Urban renewal projects are underway across the country, and it turns out it’s not just in the central cities
Projects by Oron Real Estate, Levinstein Group, Almog, Ram Aderet
Photography:
Oron Real Estate, Kaiser Architects, Almog, 3Dvision
Produced by the Department of Special Supplements
Where should you invest in real estate? When talking about a potential anchor in the real estate world, urban renewal is sometimes referred to.
It is an entire industry that is erasing neglected complexes in favor of luxury towers and boutique buildings.
In Israel, as in Israel, the process lasted for more than a decade until a project was launched.
About 1,500 entrepreneurs are currently working in the field.
The annual scope of the projects is estimated at NIS 20 billion in 2019, which constitutes about 20% of the total aggregate revenue of the residential real estate industry.
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We set out to look for which cities will be renewed in the coming years as a result of housing demolition, evacuation of IDF bases, construction of entire cities and metro and light rail stations planned to be built. If you planned to upgrade your living area or invest today to improve tomorrow, then please.
Tel Aviv North and Central: The area is regenerating
Derech Hashalom is about to change its face in the coming years and be renewed with a chain of towers and 3,000 apartments as part of a huge urban renewal program.
A housing and construction company won a tender from the government company to rent an apartment for the construction of a long-term rental project with 164 apartments.
On Derech Hashalom 87-89, Oron Real Estate is promoting an evacuation-construction project, in which two buildings, including 72 housing units, will be demolished, and 172 housing units will be built in four towers - two of them on Derech Hashalom and two in the direction of Amishav Street on the Givatayim border. Expected to include, of course, parking solutions for tenants as well.
In the heart of Tel Aviv, Africa Israel is building a unique project between Ibn Gvirol, Jabotinsky and Arlozorov, on the intersection of the two light rail lines - the red and the purple.
Two 50-story towers with 668 units will be built. Avner Yashar of Yashar Architects is in charge of the design, and the architect Orly Shrem is in charge of the interior design.
On Harogi Malchut Street in Ramat Hachayal, less than 300 meters from the Green Line station, a swing company in the city, part of the Ram Aderet group, is establishing the Malogi Malchut 12-10 project.
This is a TMA 38/2 project in which a 5-story boutique building with 21 apartments will be built.
Tel Aviv South: From Distress to Prestige
How do you turn a southern Tel Aviv neighborhood with buildings in poor condition into a luxury neighborhood?
A plan for urban renewal in the Kiryat Shalom neighborhood is underway, after being prepared by Yaski-Mor-Sivan Architects.
The Tel Aviv Municipality, the initiator of the plan, has established an alternative residential area in the complex that is currently used as a football field by Kibbutz Galuyot.
Only after the occupants are occupied will the old residential buildings be demolished and public areas will be built in their place.
At the old central bus station, after many delays, a plan was approved to change the face of the area and turn a distressed neighborhood into an upscale neighborhood, as happened in Neve Tzedek and Florentine years ago.
The plan extends from Menachem Begin in the west, the Hebrew Battalion in the south, the Negev in the north and Salomon Street in the east.
The Levinstein Group (through the subsidiary Levinstein Properties at the Station) and Shikun and Binui Real Estate jointly own 36 dunams and more than 70% of the building rights in the land. Since the submission of the plans, the companies have managed to expand them from 1,160 units to 1,333 units. Of these, 138 are intended for long-term rent. In the complex, approximately 153,000 square meters of commercial, employment and office space can be built, along with public space in four separate complexes.
One of the neighborhoods that will benefit from the connection to mass transportation is Jaffa D.
The neighborhood covers about 300 dunams and has about 6,500 residents.
Most of the buildings were built between 1950 and 1970, and most of the apartments are small.
The red line of the light rail will pass in the neighborhood, with a stop on Sderot Yerushalayim at the corner of Mahruzat Street.
One of the notable projects currently being planned is the Almog Group Canada Community Project.
This is an evacuation-construction project of about 800 units. Instead of 208 units in eight old railway buildings, 12 buildings of 9 to 29 floors with 800 housing units will be built.
Haifa: Along the sea
The Bat Galim neighborhood is characterized by a rare proximity to the water bay of Haifa Bay.
In order to bring about urban renewal of the neighborhood, which has great development potential, the municipality, in collaboration with the government authority for urban renewal, is promoting two evacuation-construction plans in the Bat Galim neighborhood, in which about 1,100 housing units are planned.
At the end of 2019, the Navy plan was deposited, and the discussion of objections took place in July 2020. The second aliyah plan is about to be deposited these days.
