Where, how much, and why are urban renewal projects being set up? Overview of large complexes in advanced stages

• Housing Weizman in Herzliya, before. Old-fashioned apartments

  Photo: 

  3dvision

Produced by the Department of Special Additives

The new government, during Sunday, will increase the evacuation-construction complexes and reduce TAMA 38 projects.

Over the past three years, more than 10,000 housing units have begun construction on evacuation-construction projects. This is evident from the Central Bureau of Statistics data, which was compiled by a comprehensive company for financing and supporting residential projects.

The renewal has grown year by year: in 2019, more than 3,500 evacuation and construction apartments began, in 2008 3,910 apartments and in 2017 2,392.

Over the past few years there has been a decline in construction starts for 38-1 (additional floors) of the TAMA and an increase in 38-2 (demolition and reconstruction) and evacuation-construction projects. In view of the intention to cancel TAMA 38 in the coming years, it seems that most of the urban renewal will be carried out as part of large evacuation-construction projects.

We set out north to south where the largest evacuation-construction complexes (from 500 apartments) are being built across the country.

Haifa: The neighborhood is renewable

The plan : Neve Sha'anan, Haifa - from 126 apartments to 500.

Location : Neve Sha'anan is the largest neighborhood in Haifa and has about 40,000 residents. It has been gradually built up over many years, and is therefore characterized by different building styles. The district has one-story buildings built on a large plot according to the principle of Ganim City, two-story buildings and two apartments on each floor, nicknamed the Red Roofs, and some of the housing structures built in the 1950s.

Parshkovsky's evacuation-construction project was carried out at the Katznelson complex. It included the demolition of 7 railroad buildings, including 126 apartments from the 1950s.

What to build : A new complex with about 500 housing units in 4 towers with 15 floors, plus 6 buildings with 9 floors. Most of the owners got 4 room apartments plus storage and parking. All the train buildings were demolished, the first 2 towers were already given form 4 and the occupants were occupied, the 2 additional towers are still under construction and so are the 9 floors. .

Price : 3-room apartment starting at NIS 1,442 million, 4 rooms at 1,680 million, 5 rooms at 1,990 million. The first 2 buildings in the project received Form 4 about a month ago, the remaining buildings will be populated in 36 months.

Environment : After 50 years of no new projects being built in Neve Shaanan, the neighborhood will be renewed in infrastructure. Berl Katznelson Street will become a two-sided street, and a new street will be added to the neighborhood called Pinham Ram, which is accessible to downhill buildings. As an integral part of the project and its integration into the natural environment, a unique landscape development is planned on two levels, which will be connected to one central green lung. In addition, approximately 1,500 square meters will be developed for the project's residents by the Municipality of Haifa near Hashasvat Hill, and a direct connection will be made to Wadi Ziv through walking trails at the end of Ram Street.

Bat Yam (Yoseftal): A quality environment

The plan : Ayalon District (Yoseftal Street), Bat Yam - from 240 apartments to 1,000.

Location : Yoseftal Street is one of the main traffic routes of Bat Yam, characterized by dense residential construction along its length with 4-story railway buildings. Today, the residential experience along the street, which has become one of the busiest in the city, is quite dubious due to the heavy traffic creating noise, smell and pollution. However, the location also has a number of advantages, the main one being the centrality and proximity to the Bat Yam Mall.

What to build : 240 existing 70 sq.m. existing apartments in 4-story rail buildings. Six 43-story towers will be built and more than 1,000 new apartments, including commercial and office space on the lower floors. 110 sqm with balcony and parking, on the 17th to 28th floors.

Environment : Kindergartens and day care centers will be added. Also commercial areas with restaurants and cafes in the style of entertainment.

Adv. Keren Prashkar Senior Partner at Raz-Cohen, Prashkar & Co.: "I expect that in a decade, the Bat Yam Center will be transformed from an area that is considered weakened to a quality urban environment. The current project, along with similar projects promoted along the street, are expected to make Yoseftal Street a street with a vigorous mix of commercial, employment and office uses, just as a city should be. "

Bat Yam (tribes): modern towers  

The plan : Tribal Street, the corner of Comitos, Bat Yam - from 144 apartments to 714.

