What ₪4M, ₪8M, and ₪15M Actually Buy in Sde Dov

The lowest published whole-unit anchor in the seven-project consumer registry is DIMRI YAMA (TLV) on Eshkol lot 107: marketing from ₪3.75 million for a two-room apartment, announced 22 December 2025. Y.H. Dimri bought the lot from the collapsed Hanan Mor Group for ₪1.1 billion in July 2024 after Mor's ₪1.5 billion 2021 bid failed in a ₪3.2 billion debt settlement.

At ₪3.75 million you are buying into a 458-unit scheme with a 39-story tower, a 16-story tower, two nine-story fabric buildings, and a hotel component on the same migrash. Studios to five-room units are in the mix. Kelly Hoppen interiors and Roni Zis architecture are on the brochure. The FAQ's early-2026 two-room district average is ₪3.81 million, almost exactly Dimri's entry.

₪4 million does not buy you a sea-view penthouse. It buys a named entry ticket on the only project that published a shekel floor in the registry. ASHIRA, RAINBOW, UTOPIA, ZOHI, FIRST, and GINDI VOGUE all show null priceFrom in the project file as of August 2026.

The market page puts the district four-room average at about ₪8.1 million, but that headline hides a complex split: Eshkol about ₪9.6 million, Central about ₪6.5 million. An ₪8 million budget sits between those columns. It is realistic for a Central option deal (the page cites Central-complex options around ₪63,000 per square metre) and tight for a large Eshkol four-room at the ₪9.45 million FAQ mark.

GovMap recorded a sale on 4 July 2026 tagged to the Sde Dov area: ₪7,750,907 for 137 square metres, five rooms, tenth floor. That is ₪56,577 per square metre, inside the Tax Authority recent-months band. The feed does not name a project. At five rooms, not four, it still shows what roughly ₪7.75 million bought on paper that summer.

GINDI VOGUE launched at about ₪49,000 per square metre in June 2025, Nadlan Center reported, tens of percent below the ₪70,000-85,000 "district average" on Gindi's own page. At ₪49,000 per square metre, ₪8 million implies about 163 square metres if the launch rate held. Gindi later marketed from about ₪59,000 per square metre. The project page still positions that as below a ₪70,000-85,000 district band. Volume mattered: press cited roughly 700 apartments sold within weeks of the shock launch.

Move up the room ladder and the Eshkol premium appears. Five-room deals in the last twelve months average about ₪11.4 million in Eshkol versus about ₪8.6 million in Central, per the August 2026 market page. The FAQ's early-2026 five-room figure is ₪11.61 million, tracking the Eshkol column.

On 27 June 2026, GovMap recorded ₪11,288,423 for 151 square metres, five rooms, thirty-seventh floor: ₪74,758 per square metre. The floor count points to a new tower (flagship marketed heights run 34 to 45 stories). ₪15 million sits above that contract but below ASHIRA's reported ₪19.5 million penthouse sale in August 2024.

Calcalist, in August 2025, put Israel Canada's average Rainbow closed deal at ₪11 million with 234 units sold for ₪2 billion total. Q1 2026 filings later showed about 300 Rainbow units at roughly ₪85,700 per square metre even as Globes read the pace as collapsing. ₪15 million is therefore plausible Rainbow or ASHIRA territory in Eshkol, but not automatic: floor, exposure, and phase still move the shekel count.

The market page and FAQ together publish a room-price ladder useful as context, not as a menu. FAQ early 2026: two-room ₪3.81 million, three-room ₪6.86 million, four-room ₪9.45 million, five-room ₪11.61 million. Dimri's ₪3.75 million floor undercuts the two-room FAQ figure by ₪60,000. The three-room FAQ figure at ₪6.86 million is where a buyer starts if they want more than two rooms without crossing ₪8 million on the FAQ math alone.

Extremes anchor the ceiling and floor. Highest recorded sale in the corpus: ₪43.75 million for 508 square metres in Eshkol (₪86,122 per square metre). Lowest: ₪2.3 million for 32 square metres (₪71,875 per square metre). ₪15 million is mid-luxury on this field, not the top.

Yigal Dimri told sdedov.co.il in March 2025 that prices in Sde Dov can reach ₪150,000 per square metre. That is a chairman's ceiling quote, not a current average. Nadlan Center in April 2026 reported Dimri's realised per-square-metre leadership in the district. Read ambition and realised deals as separate cells.

GINDI VOGUE markets from about ₪59,000 per square metre, launched near ₪49,000. ZOHI launched at about ₪70,000 per square metre in January 2026 for 230 units across two 15-story buildings and one nine-story block. Israel Canada's Q1 2026 filing average near ₪85,700 per square metre on Rainbow is the deepest developer-reported closed-deal line in the press.

Per-square-metre figures let you compare Central discount paper to Eshkol tower paper. They do not tell you the cheque size until you multiply by the plan on your contract. A 32-square-metre unit at ₪71,875 per square metre (the low extreme) and a 508-square-metre unit at ₪86,122 per square metre (the high extreme) both live inside the same district tag.

Overseas buyers often convert to dollars or euros mentally. This article stays in shekels because every sourced figure is published in shekels. FX is your bank's problem, not the Tax Authority's.

Five of the seven consumer projects do not publish a priceFrom in the registry. Sales offices quote on request. Option contracts may sit at Central's ~₪63,000 per square metre while closed Eshkol deals print higher. GovMap samples do not carry project names. FAQ and market-page averages disagree by methodology.

Q1 2026 filings described a district-wide sales slowdown. A Calcalist investigation in May 2026 reported that almost half of Dimri Yama units sold were bought by the controlling shareholder. An August 2026 lawsuit sought about ₪500,000 from Gindi over contamination fears. Price is one column in the spreadsheet. Counterparty risk, soil files, and velocity are others.

If an agent gives you one "Sde Dov average," ask which table: Tax Authority recent months, FAQ early 2026, Gindi launch, or Rainbow filing. If they give you a whole-unit quote without a signed price list, ask for the per-square-metre math and the migrash number. ₪4 million, ₪8 million, and ₪15 million are useful bands only when you know which column you are standing in.

Near ₪4 million, you are in Dimri's published entry zone or the FAQ two-room average, likely a small unit in Eshkol's fabric or tower toehold, not a sea-line penthouse. Near ₪8 million, you are straddling Central value plays (Gindi's launch arithmetic, Central four-room averages) and the bottom of Eshkol four-room Tax Authority data, with GovMap's July print as a real contract datapoint. Near ₪15 million, you are in Eshkol five-room and high-floor tower territory, with Rainbow's ₪11 million average and the June GovMap thirty-seventh-floor sale as comparables, not guarantees.

None of this is investment advice or a promise of availability. It is a map of what the public record actually says in August 2026, so you can walk into a showroom knowing which numbers are sourced and which are still blank.