Shafir Residential was chosen by the tenants' representatives in the Second Aliyah and Youth Aliyah complex in Haifa to carry out an evacuation-construction project.
9 long railway buildings with 286 housing units will be demolished, as well as commercial areas.
In their place, 5 new towers of 26 to 34 floors will be built, as well as lower buildings with 7 to 9 floors, which include a total of about 1,050 housing units in addition to commercial areas.
A construction-evacuation plan initiated by the Azorim company in the King Solomon compound in Neve David was approved by the local committee in early 2020 and is now facing publication for validity.
These are about 1,200 housing units in the Neve David neighborhood at a cost of NIS 1.5 billion. In this framework, 12 new buildings will be built, which will rise to a height of 22 floors and will include an addition of about 990 apartments and underground parking.
Ramat Gan: Unprecedented construction
Ramat Gan held the title of TMA capital for years, until Mayor Carmel Shama-Hacohen came out against the unprecedented construction, which was sometimes carried out without proper infrastructure. At the end of 2019, the Ramat Gan 2030 agreement was signed, a strategic plan for infrastructure development and construction for the next decade.
The agreement approved the start of construction work in new neighborhoods in the east of the city and evacuation-construction plans for the old neighborhoods, amounting to about NIS 1.4 billion.
At the same time, the municipality is working to create new employment and commercial complexes, along with urban renewal, with construction and infrastructure focused on the east of the city.
In its eastern part, Ramat Gan is battling for Bar Ilan University territory, after the Interior Ministry's Boundaries Committee recommended annexing the university's yielding parts to Givat Shmuel.
Shama HaCohen: "Without economic incentives, the university cannot be given the budgets it needs, and the damage will be fatal."
The interior minister will have to decide on the issue.
Meanwhile, Bar-Ilan University, in collaboration with the Ramat Gan Municipality, plans to promote the establishment of a science park within the university's area of 10,000 square meters.
Regarding urban renewal, Shama HaCohen says: "The roof agreement allocates residential areas of about 1,500 housing units to supplementary land. This will allow economic feasibility for urban renewal in neighborhoods where there is an infrastructure limit."
The Tidhar Group plans to build a 30,000-square-meter residential and commercial complex with a total area of about 30,000 square meters. Two 4-story residential buildings with 56 apartments will be demolished. Instead, in an area that extends from Pilots Road in the west to Shalem Street in the east, an innovative complex is planned. , Seating complexes, underground parking, kindergartens and above them an office floor.Above the complex will be built 2 residential towers of 20 floors with 202 apartments.
A significant evacuation-construction project is being set up around the old Roe Street, which included the demolition of 7 buildings and the construction of 3 new towers with 13 floors.
Aura is planning a total of 240 housing units for the project. The project is in the excavation and dipping stage and will be inhabited in 2023.
In Ramat Hen, 144 housing units will be demolished in 6 railway buildings that were built in the 1950s and 9 commercial units in a one-story building. Underground and green public areas.
Architect Avner Yashar is in charge of planning the project.
The Jabotinsky axis is expected to undergo a significant change following the metro and light rail.
These are additions of building rights to offices or a mix of uses that may reach more than 800% beyond what was customary in Ramat Gan in the past.
One of the complexes that will be affected by these changes is the Elite complex, which is the western entrance gate to Ramat Gan and is adjacent to the stock exchange complex.
The main project, whose construction has begun these days, involves residential, office and commercial uses.
It is established by two of the largest companies in the economy - Azorim and Migdal.
The residential apartments, as well as the office and commercial areas, are expected to be inhabited after the red line of the light rail begins to operate.
Bat Yam: Awakening along Ayalon
Neglected and ugly housing estates protrude from the acoustic wall along the Ayalon axis.
Skyscrapers will soon take their place.
You could definitely say Shabbat Yam is changing its face - not only the light rail but also the light rail will pass through the city.
The Ayalon district will grow from 240 apartments to 1,000.
Yoseftal Street is one of the main traffic arteries, characterized by dense residential construction with 4-story railway buildings.
The old buildings will be replaced with six towers of 43 storeys and more, including retail space and offices on the lower floors.
Each apartment owner is expected to receive a new apartment in an area of about 110 square meters with a balcony and parking, on floors 17 to 28. Kindergartens, day care centers and commercial areas with restaurants and cafes will be added.
On HaShvatim Street, corner of Komemiyot, 144 apartments will be turned into 714.
Azorim is planning a modern complex with roof garden areas for the residents of the project only.
