# Plan TA/4444, the Sde Dov masterplan > The district plan in plain English: the complexes, the plan lots and who holds them, and the Hebrew planning vocabulary. Canonical: https://shavnu.com/fr/masterplan --- Sde Dov is governed by district plan TA/4444, in force since August 2020. It divides about 1,300 dunams of former airfield into three complexes, each with its own detailed plan (Eshkol TMAL/3001, Central TA/MK/4444/1, North TA/MK/4444/2), and gives each numbered plan lot (migrash) a land use and a development capacity. Plan TA/3700 is a separate plan for the coast north of the airfield, from Propes Street to the Herzliya border. A plan lot number is not a land-registry parcel number. The registry uses block (gush) and parcel (chelka); the plan uses its own migrash numbering. The two grids do not line up, which is the most common source of confusion when reading Sde Dov documents. ## The lot register (43 lots) ### Eshkol complex 17 lots recorded, 4,131 homes across those with a published count. | Lot | Holder | Homes | Status | | --- | --- | --- | --- | | 101 | Avisror Moshe & Sons | 406 | Under construction; full building permit March 2026; completion expected 2030 | | 102 | Private landowners (the Big Bloc, under court-appointed managers) | 365 | Design plans approved January 2025 (with lots 108 and one other) | | 103 | Nahmias Group | 337 | Under construction (works began October 2025) and marketing | | 104 | Dan Real Estate (combination deal with the private owners) | 260 | Won the landowners' tender, 16 March 2025 | | 105 | Private landowners (about 200 owners, building it themselves) | 372 | Design plan approved April 2024; construction credit of about ₪1.15B, August 2025 | | 106 | Shikun & Binui (long-term rental) | 511 | Design plan approved 10 September 2025 | | 107 | Y.H. Dimri | 458 | Marketing since December 2025; 40 of 458 homes sold at 30 June 2026 | | 108 | Private landowner group (building it themselves) | 409 | Design plans approved January 2025 (with lot 102 and one other) | | 109 | Shikun & Binui (long-term rental) | 324 | Full building permit December 2025; excavation and shoring complete; completion expected September 2028 | | 110 | Levinshtein + Allied/Metropolis + Mivne | 230 | Marketing as ZOHI since January 2026; 63 contracts by 30 June 2026; occupancy expected second half of 2030 | | 111 | Israel Canada | 459 | Under construction by Ashtrom since January 2026; 275 of 459 homes sold by August 2026 | | 301 | Hadas Capital with Shafran Yazamut (Hadas Capital Shafran S.D. Ltd) | not published | Won the Israel Land Authority commerce tender, 2 December 2024; design plan approved 4 March 2026; in licensing (company, August 2026) | | 302 | Rami Shabiro, Reisdor Initiatives and T. Sorrento | not published | Won the Israel Land Authority commerce tender, 2 December 2024; design plan approved 4 March 2026 | | 303 | Mivne Real Estate (K.D.) | not published | Won the Israel Land Authority commerce tender, 2 December 2024 (eight bids); design plan conditionally approved July 2026 | | 305 | Ravad | not published | Won the Israel Land Authority commerce tender, 2 December 2024; design plan approved 6 May 2026 | | 306 | Pangaea Sde Dov Offices (wholly owned by Israel Canada) | not published | Won the Tel Aviv municipality tender, August 2024 | | 409 | Tel Aviv municipality | not published | Design approved August 2024 | ### Central complex 12 lots recorded, 3,922 homes across those with a published count. | Lot | Holder | Homes | Status | | --- | --- | --- | --- | | 2102 | Prashkovsky (Dira LeHaskir long-term rental) | 424 | Won 19 February 2025 (tender 284/2024); design plan approved 21 January 2026 | | 2103 | Israel Brothers | 424 | Design plan approved June 2026 | | 2104 | Palace Ra'anana Senior Housing (Azrieli Group) | 350 | Won 19 February 2025 (tender 270/2024); design plan approved 18 February 2026 | | 2203 | Prashkovsky (Dira LeHaskir long-term rental) | 132 | Won 19 February 2025 (tender 276/2024, with lot 2207); design plan approved 21 January 2026 | | 2206, 2255 | Gindi Holdings (Gindi Israel 2010) | 708 | Marketing since June 2025; more than 600 contracts; all retail and office space sold to REIT 1, August 2026; occupancy expected in five to seven years | | 2207 | Prashkovsky (Dira LeHaskir long-term rental) | 410 | Design plan approved 17 June 2026 | | 2208 | Electra Residence and Nahor (Dan Real Estate) | 437 | Marketing as SEVEN SEAS since December 2025; design plan approved 20 May 2026 | | 2226 | A.A.I. Abu Residence Tel Aviv and Tomer Koko Investments, through the joint company Ofek Kachol (Blue Horizon) Y. Abu-Koko | 347 | Design plan approved at the 3 June 2026 planning subcommittee session | | 2227 | Luzon Ronson Mor S.D. (Luzon-Ronson 60%, Mor Investment House 40%) | 340 | Marketing since the fourth quarter of 2025; design plan approved 21 January 2026 (305 homes); about ₪700M bank financing signed June 2025 | | 2270 | Hagag Group | 350 | Design plan approved March 2026; building permit in process; 179 of 350 homes unsold after the second quarter of 2026 | | hotels | Not yet awarded | not published | Israel Land Authority hotel tenders 16/2025 and 46/2025, published 20 February 2025, still open; closing 16 and 2 November 2026 | | Reut | Reut / Chussidman Rehabilitation Hospital | not published | Campus plan approved February 2024 | ### North complex 14 lots recorded, 2,947 homes across those with a published count. | Lot | Holder | Homes | Status | | --- | --- | --- | --- | | 3101 | Private landowners (building it themselves) | 203 | Design plan approved 15 July 2026 | | 3102 | Tashluz (Yitzhak Tshuva) | 177 | Won the North tender, 26 March 2025; no design plan reported as of September 2026 | | 3105 | Nachshon Kiviti (B.S.R.) with a 62-member buying group | 62 | Won the North tender, 26 March 2025; design plan approved 15 July 2026 | | 3106 | Luzon Ronson Properties (100 per cent since 29 January 2026; Shimon Amir holds a one-year option to buy back up to 10 per cent) | 76 | Won the North tender, 26 March 2025; design plan approved 15 July 2026 for 67 homes | | 3107 | Buying group led by Chen & Itay Gindi | 82 | Won the North tender, 26 March 2025; marketed by the company as 'Gindi Sde Dov, coming soon' (waiting list); no design plan approval as of 28 September 2026 | | 3109 | Yossi Avrahami Civil Engineering Works | 144 | Won the North tender, 26 March 2025; design passed the city engineer's forum, May 2026; no design plan approval as of 28 September 2026 | | 3201 | Euro Israel | 260 | Won the North tender, 26 March 2025; no design plan approval as of 28 September 2026 | | 3202, 3209 | Africa Israel Residences (A.M. Israel Residence Development) | 390 | Won long-term rental tender 273/2024, 26 March 2025; design plans approved 18 February 2026 | | 3203 | Shikun & Binui | 185 | Won the North tender, 26 March 2025; no design approval, name or marketing found as of September 2026 | | 3205 | Aviv by Melisron | 320 | Won the North tender, 26 March 2025; design plan approved 2 September 2026 | | 3207 | Calanit Properties & Development (Shapir group) | 150 | Won the North tender, 26 March 2025; design plan approved 21 January 2026, the first in the North complex | | 3208 | Union Liv (long-term rental) | 323 | Won long-term rental tender 282/2024, 26 March 2025; no design plan approval as of 28 September 2026 | | 3210 | Y.H. Dimri | 275 | Won the North tender, 26 March 2025; in planning as of July 2026; no public name or marketing | | 150 | Mediterranean Towers | 300 | Won senior-housing tender 268/2024, 26 March 2025; land paid 21 September 2025; initial planning as of August 2026, no design plan | ## Planning vocabulary ### Rova (רובע) Israeli planners use rova for a city district. Rova Sde Dov is the official and marketing name for the ~1,300-dunam neighborhood replacing Dov Hoz airport. When a brochure says "the district," this is the unit it means, not a single tower or complex. ### Mitcham (מתחם) The masterplan divides the district into three complexes: Mitcham Eshkol (south, named for Levi Eshkol Street), Mitcham Merkaz (central), and Mitcham Tzafon (north). "Mitcham Einstein" is the pocket near Einstein Street. In the south, Eshkol is also called Shchunat Eshkol, the Eshkol neighborhood. Projects, tenders, and light-rail stations are all described by complex. ### Migrash (מגרש) Each migrash is a development lot with its own unit count and skyline rules. Eshkol residential lots are numbered 101-111; employment and commerce lots 301-306; public lots in the 400s (409 is schools). Central lots are in the 2200s (2207, 2208, 2226, 2270); North lots in the 3100s (3101, 3105, 3106). A project page that says "lot 101" is