The 15-Minute City Concept: Transforming Israeli Urban Planning and Real Estate
The "15-minute city" concept is transforming urban planning in Israel, aiming to reduce car dependency by integrating housing, work, and services within a short walk.
The "15-minute city" concept, where everyday needs are within a quarter-hour walk, is gaining traction in urban planning across the country. Experts debate its implementation, balancing transit and mixed-use development.
The Vision and Urban Reality
"I see the '15-minute city' model as the cutting edge of future urban planning in Israel, and there is no better example than the proven success of Tel Aviv," says Chaim Feiglin, Deputy President of the Israel Builders Association. According to Feiglin, most of the city's neighborhoods function as vibrant, mixed-use spaces where residents live, work, and consume public services within a 15-minute radius.
Architect Guy Donenfeld, City Engineer of Beit Shemesh and Chairman of the Association of City Engineers and Architects in Israel, notes that while the concept is a cornerstone of quality of life, a significant gap remains between blueprint and reality. "You can zone an area for commerce in a master plan, but you cannot force a cafe or grocery store to open there," Donenfeld explains. Public transit and infrastructure must precede residential occupancy to prevent severe traffic congestion.
Balancing Mixed-Use and Commercial Real Estate
Several real estate executives point out that excessive commercial zoning can lead to vacant spaces if not aligned with actual market demands. Gal Castel, CEO of Oron Nadlan, emphasizes that local authorities often promote commercial spaces primarily for municipal tax revenues (Arnona), resulting in a surplus of empty offices and commercial floors. Strategic flexibility is required to allow the conversion of surplus commercial spaces into residential units, student housing, or subsidized accommodations.
Infrastructure and Regional Planning
Rafi Elmalah, CEO of the Planning Administration, explains that the state is integrating the 15-minute city concept into a broader strategic framework, dividing the country into 28 functional regions. Each region is planned to encompass all necessary services and infrastructure—employment, education, health, commerce, and leisure—to reduce daily commuting into the central Gush Dan metropolitan area.