Four modern towers will be built above a shopping center, adjacent to the light rail station.
The project was supposed to be built in two phases, but following the signing of all the apartment owners, a request is currently being considered to build the project in one fell swoop.
The Sea Park neighborhood is one of the largest being built today in Gush Dan, with more than 4,000 housing units, hotels, commercial and public buildings, while expanding the urban continuum to the south.
The residential complex combines a mix of uses and will include recreation, employment and leisure centers.
The neighborhood will include a recreation and shopping center, a modern employment and commercial center, which extends over 2 million square meters and includes the Up Business Center, an amazing hotel complex, a beautiful beach park, an academic center, an innovative sports center, public and cultural buildings. A breathtaking beach. As part of this plan, the Zeituni company will build 2 residential towers with 29 floors and 113 units.
According to Avi Zeituni, CEO of A. Zeituni, one of the most notable advantages in the neighborhood is the planning of advanced transportation routes and connection to the red line of the light rail.
Not far away, the old group Shikun VeBinui Real Estate will build a 28-story tower with 137 apartments of various sizes.
The project has a clear advantage - proximity to the metro station.
About 150 meters from the red line, one of the largest evacuation-construction projects in the country is being set up, as part of which the train buildings along the main section of Yoseftal Street will be replaced by 6 40-story towers with about 1,080 housing units, at the initiative of Mazlawi and Natsva.
In the western part of the Ramat Hanasi neighborhood, an urban renewal project will be established with 1,728 housing units in 16 residential buildings, 11,000 square meters of employment areas, 6,500 commercial areas, about 5 dunams of public areas and 9 dunams of open areas.
The project is located on the light rail route, with stations on both sides.
The program was initiated by the local authority together with America Israel Investments and A.
Luzon.
Another huge project near the light rail is the City Center of Mizrahi & Sons, which will include upon completion 4 towers of 50 floors each, a total of 192 thousand square meters that will combine residential, office, commercial and even university. All within a short walk from the main train station relief.
Rishon Lezion: Community construction
Pueblo Espanyol, the historic and picturesque neighborhood in Rishon Lezion, built in the 1980s, will soon be renovated as part of an evacuation-construction project.
The high school builder is promoting a plan to build a huge neighborhood with about 1,700 new apartments, instead of the 490 old apartments.
The occupants of the 24 buildings that will be evacuated will receive new and modern apartments.
High school builders are now in the advanced stages of signing tenants.
"This type of project is the reason why urban renewal was born," said Ran Malach, CEO of the Builders of High School Urban Renewal.
In a completely different area of the city, the Nahalat Illit neighborhood offers a new planning concept, with an emphasis on green and communal construction in the center of which is a pedestrian.
The plan covers about 622 dunams and will include 4,500 housing units, commercial and employment areas, community and public buildings, public areas, bicycle paths and pedestrian bridges.
The neighborhood provides a solution to the evacuation-construction project that is taking place in Ramat Eliyahu and provides it with completion plots.
On its western side, a municipal park of about 150 dunams will be established, which will provide a solution to the problems of drainage water.
In the center of the neighborhood, an avenue is planned with a mix of residential, commercial, employment and leisure uses.
The plan, initiated by the Israel Land Authority, was prepared by architect David Kanfo and promoted by Engineer Uri Horowitz of Gordon Koren Horowitz.
The early sale for another construction-evacuation-construction project that has been waiting for years in Nahalat Yehuda has just begun.
Ashdar from the Ashtrom Group will build two towers with 27 floors and a total of 212 apartments.
Yavne: The city is being upgraded
Neot Shazar is one of the oldest and most central neighborhoods in Yavne, which is currently in the midst of major urban renewal projects. The neighborhood is highly sought after by both young couples and housing developers.
Almog Group is building a complex of five 20-story residential towers, in a central and quiet location.
The project includes 487 apartments and covers about 13 dunams.
Today, there are three old prefabricated railway buildings with 3-4 floors, in which a veteran population lives.
The project will be built using the construction-evacuation-construction method.
For this purpose, the municipality allocated about 4 dunams for the construction of the first two buildings.
The company reports that since the start of marketing a little less than two years ago, dozens of apartments have been sold, and prices have risen by about 10% during this period.
Givatayim: Thousands more apartments
Givatayim changes the interior of towers and boutique buildings.
One of the old projects is located on Arabi Nahal Street, the new City complex on the border between Tel Aviv and Givatayim, near the future Arlozorov station of the light rail.
Old buildings built in the 1960s will be replaced by 31-story towers.
