Who is building Sde Dov.

Avisror Moshe & Sons, a Beer Sheva builder founded in 1978 and listed on the Tel Aviv Stock Exchange since 5 August 2026, is building ASHIRA: 406 homes in four buildings on Eshkol lot 101, bought for about ₪1.1B in the August 2021 tender. It received a full building permit in March 2026 and expects to complete in 2030. By its first-quarter 2026 report it had sold 127 homes, 13 of them to members of the controlling family, and it sold four homes in the first half of 2026.

Israel Canada, a Tel Aviv-listed developer and hotel operator, is building RAINBOW on Eshkol lot 111, bought for about ₪1.3B in 2021: 459 homes in a tower and six boutique buildings, under construction by Ashtrom since January 2026. By August 2026 it had sold 275 homes, only seven of them in the first half of 2026, and it cut the project's expected margin to 19 per cent. Through its wholly owned vehicle Pangaea Sde Dov it also won municipal lot 306 in August 2024 for ₪126.8M, where it markets offices and retail as Rainbow Hub.

Y.H. Dimri, a Tel Aviv-listed builder controlled by Yigal Dimri, bought Eshkol lot 107 from the collapsed Hanan Mor Group for ₪1.1B in July 2024 and markets it as DIMRI YAMA: 458 homes, about 1,500 sqm of retail and a 70-room business hotel, from ₪3.75M since December 2025. By 30 June 2026 it had sold 40 homes, four of them to the Dimri family, with no net sales in the second quarter, and it expects the remaining stock to sell at about ₪62,000 per sqm. It also won North lot 3210, 275 homes, for ₪450M plus development in March 2025; that lot was still in planning in July 2026 and has no public name.

Nahmias Group, led by Claude Nahmias and operating through Nof Ironi Yazamut, is building UTOPIA: 337 homes in a 34-storey tower, a 15-storey tower and two 7-storey buildings on Eshkol lot 103, assembled from November 2022 through a court-ordered dissolution of shared ownership and completed in December 2024. It sold 30 homes for about ₪150M in a quiet pre-sale by August 2024 and started construction in October 2025, aiming to hand over keys about 40 months later. The architects, Avner Yashar and Yoav Michael of Yashar Architects, also designed ASHIRA next door.

Levinshtein Group, listed as Meshulam Levinstein Engineering and Contracting, is one of three equal partners in ZOHI, 230 homes on Eshkol lot 110 bought with Allied (Metropolis) and Mivne for ₪634M plus ₪26M development in August 2021. ZOHI opened pre-sales in January 2026 and had 63 signed contracts by 30 June 2026, 12 of them in the second quarter at an average of ₪60,055 per sqm. The February 2025 tender round, about 35 per cent below 2021 prices, forced the group to write its Sde Dov land down.

Metropolis is the residential and urban-renewal arm of Allied Real Estate and one of three equal partners in ZOHI, 230 homes on Eshkol lot 110, with Levinshtein and Mivne; the three paid ₪634M plus ₪26M development in August 2021. ZOHI opened pre-sales in January 2026 and had 63 signed contracts by 30 June 2026. Metropolis holds no other Sde Dov lot.

Mivne, a Tel Aviv-listed income-property company, holds two Sde Dov interests. It is a one-third partner in ZOHI, 230 homes on Eshkol lot 110 that opened pre-sales in January 2026 and had 63 signed contracts by 30 June 2026. On its own it won Eshkol lot 303 on Ibn Gvirol in December 2024 for about ₪132M including development, for about 19,400 sqm of offices and 7,300 sqm of retail, which it plans as two low-rise office buildings over an open retail street; the lot has no public name.

Gindi Holdings is building GINDI VOGUE: 708 homes on Central lots 2206 and 2255, about 250 metres from the sea, bought for about ₪1.24B including development in February 2025. It launched in June 2025 from ₪49,000 per sqm and had 602 signed contracts within six weeks, leaving mainly penthouses, which it now offers from ₪65,000 per sqm. In August 2025 the Sales Law Regulator ordered a 2.5 per cent refund over how deposits were collected, in August 2026 an option-holder sued over the PFAS findings, and the same month REIT 1 agreed to buy all the retail and office space for about ₪400M plus VAT, with occupancy expected in five to seven years.