naming its migrash. ### Gush / Chelka (גוש / חלקה) Every piece of land in Israel sits in a gush (block) and chelka (parcel). Marketing sites rarely quote the raw numbers, but a sale contract and the Tabu (land registry) always will. Treat a gush/chelka pair as the official reference, not as the marketing lot number (migrash), which is a planning overlay. ### The Big Bloc (הגוש הגדול) HaGush HaGadol is a historic block of private parcels that sat inside the airport fence, owned by families for generations. A court finished the rights table for 1,892 owners in September 2025. Eshkol lot 102 is held for it, under court-appointed managers. Lots 105 and 108 are separate private land, held by other owner groups who are building on their own account. None of the three were sold by the Israel Land Authority. ### TA/3700 (תא/3700) Plan TA/3700 is a separate outline plan for about 1,900 dunams of Tel Aviv coast north of the Sde Dov airfield, approved in July 2012 and in force from January 2015. It is not Sde Dov's own plan; TA/4444 is. An outline plan (tochnit meta'ar) sets the big numbers; later detailed plans divide it into complexes and lots. ### TA/4444 (תא/4444) Plan TA/4444 is the district plan for Rova Sde Dov, in force from August 2020: about 16,000 homes (including ~6,900 inclusive-housing units), public buildings, employment, commerce, hotels, parks, and two kilometres of beach. Every later design plan and building permit has to fit inside it. ### Michraz (מכרז) State land in Sde Dov is sold through RAMI tenders (michrazim). The municipality runs its own tenders for city-owned lots such as 306. A combination deal (iskat kombinatzia) is different: the landowner is paid in finished apartments instead of cash. Bid results are public; they are the source of the ₪4.4B (2021) and ~40% cheaper (2025) headlines. ### RAMI (רמ"י) RAMI (Rashut Mekarka'ei Yisrael) is the national land authority. It issued the 2021 Eshkol housing tenders and the 2024-2025 Central and North mega-tenders. Winning a RAMI tender buys the development rights on a migrash, not a finished apartment. The developer still needs a design plan and a building permit. ### Combination deal (עסקת קומבינציה) In a combination deal the developer builds on privately owned land and the owner receives a share of the completed units rather than a cash land price. Dan Real Estate's March 2025 private-land win (260 units) is described as a combination deal. For a foreign buyer it matters because the counterparty and the payment path differ from a RAMI tender plot. ### Tochnit itzuv (תוכנית עיצוב) After winning a lot, a developer must get a tochnit itzuv approved by the local planning committee. It locks the towers, fabric buildings, courtyards, and public edges. Only then can the city issue a building permit. When a news item says "design plan approved," this is the gate that just opened. ### Hafkada (הפקדה) Before a detailed plan is validated it is deposited (hafkada) so residents and agencies can object. Central and North plans were deposited in 2022-2024 and finally validated in August 2024. Objections at this stage are why some later tenders were postponed. ### Heter bniya (היתר בנייה) A heter bniya is the full building permit. Rainbow received the district's first excavation permit in March 2024 and a full permit in October 2025; ASHIRA received a full permit in March 2026. Without it, marketing can run but the tower cannot rise above the early-works stage. ### Heter chafira ve'dipun (היתר חפירה ודיפון) This early-works permit lets the contractor dig the basement and shore the pit. Rainbow's March 2024 excavation permit was the first in the district; ASHIRA received its excavation-and-shoring permit in July 2024. It is not permission to build the tower. ### Diur mechalil (דיור מכליל) The district is not only luxury towers. Plan TA/4444 mandates roughly 6,900 inclusive-housing units: affordable, reduced-rent, small apartments, long-term rental, and student housing. Diur bar hasaga is the narrower "affordable housing" phrase. The city engineer has said developers no longer fear this mix, even in Sde Dov. ### Dira LeHaskir (דירה להשכיר) Dira LeHaskir is a state vehicle that tenders land for apartments that must be rented long-term rather than sold. Shikun & Binui's Eshkol lots 109 (324 units) and 106 (511 units) were won this