Amir Cohen, VP of Marketing at YH Damari: "We are in the process of building and selling Phase A of the IM GIVATAYIM evacuation-construction project, which will include 288 apartments in 2 towers, which will be built on the site of 72 apartments that were demolished.
Apartment prices start at NIS 30,000 per square meter.
Not far away, on about 340 dunams between Weizmann Street to the east, Derech Hashalom to the west, Rabin to the south and the Nahalat Yitzhak cemetery to the north, a renewal plan was approved that allows the construction of 3,827 housing units, in addition to 3,047 existing apartments.
The urban renewal program is promoted by the Givati Municipality and the Urban Renewal Authority.
Along Weizmann and Rambam streets, commercial and public areas are offered, while renovating the street, out of a desire to allow residents public services close to home.
Ran Konik, Mayor of Givatayim: "The master plan for Givat Rambam was prepared by the best city planners, who worked on it for several years, while maintaining extraordinary public cooperation with the residents of the neighborhood."
Herzliya: Contemporary and inviting
576 housing units in 30 old 2-3-story buildings, which were built in the 60s and 70s, will be demolished by Azorim, and in their place 15 9- to 30-story buildings with more than 1,800 housing units will be built. Large park, school and community center.
Rabbi Kook Street will be widened in favor of a public transportation lane.
All this is happening in Weizmann housing between Rabbi Kook streets in the south, Don Yosef Hanasi and the Golden Age in the north, Weizmann in the east and Ibn Ezra in the west.
The apartment owners will receive new, modern and large apartments in their area from what exists today.
50 new apartments will be offered at a discounted price to Herzliya residents.
Mayor Moshe Fadlon: "The large-scale project will create a smart mix of residential and service and commercial areas for the comfort of the residents, which will upgrade the quality of housing in the area and make the entire area attractive, contemporary and inviting."
"The project will change the face of the city," stressed Moshe Koren, vice president of business development in the areas.
Another Metropolis complex between Mandelblatt and Ibn Ezra streets, including the demolition of 5 old buildings from the 1960s and the construction of 4 new buildings in their place.
The new buildings will have 11 to 14 floors with 278 apartments in total.
CPA Udi Blum, CEO of Metropolis, reports that the project is progressing according to the planned schedule after the demolition of the old buildings and the completion of the embankment work.
Sderot: An attractive destination
Sderot is undergoing a tremendous development boom and has surprisingly positioned itself in the past year as an attractive real estate destination with new and sought-after neighborhoods. In 2022.
This year, the music park, which covers 40 dunams and will include an artificial lake, an extreme complex, bike paths and other attractions, will open.
Sderot has become a student city in recent years, and this year, the second phase of the student dormitories will open.
Mayor Alon Davidi: "We will continue to develop, invest in all areas and make the city even more attractive, for the benefit of the old and new residents."
Nahariya: A good beach
At the beginning of last year, the city's future master plan was approved, which includes the construction of 8,000 new apartments by 2030, a new marina, the expansion of the hospital and the creation of a large employment area.
Particularly prominent is the Achziv neighborhood of Electra Residential and the Hamerman plant, located in the north of the city, adjacent to Achziv beach, and covers 65 dunams.
The neighborhood includes 30 buildings of 6 to 9 floors with 1,000 housing units. The first buildings are already ready for occupancy.
The apartments in the project enjoy large balconies, all of which face one of the most beautiful beaches in Israel.
The neighborhood includes Dutch streets, public buildings, playgrounds, kindergartens and shopping centers.
Jerusalem: Suitable for young people
In a city with limited land reserves such as Jerusalem, the field of urban renewal is one of the main tools for increasing the supply of housing and renewing old housing units, while utilizing the land more efficiently.
Moshe Leon, Mayor of Jerusalem: "The goal is to make the old neighborhoods in Jerusalem more relevant for young people. Urban renewal processes will always be done at the same time as the need for public institutions. The needs of the local population are part of the process."
The Jerusalem Municipality recently ruled that the sweeping exemption from the improvement levy in evacuation-construction, given during the term of Mayor Nir Barkat with the aim of encouraging urban renewal, will be granted only to projects that receive building permits by 2023.
The Kiryat Yuval neighborhood was established about 70 years ago and since then it has undergone almost no infrastructure upgrades.
The houses, built in the form of quartets, eighths and dwellings, have over the years received all sorts of additions, patch by patch.
In recent years the municipality has been encouraging entrepreneurs to promote urban renewal.
