Significant progress in the establishment of a residential neighborhood north of Sde Dov
After 20 years of delays and freezes, the Tel Aviv Municipality met with landowners to advance the construction of the new 'Nofei Yam Tzafon' neighborhood. A representative for the landowners stated: "These are critical weeks for the landowners."
Landowners in the 'Gush HaGadol' area of northern Tel Aviv have been waiting for at least two decades to realize their rights. The plan has been frozen several times in the past, and about a year ago, it was decided to re-examine the future of the new 'Nofei Yam Tzafon' neighborhood (TA/5091). The area covers 190 dunams and includes approximately 1,500 housing units on the northwestern border between Tel Aviv and Ramat HaSharon.
In the past, development was restricted due to height limitations imposed by the former Sde Dov airport. Following the airport's closure, new planning opportunities emerged, focusing on increased rights, mixed-use development, and integration with the light rail network. Although a 2022 freeze on building permits delayed progress, planning procedures for plan TA/5091 (formerly TA/3388) are now moving forward.
This week, the Tel Aviv Municipality held a public participation meeting via Zoom for landowners. The session introduced the planning team and provided details on the statutory process and the principles of planning and appraisal for the plots.
Adv. Miriam Donin-Shuv, a partner in the real estate department at EBN law firm, who represents a large group of rights holders organized under a partnership agreement, participated in the meeting. While welcoming the public engagement, Adv. Donin-Shuv noted that the current plan does not sufficiently increase rights or density, given the long wait and the extensive road ahead.
Project Parameters
The plan covers approximately 190 dunams north of the Sde Dov quarter, situated between Levi Eshkol, Profes, and Ibn Gvirol streets. The local committee aims to promote contemporary planning, including densification, mixed-use development, and sustainability. Parcel registration according to TA/3388/B was completed in December 2024.
The proposed development includes 5-6 story buildings and 20-30 story towers, with a total of 2,000 housing units and designated commercial/employment spaces. The average apartment size is approximately 105 gross square meters. The plan is expected to reach the deposit stage by July 2027.
The Importance of Pooling Rights
Adv. Donin-Shuv emphasized that these are critical weeks for landowners: "There is a defined timeframe that will determine the value of their land. Within a few weeks, owners must organize into groups. Pooling rights is a standard practice in multi-owner complexes like Pi Glilot and Sde Dov. Those who remain unorganized risk losing up to 40% of their land value due to potential dissolution of partnership and public auctions, which lead to significant tax losses and the erosion of entrepreneurial potential."