Location : Among the Nissanboim streets in the west, the comedies in the south, the Keren Hayesod in the north, and Mohalibar in the east, close to the sea.

What to build : There are currently 144 existing apartments, and 714 new ones are planned. For the residents, a modern complex with a roof garden area is planned for the occupants only in a large area on the 6th floor.

Environment : Four modern towers will be built above a commercial center, adjacent to the light rail station. The project was supposed to be built in two stages, but following the signing of all the apartment owners and their complete consent to the urban renewal, an application is currently being considered to build the project in one fell swoop. It's a decision that only a large company like Zones can make, and all for the convenience of apartment owners.

Olga Hill: A leap

The plan : Olga Hill, Hadera - from 420 apartments to 2,200.

Location : In the Givat Olga neighborhood in the west of Hadera, Pisgat Yam is currently underway, the largest construction-evacuation project in Israel, around Tribal Israel Street, located in the center of the neighborhood.

For many years, the neighborhood suffered from the image of a rainbow day neighborhood. Over the past decade, the character of Olga Hill and the West Quarter has not changed at all. Adjacent to the Olga Hill, the state-of-the-art towers neighborhood Ein Ein Yam was built, and a Ramada chain hotel was opened.

What to build: When completed, the project will include about 2,200 luxury apartments in 20-story towers and over, which will be built instead of 420 apartments in old neighborhoods. The original housing apartments are about 70 to 75 square meters, mostly in two-story buildings.

Psagot Yam will market about NIS 21,000 to NIS 24,000, which is NIS 2.1 to NIS 2.4 million for a 4-room apartment of 100sqm. It is estimated that the neighborhood will be completed in 6 or 7 years.

Each vacant tenant will receive an additional 25 sq.m. in the new apartment, which will also include a large sun terrace, high-speed elevators, lobby, close parking and rich and rich specifications. That is, who vacates from a 75 sq.m. apartment will receive 100 sq.m.

Environment : The plan, prepared by American-Israeli architect Tommy Leitersdorf, includes the construction of approximately 10,000 new housing units throughout the borough, as well as luxury hotels, spectacular promenade, marina, gourmet restaurants, cafes, a modern shopping center, schools And the whole set of services.

Adjacent to the district are, among other places, the Hadera River Park, Binyamin Bay and the sandy dune reserve, and the historic Tel Gadur center. The expectation is that the price levels in western Hadera will increase as time goes on and closer to those in the city's neighborhood of Netanya, due to the location.

This is an evacuation, which means the old tenants will not have to move in rented apartments, but will move straight from their old apartment to their new apartment, which will be located tens of meters from their old home and in their familiar surroundings.

According to Israel Abramov, CEO of Alad Psagot Group, entrepreneur and executive of Psagot, this is one of the largest real estate leaps ever in the State of Israel. If not many years ago it was about NIS 8,000 to NIS 10,000 per square meter, then today's price levels in the nearby sea are already crossing the 20,000.

Herzliya: Everyone benefits

The plan : Herzliya - Shikun Weizman - from 580 apartments to 1,800.

Location : The project is located between Rabbi Kook Streets in the south, Don Yosef President and the Golden Age in the north, Weizmann in the east and Ezra Ibn in the west.

What to build : There are currently 580 existing apartments, and 1,800 new ones are planned. The project is an example of how all parties are benefiting from the urban renewal. The owners of the apartments will receive new, modern and large apartments in their area today. This is a regional flag project, which continues to deepen its operations in the city, following the success of the Herzliya Hills project. 

Housing Weizman in Herzliya, after. New apartments // Photo: 3dvision (picture for illustration only)

Environment : The large area of ​​the project allows a large park to be designed so that the tenants enjoy a high quality of life. The Municipality of Herzliya has managed to acquire about 6 dunams of land for public areas, including a school and community center. The complex is receiving 50 new apartments for Herzliya residents at a discounted price.

Ramat Hasharon (Eilat): Licensed strengthens

The plan : Eilat complex, Ramat Hasharon - from 180 apartments to 687.