Eli Blumenthal, director of the urban renewal department at Milestones, notes that the company is currently promoting, for example, the Brazil project, between Brazil and Olswanger streets.
These are 5 train buildings that include 153 housing units in poor condition, which in the future are planned to be replaced by 4 towers with 600 housing units.
In Kiryat Hayovel, near the famous monster, 400 apartments were approved, of which 112 were for the veterans.
About 2,500 square meters are designated for public areas, employment and commerce.
The flagship program in the capital of Israel is the Nurit complex, which is marked as the largest urban renewal program in the capital.
The complex covers 111 dunams in the Kiryat Menachem neighborhood, between Hanurit and Costa Rica streets.
Today, the complex houses serial and 4- to 8-story buildings, most of them in poor maintenance condition, with 646 existing housing units.
The new plan offers 1,700 housing units to be built in 19 new 10- to 34-story buildings.
Netanya: In a row to the old neighborhood
The first urban renewal project in Netanya, Savyon City from Africa Israel Residential, which began work in 2018, is now at the peak of the sale and construction stages.
The end of the population process is scheduled for the end of 2021. The project is located in the central triangle of streets Rabbi Kook - Andrews - Borochov, within walking distance of the sea and near the northern promenade strip and community services.
Previously, the complex had 4 old three-story buildings, which included 116 housing units.
In their place, 4 new buildings of 24 to 26 floors with 392 apartments are being built.
Average apartment cost: NIS 2.4 million.
The Kiryat Nordau neighborhood in the south of the city, which was established in the 1950s, is planned to change its interior.
The area of the plan is about 1,000 dunams, on which there are about 6,320 housing units with about 19,000 residents.
An addition of about 4,900 housing units is currently planned in construction that combines low-rise (textured) construction of 4-9 floors to a higher construction of 18-36 floors.
980 housing units will be allocated for small apartments.
Mayor Miriam Feierberg-Icher: "This is a message to the residents of the old neighborhood. Simultaneously with the approval of the master plan, the municipality has begun to promote detailed plans. The first plan is expected to receive building permits in the coming months."
Yehud-Monosson: A momentum of renewal
Yehud-Monosson continues the momentum of renewal and is expanding everywhere.
In Mizrah Yehud, for example, the plan includes 3,200 housing units, 350 apartments for sheltered housing and the employment area.
Hotamal has approved a plan to build a new residential district in East Yehud. The plan was prepared by Farhi Tzafrir Architects.
The mayor, Yaela Maklis: "The future of Yehud-Monosson is already here, the residents deserve a planned and innovative city."
Ashdar's project in Neve Monosson includes 620 apartments in 10 16-story buildings.
The prestigious residential project was built as part of a comprehensive process of urban renewal instead of 200 units in old buildings. The tenants received new apartments, an extra room, a balcony, an elevator and parking in modern buildings, as well as a green park and environmental development.
Hadera: A Pink Future
In the Givat Olga neighborhood in western Hadera, a number of large projects are being launched, including Psagot Yam by the Ald Psagot company, managed by Israel Abramov.
Around Shivtei Israel Street in the center of the neighborhood, 420 apartments will be broken into 2,200.
In the Hebrew Battalion complex, a project by Oron Real Estate, two 25- and 33-story towers with 274 housing units will be built, instead of three old 4-story buildings with 36 apartments.
For years the neighborhood has suffered from the image of a rainbow neighborhood, but in the last decade it has changed.
Next to it, the new Ein Hayam towers neighborhood was built and a hotel from the Ramada chain was opened.
Psagot Yam will market at NIS 21,000 to NIS 24,000 per square meter, ie NIS 2.1 to 2.4 million for a 4-room apartment of 100 square meters.
It is estimated that the neighborhood will be completed within 6 or 7 years.
Each tenant who becomes vacant will receive an additional 25 square meters in the new apartment, which will also include a large sun terrace, high-speed elevators, a lobby, adjacent parking and quality and rich specifications.
The overall plan for Givat Olga, prepared by the super-American-Israeli architect Tommy Leitersdorf, includes the construction of about 10,000 new housing units throughout the district, as well as luxury hotels, a promenade, a marina, restaurants, cafes, an already established modern shopping center, schools and all The set of services.
Also in Hadera, Mayor Zvika Gandelman is promoting many projects in the city center in places such as Smilansky Street, IDF Street and an evacuation-construction project on President Six Corner Street, which is already under construction.
Two major plans are expected to progress substantially towards their approval in the coming year in the city center.
The piazza complex between Herzl and President Weizmann streets with about 1,400 housing units and mixed uses of trade and employment amounting to about 12,000 square meters.