Hagag Group is building FIRST on Central lot 2270, a sea-line plot won in February 2025: 350 homes in an ODA-designed 45-storey tower and three boutique buildings of up to nine storeys. Its design plan was approved in March 2026 and the company is working towards a building permit. After the second quarter of 2026 it had 179 homes left to sell, at an average of about ₪63,100 per sqm excluding VAT in that quarter, and Calcalist has framed the project as a concentration risk for a group whose 2025 profit rose largely on this one scheme.

Shikun & Binui, a Tel Aviv-listed contractor and developer controlled by Natti Sidoff, holds two Eshkol long-term rental lots through the government Dira LeHaskir programme: 324 homes on lot 109, bought for about ₪830M in 2021, and 511 on lot 106, bought for about ₪1.18B in April 2022. Lot 109 received a full building permit in December 2025 and is due for completion in September 2028; lot 106's design plan was approved on 10 September 2025. After writing the two projects down by more than ₪1.3B, the company agreed in principle in February 2026 to merge them into a listed shell at about ₪270M. It also won North lot 3203, 185 homes for sale, for ₪315.7M in March 2025, which has no public name or marketing.

No consumer project page yet.

Dan Real Estate, split from the Dan bus group at the end of 2024, holds two Sde Dov lots. With Electra Residence, through its subsidiary Nahor, it is building SEVEN SEAS on Central lot 2208, 437 homes bought for ₪748.4M plus ₪59.3M development in February 2025, with a design plan approved on 20 May 2026 and 73 homes sold by March 2026. On its own it won the owners' tender for private Eshkol lot 104 in March 2025, 260 homes of which it keeps 117, designed by Miloslavsky Architects and not yet named or marketed. In August 2026 it signed a non-binding memorandum to merge into the listed Dunitz Elad.

Azrieli Group, the TASE-listed owner of the Palace senior-housing chain, holds Central lot 2104, won on 19 February 2025 for ₪595.2M including development through Palace Ra'anana Senior Housing Ltd. It is building Palace Sde Dov there: about 320 senior apartments, a 12-bed nursing ward and about 1,200 sqm of retail in two 20-storey towers over a 6-storey base, designed by Brand Architects. The design plan was approved on 18 February 2026 and the company expects completion in 2030 at a cost of ₪1.2B to ₪1.3B including land. No Sde Dov deposit price list has been published.

Africa Israel Residences, listed on TASE (AFRE) and part of the Africa Israel group, holds North lots 3202 and 3209, won on 26 March 2025 in rental tender 273/2024 for ₪247.9M plus VAT through A.M. Israel Residence Development Ltd. The two lots will hold 390 long-term rental homes, half at controlled rents for 20 years: a 20-storey tower, a 9-storey building and a 6-storey office building on 3202, and a 40-storey tower with 7 and 9-storey buildings on 3209, all by Kika Braz Architects. Both design plans were approved on 18 February 2026; none of the homes will be sold.

No consumer project page yet.

Luzon-Ronson, the TASE-listed residential arm of Amos Luzon's group with most of its business in Poland, holds two Sde Dov lots. Central lot 2227, won on 19 February 2025 for ₪734M with Mor Investment House (40 per cent), carries an approved design of 305 homes in a 45-storey tower and three 9-storey buildings by Bar Orian Architects; it has been selling since late 2025, with 13 conditional contracts for ₪132.4M by the first quarter of 2026. North lot 3106, won on 26 March 2025 for ₪196M with Shimon Amir, has been wholly owned since 29 January 2026 and received design approval for 67 homes by Pitsou Kedem Architects on 15 July 2026.

Prashkovsky, a TASE-listed developer and landlord, holds Central lots 2102, 2203 and 2207, won on 19 February 2025 in two Dira LeHaskir rental tenders for ₪673.1M including development. The 966 homes will be let, not sold, half of them at controlled rents for 20 years, alongside about 10,000 sqm of retail and employment space. Design plans for 2102 (424 homes, towers of 44 and 20 storeys) and 2203 (132 homes and a 7-storey office building) were approved on 21 January 2026, and for 2207 (410 homes, towers of 45 and 20 storeys) on 17 June 2026. The company publishes the scheme on its own Sde Dov page.

Mediterranean Towers, a TASE-listed senior-housing operator with eight homes, holds North lot 150, won on 26 March 2025 in senior-housing tender 268/2024 for ₪447.7M including development, through a partnership in which it holds 51 per cent and Clal Insurance 49 per cent. The company plans up to 300 senior apartments on the 4,663 sqm lot, which it calls 'the Sde Dov home'. As of its August 2026 report the scheme was in initial planning, with no architect, contractor, completion date or marketing.