Location : Ramat Hasharon is known as one of the most prestigious localities in Israel, but it also has the Morasha neighborhood, the distressed neighborhood in the southeastern city. This is the neglected child that everyone is trying to ignore. The neighborhood was established during the state's founding as a transit for immigration absorption, and during the 1950s and 1960s thousands of housing apartments were built in train buildings. Those buildings, which have been poorly maintained over the years, reached a poor maintenance condition in the second decade of the 2000s, and the local population does not in most cases have the capital required to renovate them.

What to build : The Aura project includes seven old train buildings with 180 housing units. The area of ​​the existing apartments is uneven and ranges from 55 to 100 sq.m. To the area of ​​his former apartment.

The price : 4 room apartment on the ground floor of 95 sqm + balcony, parking and storage room ranges from NIS 2.4 million to NIS 2.5 million. The price of a 115-room 5-room apartment ranges from NIS 2.7 to 2.8 million.

Environment : Adv. Keren Prashkar, senior partner at Raz-Cohen's office, Prashkar & Co., who represents the apartment owners in the project: From a weakened neighborhood, the licensed neighborhood is expected to become a strong middle class neighborhood, able to absorb the young couples from Ramat Hasharon and Herzliya who want to stay in the area. In order to complete the picture, we expect the planning committees to rush and complete the necessary transport connections so that the increase in the number of residents can be tackled. "

Ramat Hasharon (pioneer): Quality of life

The plan : Halutz Street, Ramat Hasharon - from 168 apartments to 588.

Location : A project by Ramot in the city, which is jointly owned by Yuvalim Group and Israel Levy, is being established on Halutz Street in the Morasha neighborhood of Ramat Hasharon.

What to build : This is a huge urban renewal complex, which includes 4 residential towers of 23-26 floors. In total, 588 new housing units will be erected in the complex, instead of 168 old and dilapidated housing units, which characterized the Morasha neighborhood. The project covers 13 dunams and includes 5 active halls in the unique format of the Family Club, gym, tenants club and more.

Construction began in May 2015. One tower is already occupied, and another tower is expected to be occupied within a few months. Within a few months, the third phase of the project will be demolished and construction of the third tower will begin.

The existing tenants, which vacate 3 and 4-room apartments on an average area of ​​about 60 square meters, are receiving new 4 and 5-room apartments under them, with balconies and an office space as well as parking in an underground car park. The four luxury towers will feature tenant clubs and a common public space with activity spaces for fitness facilities, table tennis game stands, bicycle rooms, computer rooms, classrooms and more.

Price : 4-room apartments on high floors starting at NIS 2.6 million. 100 sqm + 12 sqm balcony. 5 room apartments of 115 sqm + 12 sqm balcony starting at NIS 2.9 million. Mini penthouses and penthouses (5 and 6 rooms) starting at NIS 4.3 million. All apartments for immediate occupancy, in 4 months.

Environment : Eliav Maimon CEO Ramot in the city explains that the project is part of a broad urban renewal program as a solution to land scarcity for the construction of new residential neighborhoods. The tenants who have vacated their old apartments will move into new, spacious apartments and enjoy a higher quality of life. "

Rishon Lezion: Renewing and upgrading

The program : Kiryat Artists, Rishon Lezion - from 256 apartments to 1,400.

Location : The project was built by the Donitz brothers company in the Kiryat Artists neighborhood of Rishon Lezion as part of the construction-evacuation.

What to build : A number of low-rise buildings are being built on the ground, which includes 276 housing units from the 1950s and 1960s. These apartments do not have an elevator, a cafeteria or an underground car park.

The first stage - five 25-story towers, completed and populated. The second phase is now underway, which includes 3 33-story towers. The sixth tower skeleton construction is on the 23rd floor, and the company has already begun finishing work. Internal division works are on the tenth floor.

As part of the new project, designed by Feigin Architects, the company is constructing 1,400 housing units in 14 magnificent 19- to 33-story towers, including underground parking lots, a prestigious lobby, three state-of-the-art elevators, and an expansive green park.