In the market complex, 81 apartments will be evacuated and about 750 new housing units will be built in their place, with 6,800 square meters for commercial and employment uses.
The municipality has future plans to evacuate 7,400 old apartments, build 14,000 new apartments and add 100,000 square meters of commercial and employment, in cooperation with Mishav.
Givat Shmuel: Fulfilling a dream
After two decades, the huge plan for urban renewal in the old Giora neighborhood in Givat Shmuel has finally been approved.
This is the city's flagship program, in which about 1,830 new housing units will be built, instead of the existing 552 housing units.
300 of the housing units will be built on supplementary land, after the land has been allocated by RMI and in accordance with the recommendation of the Government Authority for Urban Renewal. The plan also includes 27,000 square meters of office space, employment and public buildings.
The Giora complex is located along President Street, between Road 4 West and Derech Hamelech Street to the east.
Today, there are 21 3-4-story buildings in a dilapidated physical condition and a number of commercial and public buildings, which will be replaced by 18 buildings of various heights, 9-30 floors, which also include two employment towers.
The street will be widened to include an avenue of shops and public spaces will be built with walking and cycling paths.
The plan was prepared in accordance with the principles of the overall outline plan of the Givat Shmuel Local Authority.
The plan is divided between three complexes: the first along President Street, the Giora complex, which is intended for evacuation-construction and which also includes employment areas and public buildings.
The second is the Mizrahi complex, which is designated as land for completion and where new buildings and open public space are planned.
The third is the civic complex, where public areas are planned next to residential buildings that will meet the needs of additional housing units.
Under the plan, 22 old residential buildings with 552 apartments will be demolished, and in their place, 10-story textured buildings and 25- to 31-story towers will be erected.
The residential buildings will include apartments in a variety of sizes, in order to be able to meet the needs of a variety of types of population.
The plan was promoted at the initiative of the municipality by Mayor Yossi Brodney and was organized by the firm of architects Farhi-Tzafrir.
Brodney: "The plan was advanced after in-depth architectural thinking, with a broad urban perspective and consideration of aspects of transportation, environmental development, infrastructure, bike paths, parking and green lungs. I have no doubt that this plan will significantly improve the appearance and quality of life of Giora residents." ".
Eyal Handler, chairman of the Canaan Group, the entrepreneurial company: "Through cooperation with the residents, we will allow the residents of the Giora neighborhood to finally fulfill the dream of the new apartment."
Beer Yaakov: Grow 4 times
The completion of the evacuation of the Zrifin camp made it possible to begin work in the field in the past year.
The master plan of the complex is intended to establish commercial and employment areas of 1.5 million square meters, the largest employment area in Gush Dan. In addition, about 17,000 housing units will be built in the area divided between Beer Yaakov (70%) and Rishon Lezion (30%).
The first complex to go on the market is associated with the Beer Yaakov local council, which is expected to double its population fourfold in the coming years to about 100,000 residents.
The plan also includes the expansion of Assaf Harofeh Hospital, along with the construction of mixed-use buildings.
Along with the development of urban infrastructure, a new employment and commercial area is expected to be built, combined with housing, which will constitute the new city center.
The first project in the Zrifin complex will be launched in the coming months by Ayala Agam, and it includes two 17-story office towers with commercial space on the ground floor.
Eitan Levy and Jackie Suissa, owners of Ayala Agam: "In a few years, the entire area will look completely different. As there has been a significant increase in value in places like the Einav complex in Modi'in and the science park in Ness Ziona, we expect this to happen here as well."
"In recent years, Be'er Ya'akov has become very popular with buyers and tenants, partly due to its proximity to the train," says Ortal Lieber, Rothstein's VP of marketing. The huge Rothstein green project in Be'er Ya'akov will include about 3,500 housing units, including about 900 units Housing in 13 towers, detached houses and commercial centers.
Kiryat Ono: Doubling the settlement
In January 2020, the new master plan for Kiryat Ono was approved for deposit, which will double the locality's population from 40,000 today to about 80,000 by 2035. Urban renewal projects in the heart of the locality will add about 18,000 residents.
Israel Gal, Mayor: "My ambition is to preserve the communal character of Kiryat Ono, while at the same time creating the necessary economic anchor for it."
Today, the city's commercial and employment areas stand at about 560,000 square meters, with the plan to reach a target of 1,360,000 square meters in a decade.
The new employment area of Kiryat Ono - myono is expected to be one of the most prominent employment areas in Gush Dan.