No consumer project page yet.

Electra Residence, the residential developer of the Electra group, and Dan Real Estate's subsidiary Nahor won Central lot 2208 on 19 February 2025 for ₪807.7M including development, about 27.8 per cent below the appraisal. They market it as SEVEN SEAS: 437 homes in towers of 45 and 20 storeys and a mid-rise building, with about 2,200 sqm of retail and an 8-storey office building of about 3,500 sqm, by Yaski Mor Sivan with interiors by Kobi Karp. Electra's annual report disclosed 73 homes sold for about ₪635M including VAT by March 2026, more than 60 per cent to foreign residents. The design plan was approved on 20 May 2026.

Aviv by Melisron, the residential arm of the TASE-listed mall owner Melisron, won North lot 3205, the largest lot of the round, on 26 March 2025 for about ₪605M including development. It is planning 'Aviv BeSde Dov': 320 homes, 220 of them in a 40-storey tower on Ibn Gvirol, with two 9-storey residential buildings, a 7-storey employment building, about 1,000 sqm of retail and two residents' pools, designed by Miloslavsky Architects. The design plan was approved by the planning subcommittee on 2 September 2026. The company's own filing forecasts revenue of ₪1.88B and construction from 2028; no sales have begun.

Israel Brothers, a private Jerusalem developer founded in 1964, won Central lot 2103 on 19 February 2025 for ₪848.0M including development, about 14.7 per cent below the appraisal. Its design plan, approved at the 3 June 2026 subcommittee session, puts 424 homes in towers of 45 and 25 storeys and in 5 and 8-storey buildings, with about 1,766 sqm of retail, by Moshe Tzur Architects. The company lists the project on its own site as 'Sde Dov by Israel Brothers' with status 'future'. No prices or sales have been published.

Shimon Amir, a private Petah Tikva company of the Bublil family, won North lot 3106 with Luzon-Ronson on 26 March 2025: 76 homes on a 2,880 sqm first-line plot for ₪196M including development, with a 25 per cent share. On 29 January 2026 it sold that share to Luzon Ronson, keeping a one-year option to buy back up to 10 per cent of the land rights together with a construction agreement. The plan approved on 15 July 2026 has 67 homes. No independent website or English coverage of the company was found.

No consumer project page yet.

Shapir Engineering and Industry, a TA-35 infrastructure and construction group, holds North lot 3207, won on 26 March 2025 through Calanit Properties and Development for ₪275.6M including development. Its residential arm, Shapir Residential, plans 150 homes there in a 20-storey tower and three lower buildings around an inner street, with ground-floor retail, employment space on the first two floors and a rooftop pool, designed by Canaan Shenhav Architects. The design plan, the first in the North complex, was approved on 21 January 2026. No marketing or prices have been published.

No consumer project page yet.

Tashluz, Yitzhak Tshuva's private investment company, won North lot 3102 on 26 March 2025 through Tashluz Investments and Holdings Ltd: 177 homes on a 4,702 sqm first-line plot for ₪536.4M including development, one of the few lots in the round that cleared above the appraisal. No design plan, architect, project name or marketing had been reported by September 2026. Separately, Tshuva bid up to ₪1.5B for the Hanan Mor land in Eshkol in 2024, arriving after Y.H. Dimri's ₪1.1B offer.

No consumer project page yet.

Euro Israel is a private developer and contractor based in Netivot, incorporated in 1996. It won North lot 3201 in the tender closed on 26 March 2025, bidding ₪435.7M for the land plus ₪41.1M development, for 260 homes planned as a 40-storey tower and an 8-storey building by Yashar Architects. As of 28 September 2026 it had published no Sde Dov project page, prices or design-plan approval.

No consumer project page yet.

A partnership of A.A.I. Abu Residence Tel-Aviv and Tomer Coco Investments, holding Central lot 2226 through the joint company Blue Horizon I. Abu-Koko (Ofek Kachol), won on 19 February 2025 for ₪554.6M plus ₪49.9M development. The Tel Aviv planning subcommittee approved the design plan on 3 June 2026: 347 homes, 258 of them in a 45-storey tower on Ibn Gvirol, with offices and ground-floor retail, designed by Moshe Tzur Architects. No marketing, prices or project website had been published by 28 September 2026.