way; Prashkovsky won both 2025 long-term-rental tenders (966 units) with the same company. These homes are not on the private for-sale market. ### Marlog (מרלו"ג) Marlog is short for merkaz logisti. Lot 306 in Eshkol is the district logistics hub plus offices, won by Pangaea Sde Dov (an Israel Canada vehicle) in a municipal tender in August 2024. The idea is that vans terminate at the marlog instead of circulating through the new streets. Coverage noted that even this building is designed to look like a luxury project. ### Green Line (הקו הירוק) HaKav HaYarok is NTA's Green Line. It crosses the district along the Ibn Gvirol / Gordon axis with four stations: Propes, Nofei Yam, Einstein, and Zahara Levitov (named for the pioneering woman pilot). The southern section is expected around late 2028, with full service around December 2030. For buyers, the stations are as important as the beach. ### Reading (רדינג) Reading Power Station, founded by Pinchas Rotenberg and opened in 1938, the same year as Sde Dov, anchors the district's southern edge. Generation was announced to stop in January 2024; the giant steel tanks are being reused as a culture and leisure landmark, with nightly lighting. A leisure marina of about 300 moorings (Ma'aganat Reading) and Reading Park sit next to them. ### The three parks (שלושת הפארקים) Park HaChof (Coastal Park) runs about 240-265 dunams along two kilometres of shore; its promenade opened in September 2023 and won the Karavan Prize in 2025. Park HaMaslul (Runway Park) keeps the old runway alignment and the preserved control tower. A Linear Park ties the complexes together. A bridge from Eshkol into Yarkon Park began construction in August 2026. ### PFAS (PFAS) PFAS compounds are a legacy of decades of airport firefighting foam. The Environment Ministry and the Israel Land Authority announced groundwater findings in February 2026, opened a remediation fast track, and updated national thresholds in March 2026. Some lots tested cleaner than others; coverage has treated a clean plot as a sales advantage, and the first buyer lawsuit over contamination was filed in August 2026. ### Fabric buildings (בנייה מרקמית) Binyan mirkami is the district's stepped-skyline rule: fabric buildings of seven to nine stories line the streets, with towers of 20-45 stories set back behind them. The street stays human-scale; the skyline rises as you walk inland. When a project lists "two 7-8-story buildings" beside a 34-story tower, those low blocks are the fabric. ### Easement courtyard (חצר בזיקת הנאה) Hatzer be'zikat hana'a is a courtyard owned with the building but burdened with a public easement, so the block is not a gated compound. Planners call the resulting open-block network "luxury without walls." For a buyer it means the garden is part of the project and also part of a walkable district, not a fenced enclave. ### Umbrella agreement (הסכם גג) A heschem gag is an umbrella agreement between a city and the government. It is referenced in coverage of Herzliya's adjacent Hof HaTchelet plan (signed November 2025, ₪6B+). It is not a Sde Dov-specific contract, but it is the tool nearby cities use to unlock coastal housing at this scale. ### Dunam (דונם) A dunam is the standard Israeli land unit: 1,000 sqm, roughly a quarter of an acre. Sde Dov is about 1,300 dunams: Tel Aviv's last large coastal reserve. Lot gardens are also quoted this way: ZOHI's private garden is about 2.8 dunams. Divide by ten to get a rough hectare figure. ### Mas rechisha (מס רכישה) Every buyer pays mas rechisha to the Israel Tax Authority, assessed on the contract price shortly after signing (commonly via Form 7000 within 30 days). 2026 investor and non-resident bands: 8% to ₪6,055,070, then 10%. Israeli residents buying a sole home sit on a frozen table (16 Jan 2025–15 Jan 2028): 0% / 3.5% / 5% / 8% / 10%. Olim, after the 15 Aug 2024 rewrite, can sit on 0% to ₪1,978,745, 0.5% to ₪6,055,070, then 8% to ₪20,183,565 if it is their sole Israeli residence. Citizenship without residency does not unlock the cheap table. Shavnu does not compute your file. ### Oleh chadash (עולה חדש) Oleh status is a tax and benefits category, not a marketing label. For purchase tax, a qualifying oleh buying a sole Israeli residence can use the post-15 Aug 2024 bands (0% / 0.5% / 8%) on contracts signed up to one year before Aliyah or