.
North has some exceptional coastal positions and later completion dates. We would pay trophy prices there only when the apartment itself is genuinely trophy quality.
Across all three sections, we want an obvious answer to one question: why will a future buyer choose this apartment when thousands of other Sde Dov apartments exist?
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What Sde Dov price would make us buy today?
Around ₪65,000-₪70,000 per square meter, good Sde Dov apartments become very interesting; above ₪80,000, we would need a clear reason why that exact apartment deserves the premium.
At an effective ₪65,000-₪70,000 per square meter, we can accept several years of construction and a large future supply pipeline because we are still getting the Sde Dov location without paying fully for the finished version.
From ₪70,000 to ₪80,000, we become much more selective. A good floor, orientation, efficient plan and strong developer can justify it.
Between ₪80,000 and ₪90,000, the apartment needs something genuinely hard to reproduce. A protected sea view, exceptional positioning or unusually good building can qualify.
Above ₪90,000, we are usually buying luxury consumption rather than an obviously attractive investment. The apartment may still appreciate, but the resale pool becomes small and the yield extremely low.
We would also adjust every quoted price for the payment schedule. An apparent ₪80,000-per-square-meter deal with a financing benefit worth 7% has an economic value closer to ₪74,400 before considering other contract differences.
| Effective Sde Dov price | Our view today | What we would want |
|---|---|---|
| Below ~₪65,000/m² | Very interesting if legitimate | Check 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 property |
So, is Sde Dov actually worth buying into?
Yes, selectively. We would buy into Sde Dov today at the right effective price, but we would avoid paying ₪80,000-₪90,000 per square meter for an ordinary apartment just because it carries a Sde Dov address.
Construction is moving. Around 16,000 homes, a huge public-space program, employment, retail and several kilometers of coastal development are planned. Major developers have committed serious capital, first residents are approaching within a few years and the Green Line is under construction.
The current market still gives us reasons to stay disciplined on price.
Rainbow sold only seven apartments during the first half of 2026 after selling 99 in 2024 and 59 in 2025. Its latest quarterly average still sat around ₪80,500 per square meter. FIRST showed the same pricing tension from another angle: sales dropped from 23 apartments in the first quarter to nine in the second while the average ticket rose to about ₪6.5 million.
Later developers also bought major Sde Dov land at lower per-apartment costs than the first Eshkol winners. More competition is coming.
The 16,000-unit pipeline, several years of nearby construction, low rental yields, plot-specific PFAS checks and a full Green Line currently expected around 2030 all need to be reflected in the price.
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 buy carefully.
Above ₪80,000, we want genuine scarcity.
For an ordinary unit above ₪90,000, we would probably pass.
Sde Dov looks increasingly likely to become one of Tel Aviv's best new neighborhoods. The opportunity today is finding the apartments that have not already been priced as though that transformation were complete.
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OUR METHODOLOGY
This analysis tests whether Sde Dov is actually worth buying into today by separating the appeal of the future neighborhood from the economics of buying a specific apartment at today's price. We look at development progress, current pricing, nearby alternatives, developer land economics, sales momentum, financing terms, future supply, infrastructure timing, environmental and construction risk, rental economics and apartment-level scarcity.
We prioritized the freshest observable evidence available, with a strong preference for municipal planning records, government data, land-tender results, regulatory information and public-company disclosures. Recent transaction records and high-quality financial reporting were used where they provided project-level pricing, sales or tender information that was not as accessible in the primary material.
We focused on comparisons rather than isolated headline numbers. Sde Dov prices were compared with nearby modern housing, current project sales were compared with earlier sales velocity, later land tenders were compared with the first major Eshkol round, and Green Line schedules were placed beside expected apartment handovers.
Published apartment prices were not automatically treated as the real economic price. Deferred-payment structures, subsidized financing and similar incentives can materially change what a buyer is effectively paying, so the price thresholds above refer to effective economics wherever those differences are meaningful.
We also treated Sde Dov as a collection of very different apartments rather than one homogeneous market. Floor, direction, permanent versus temporary views, building type, layout, phase, payment structure and the surrounding future plots can change the investment case enough that a neighborhood-wide average becomes misleading.
The price ranges in this article are therefore our investment thresholds rather than forecasts of where Sde Dov prices will trade. They reflect what buyers receive today, what part of the finished-neighborhood story is already embedded in the purchase price, and how much construction, supply and resale risk remains.
Key sources include the Tel Aviv Municipality's Sde Dov district material, the municipality's North Sde Dov planning framework and current Central and North planning protocols, NTA's Green Line project information and opening schedule, the Israel Tax Authority real-estate transaction database, Central Bureau of Statistics housing-transaction data, and Bank of Israel research on construction and real-estate credit.
Project and land economics were checked against Calcalist's reporting on the first major Eshkol tender, the 2025 Central Sde Dov tender, public-company filings including Israel Canada's Rainbow disclosure, Y.H. Dimri's annual reporting, and recent reporting from Globes on Rainbow sales and pricing and Calcalist on Hagag's FIRST project.
The analysis was refreshed using information available through late August 2026, while older figures were retained where they provide the necessary baseline for understanding changes in land prices, project sales or development progress.
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