The Sofrin Group is promoting the ONYX project in collaboration with the Osher Ad retail chain.
The intention is to set up a supermarket of about 8,000 square meters. Together with the Weiss Group, Sofrin will also set up offices with an area of 38,000 square meters.
In the future, the Kiryat Ono Academic College will also open a campus in the new employment area, which is expected to unite the branch in Kiryat Ono with the ultra-Orthodox campus in Or Yehuda.
In recent years, Kiryat Ono has become one of the leading cities in the field of urban renewal.
Many of the plans focus on the Levy Eshkol complex, along which there are dozens of old train buildings.
The high school builders, Aura and the Canaan Group are three of the companies renovating housing in the area.
Canaan Group is promoting a plan that includes the evacuation of 232 families, who currently live in 11 4-story buildings and the construction of 743 housing units in 10 buildings. Aura Israel is building a large-scale project, in which 216 old housing units have been evacuated, and 672 housing units will be built in their place. -8 buildings of 12 to 15 floors.
Or Yehuda: Construction boom
Or Yehuda has been in a construction boom in recent years.
According to CBS data, the city is ranked second in construction starts in 2019. Thousands of new housing units are being built in the old neighborhoods as part of urban renewal.
"We are in the midst of preparations for thousands of new families to join the city," notes Mayor Liat Shochat.
"This is an exciting moment, but also a challenge. Our goal is to enable the new residents to absorb quality and quickly."
The Committee for the Advancement of Preferred Housing Complexes (Hotamal) approved the Savyon plan, which includes 808 housing units, including 106 small apartments, 1,000 square meters of commercial space, 12,000 square meters of public buildings and open public space.
The complex currently has nine buildings in poor physical and maintenance condition with 184 housing units, which will be evacuated in favor of the new project. The plan was promoted by Y.H.
Damari, in collaboration with the Or Yehuda Municipality and through Miloslavsky Architects.
Netivot: A breakthrough to the periphery
Netivot is in a construction boom and is attracting a new and young population.
Many buildings erected before the 1980s will undergo urban renewal.
In the past, urban renewal took place almost exclusively in the central cities, where land value is high.
"Netivot presents a groundbreaking program that combines tailored economic tools to make it economically viable for entrepreneurs," says Mayor Yehiel Zohar.
The Brit Hakohanah neighborhood is the first in the city to be chosen for renewal, given its proximity to the city center, the market and the industrial area.
In order to vacate more than 500 housing units, the municipality intends to utilize close to 2,000 dunams in subsidized completion plots, which were made available to it in the state's roof agreement.
The implementation of the plan, which is currently being handled by Hotamal, a planning team managed by the city engineer and with the participation of a geocartography company, involves complex planning, economic and appraisal solutions.
Today, about 2,060 residents live in the Brit Kahuna neighborhood.
The urban renewal plan will include 511 existing apartments against 3,120 new housing units. The plan area has a number of public buildings: schools, a kindergarten, a synagogue, a mikveh and land for day care centers.
Ashkelon: Ensuring viability
Ashkelon began its development after approaching the center thanks to a high-speed train and an upgraded road system.
The Wine City is a new neighborhood being built in the northeast of the city, and will have its own train station.
Upon completion it will become the largest neighborhood in the city with 40,000 residents on an area of 4,200 acres.
The neighborhood got its name from the wine park, a new urban park to be built on 450 acres.
To the east of the park, a residential neighborhood of 11,000 apartments and an employment area of about 800 dunams will be built.
Public and educational institutions will be concentrated in the southern part of the neighborhood.
In the neighborhood, small apartments will be integrated for the benefit of affordable housing, which will constitute about 25% of the total housing units.
The apartments will be built in saturated construction at a height of between 6 and 18 floors, and in low-rise construction with large housing units of 5-6 rooms, combined with garden apartments.
The Afridar company from the Eleazar Group won a tender for the construction of four complexes in the Wine City neighborhood, as well as a complex in the Afridar neighborhood.
The projects will also be built as part of a price-per-tenant program, which includes 30% for sale to the general public.
There is also good news in urban renewal: first in localities far from Tel Aviv, first complementary land is reserved, and only then is construction built.
Haim Avitan, Chairman of the Urban Renewal Authority: "The move will significantly shorten the processes and bring the good news of urban renewal to Ashkelon."
The Ashkelon local committee recommended the deposit of a new plan that increases the scope of building rights in the land located at the corner of Eli Cohen and Yitzhak Rabin streets.
In this way, complementary land was reserved, which will ensure the economic viability of a future project.