No consumer project page yet.

Union Liv is the long-term rental arm of the Horesh family's Union Group, set up in August 2021. It won North lot 3208 on 26 March 2025: 323 homes under the state's Dira LeHaskir programme, about half at regulated rents for 20 years, for ₪185.6M for the land, about ₪241M with development and ₪274M with VAT. It chose Milbauer Architects in July 2025; no design plan approval or rental marketing had been published by 28 September 2026.

No consumer project page yet.

Ashtrom Group is a TASE-listed construction, property and building-industries group founded in 1963. It holds no Sde Dov land: it is the main contractor building Israel Canada's RAINBOW, a 40-storey tower and six 8-storey buildings with about 459 homes, under a contract of about ₪736M signed in December 2025 and reported on 1 January 2026. Works began in January 2026, with the last phase due about four and a half years later; no other Sde Dov contract was found.

No consumer project page yet.

Ravad is a small TASE-listed real estate company founded in 1951 and controlled since 2022 by Roi George Gil and Yehuda Saig. It won Eshkol lot 305, an office and retail plot on Ibn Gvirol, in the tender published 2 December 2024 for about ₪133M plus about ₪21.7M development. The design plan, two buildings of 9 and 12 storeys by Yaski Mor Sivan Architects with about 22,000 sqm of offices and 7,600 sqm of retail, was approved on 6 May 2026; nothing on the lot is being marketed.

No consumer project page yet.

Hadas Capital is a Jerusalem developer founded in 2010 by Hillel Zorbin and Asher Sabag. With Shafran Yazamut it holds Eshkol lot 301 at Ibn Gvirol and Zohara Levitov Avenue, won in the tender published 2 December 2024 for about ₪48.7M plus about ₪63M development. The design plan approved on 4 March 2026 provides a 9-storey hotel of 150 to 190 rooms and an 8-storey office building over two floors of retail, designed by ODA with Prion Brodner Architects; no hotel operator has been named. The lot is one of nine the Environment Ministry named in July 2026 for PFAS indications.

No consumer project page yet.

Rami Shabiro Engineering, Building and Investments is the main company of the private Shabiro group, owned by Rami and Ronit Shabiro. With Reisdor Initiatives and T. Sorrento it won Eshkol lot 302 in the tender published 2 December 2024, for about ₪87.2M plus about ₪75.7M development. The design plan approved on 4 March 2026 is a 40-storey tower combining a business hotel and 19 office floors, joined to a 6-storey office building, by Yaski Mor Sivan Architects; neither the hotel room count nor an operator has been confirmed. With Chen & Itai Gindi it lost an appeal against the Central district plan in February 2025.

No consumer project page yet.

Yossi Avrahami Civil Engineering Works is an Israeli developer and builder active since the early 1980s, 90 per cent owned by Yossi Avrahami and 10 per cent by Leumi Partners since November 2025. It won North lot 3109 in the tender closed 26 March 2025, paying ₪277.0M for the land plus ₪25.2M development for 144 homes. Its design by Canaan Shenhav Architects, a 20-storey tower with low-rise buildings and ground-floor retail, passed the city engineer's forum in May 2026; no design plan approval, project name or sales had been published by 28 September 2026.

No consumer project page yet.

B.S.R. Group, chaired and controlled by Nachshon Kiviti with the JTLV fund, is a developer known for organising purchase groups since 1986. On 26 March 2025 a group led through Nachshon Kiviti Ltd won seafront North lot 3105 for ₪181.2M plus ₪11.4M development; the land belongs to 62 private partners and B.S.R. manages planning, licensing and construction for them. The design plan, two 9-storey buildings with 62 homes by Mann-Shinar Architects, was approved on 15 July 2026, and Kiviti said no apartments will be marketed.

No consumer project page yet.

Chen & Itay Gindi is a private developer founded in 1998 by the brothers Chen and Itai Gindi, separate from Gindi Holdings. A group of business owners organised under its lead won seafront North lot 3107 on 26 March 2025 for ₪208.8M plus ₪15.5M development, with most of the 82 homes belonging to the company for sale on the open market. The company markets the lot as 'Gindi Sde Dov, coming soon': two 9-storey buildings with 82 homes by Moshe Tzur Architects, in planning, with a waiting list and no published prices.