Price : The sixth tower is on the market today, with 4-room apartments sold for NIS 1.97 million and 5-room apartments starting at 2.3 million. The population of the sixth tower is expected by May 2022.

Environment : The precarious condition of the buildings in the neighborhood requires evacuation-construction. The project is already changing the neighborhood today with luxurious towers, allowing the old tenants an upgrade in their quality of life, which could not have been done in any other way.

The project brings into the neighborhood a young, strong population, which creates a heterogeneous texture. Beyond residential, the company established the Rashtz Artists' House, which presents art exhibitions for the benefit of the residents of the neighborhood and the city.

Monoson: Wanted place

The plan : Yehud-Monosson - from 200 apartments to 620.

Location : Neve Monosson, which is administratively associated with Judaism, is located in one of the most sought after areas in Israel - the Ono Valley, but stands out among neighboring cities as a rural settlement. The quality of the locality will indicate the fact that according to CBS data, it belongs to cluster 9 out of 10 in the socio-economic level.

What to build : Ashdar's project includes 620 apartments in 10 16-story buildings. The prestigious residential project was built as part of a comprehensive urban renewal process instead of 200 housing units in old buildings that were evacuated. Most of the apartment owners have already occupied their new apartments. The tenants were given new apartments, an extra room, a balcony, a lift and parking in modern buildings, as well as a green park and environmental development.

Price : Starting at NIS 2,560 million for a 4 room apartment of 115 sqm + 12 sqm balcony. The population of the nearest building is expected within 4 months.

Environment : The Monosson project, which is located on the last land reserve for construction in the locality, is changing its face and adding a saturated construction in the locality that included only low-rise homes and private homes. In front of the buildings, the municipality is building a 20-acre public park that will serve the local residents.

Yavne: A fundamental change

The plan : Neot Shazar, Yavne - from 92 apartments to about 500.

Location : Neot Shazar is one of the oldest and central neighborhoods of Yavneh. The project will be built along Hermon Street. Prices in Yavne in general and the neighborhood in particular are still competitive and achievable.

What to build : The Coral Group builds a complex of five 20-story residential towers, centrally and quietly. The project comprises 487 apartments and covers 13 dunams. Today, there are three veteran 3-4-storey prefabricated railway buildings in which a longtime population lives.

The project will be built using a construction-evacuation-construction method. To that end, the municipality has allocated about 4 dunams to begin with, for the construction of the first two buildings before the demolition and demolition of the old buildings, so that the evicted tenants can move directly to their new apartment. The old tenants will receive new 4-room apartments on a 100 sqm building plus 12 sqm of balcony, as well as parking and a storage room. This is in place of the apartments that currently own about 70 square meters.

Price : 5 room apartments starting at NIS 1,970,000.

Environment : As part of the development of the project and the neighborhood, all infrastructure will be replaced and upgraded, paving new roads, parks, landscaped gardens with facilities and sports fields. As a result of these processes and the momentum of renewal, it is appropriate to note that SAR has seen significant price increases in recent years and is in high demand.

The urban renewal of the neighborhood is an important destination of Yavne and all the efforts are invested to reach it. Dozens of apartments have been sold since the beginning of marketing just under two years ago and prices have increased by about 10% during this period.

Or Akiva: Recreation and leisure

The plan : Shazar Or Akiva neighborhood - from 355 apartments to 1,750.

Location : The urban renewal project is located in the Shazar neighborhood of West Or Akiva, about 1.6 km from the beach.

What to build : After the demolition of the derelict railway buildings (18 serial buildings, mostly 3-4 stories) and the reconstruction of the shazar's dilapidated infrastructure, spread over 118 dunams, 355 apartments will be evacuated and a modern residential neighborhood will be erected. The NSA will build 12 25-story residential towers, which will include approximately 1,750 apartments in total.

Environment : The new neighborhood will include a new 5,000 sq.m. shopping area, recreation and leisure, a new boardwalk, and infrastructure tailored to absorb thousands of new residents. , Sports grounds and synagogues.

Produced by the Department of Special Additives