The plan will include about 280 new housing units, an addition of about 1,000 square meters of commercial space, about 3,000 square meters of space for institutions and public buildings and the development of green areas for the construction of a neighborhood park and playgrounds of about 3 dunams.
The number of housing units in this plan has doubled compared to the original plan under the occupant price plan.
This is the first time outside the central cities that a plot designated for normal construction has been redesigned and expanded in favor of its classification as a complementary land for the promotion of evacuation-construction.
Ashkelon Mayor Tomer Glam: "The designation of the land as supplementary land is the only reason I ordered the doubling of the number of housing units in order to strengthen and promote urban renewal in Ashkelon."
Kiryat Gat: The new center
One of the important components of urban renewal is the involvement of residents.
The Kiryat Gat Municipality, the Yiftach Urban Development Company and the Director of Urban Renewal see this as a social and community value.
Kiryat Gat made history as the first southern city to actually carry out an evacuation-construction project - on Sderot Gat Street in the Flower District.
The project included the evacuation of 48 old apartments and the addition of 36 housing units. After a process of creative planning, they managed to build 466 housing units.
The project is in advanced stages of population.
A construction-evacuation-construction project in the Bnei Yisrael district includes the demolition of 20 buildings with 370 housing units and 11 commercial units. In their place, about 2,700 housing units will be built in 16- to 25-story buildings, combined with commercial complexes.
The Komemiyut-Yaski project includes 114 existing housing units, and in their place about 1,600 housing units are planned to be built in addition to about 6,000 square meters of commercial and employment space. This is a productive cooperation between the Kiryat Gat municipality and the residents and between Rami and the Ministry of Housing.
The state's new business center, the Ma'ar in Kiryat Gat, is planned on about 1,258,000 dunams. Today there are about 150 housing units in the area, and about 3,600 housing units are planned in their place. In addition, about 120,000 square meters of commercial space and about 640,000 square meters of employment space.
The planning is led by the Kiryat Gat municipality with funding from the Ministry of Housing.
Petah Tikva: Quality of life
Adjacent to the light rail line (the blue line) in the Carol neighborhood, located in the city center on the border of the Neve Gan neighborhood, are the initiatives of the YH Damari companies and the Ophir buildings, an urban renewal project.
202 apartments and 8 existing stores will be demolished, and 750 new apartments will be built in 5 towers with 150 apartments in each.
The total area of the project is about 81,750 square meters.
"The project combines optimal planning of the apartment spaces and the design of the public space, which will provide the tenants with a high quality of life," said Amir Cohen, YH Damari's VP of Marketing.
The Gabay Group is building the Artpark project on Arlozorov Street in Ramat Verber in Petah Tikva, as part of which 18 apartments in 3 3-story buildings from the 1960s were demolished, and 63 new housing units were built in 2 luxurious 9-story buildings. The project is located in a quiet neighborhood. Green and pleasant, close to the main traffic arteries and the route of the future light rail, the project is accompanied by the firm of Timor Schwartz Architects, populated in about 3 years.
Eilat: Flexible solutions
Eilat presents: This is how urban renewal in the periphery becomes economic.
The district committee approved a strategic plan for urban renewal initiated by the municipality.
The program offers a basket of tools that will make it possible to carry out many projects, beyond the common tools of renewal - TMA 38 and evacuation-construction.
Eilat Mayor Meir Yitzhak Halevi and City Engineer Assaf Arikha believe that the plan is a real breakthrough and can serve as a model for local authorities in all peripheral cities.
"The state should allow for flexible solutions, with the understanding that each city has its own characteristics," Aricha said.
Among the tools proposed: empowerment of rights in the field of land for the use of developers - addition of a wing on a blind front, addition of floors, construction on an open parking lot;
Receipt of supplementary land in exchange for strengthening buildings;
Renovation of an existing commercial or public center and addition of residential rights in exchange for strengthening buildings;
Allocation of parts of public land as complementary land in the existing urban fabric, while adjusting the balance of public land to current public needs.
The program also makes it possible to create a customized project solution consisting of several tools.
Evacuation-construction will be carried out only in extreme cases, in which the building can not be strengthened in its current condition.
Mayor of Eilat, Meir Yitzhak Halevi: "The plan allows maximum profit for all parties in the renewal triangle - authorities, developers and apartment owners and creates a WIN-WIN situation for everyone. The authorities receive the required public areas and infrastructure, developers receive proper profitability, apartment owners receive new apartments In an upgraded living environment. '
Produced by the Department of Special Supplements