within seven years after. Construction time does not consume the pre-Aliyah year if Aliyah is within three years of signing; IDF service does not consume the seven years. Above ₪20,183,565 the oleh benefit is lost. Eligibility is personal; Shavnu will not infer it from browsing. ### Tabu (טאבו) Tabu is the land registry. A sale is not finished until you are registered against the gush/chelka, or a trustee holds for you until the condominium register opens. Your lawyer pulls the Tabu extract, checks liens, and registers a heara azhara (caution) after you sign so a later buyer or creditor cannot jump the queue. Marketing lot numbers (migrash) are a planning overlay; the Tabu address is the gush and chelka. ### Heara azhara (הערה אזהרה) After you sign a purchase contract, the lawyer files a heara azhara on the Tabu extract. It warns the world that this property is under contract, so the seller cannot quietly resell or pledge it out from under you. On a five-year Sde Dov presale it is not optional paperwork. If the register for the new building is not open yet, the caution sits on the parent parcel until units are subdivided. ### Hetel bniya (התחייבות לרכישה) Israeli new-builds sell on hetel bniya contracts. Sde Dov marketing often quotes a 20/80 pattern: a slice during the build, the rest at handover. Remaining instalments are commonly indexed to CPI (madad). Purchase tax is still assessed on the full contract price after signing, not on the 20% you have paid. Read the table against the Sale Law guarantees, not against the render. ### Arvut bankait (ערבות בנקאית) The Sale (Apartments) Law, 1974, requires the developer to secure buyers' money, typically with an arvut bankait issued as you pay. Lawyers also talk about a 7% security framework around that protection. If the contract substitutes a promissory note, insurance, or a pledge of land, that is a different risk. Your lawyer names the instrument in a letter you keep. It is not the same thing as the developer's construction loan from the accompanying bank. ### Directive 329 (הוראה 329) Banking Supervision Directive 329 is the macro-prudential rule on housing credit. Resident sole homes can go to 75% LTV, a replacement home to 70%, an investment dwelling to 50%. Non-residents, in 2026 market practice, are treated around that 50% ceiling regardless of whether it is their first home worldwide. Foreign-currency loans to non-residents sit in a separate pocket of the same directive. A sales-office 'we have 70% for foreigners' claim is not the Bank of Israel. ### Form 7000 (טופס 7000) After you sign, the lawyer files the purchase-tax declaration (commonly Tofes 7000) with the Tax Authority, typically within 30 days. The authority assesses mas rechisha on the full contract price. Late filing accrues interest and fines. Living abroad, paying only a reservation, or buying a hole in the ground does not pause the clock. ### Yipui koach (ייפוי כוח) If you will not sign in Israel, your lawyer prepares a yipui koach. You sign it before a notary in your country and apostille it under the Hague Convention so Tabu and banks will accept it. Keep it specific: this contract, this tax form, this caution, this guarantee. A blanket 'handle my Israeli apartment' mandate is how people discover the agent could also sell. Originals still matter; scans are not always enough. ### Tofes 4 (טופס 4) Tofes 4 is the occupancy / form-4 certificate. Without it you should not take keys as a finished home, connect permanent utilities on a residential basis, or treat the tower as delivered. On a presale, handover language in the contract should name tofes 4, not only 'keys' or 'fit for dwelling' in English. It is a different document from the building permit (heter bniya). ### Madad (מדד) Madad ha-mehirim la-tzarchan is Israel's CPI. New-build contracts commonly index unpaid balances to it (sometimes to a construction-input index instead). A 20/80 plan quoted in 2026 is not the same shekel amount in 2029. Ask for a worked example at 2%, 4%, and 6% annual indexation before you treat the brochure price as the price you will pay. ### Arnona (ארנונה) Arnona is Tel Aviv-Yafo's municipal tax, assessed on the apartment's size and use zone, billed to whoever the city treats as the occupier. It starts when the city says it starts, which can be around occupancy rather than when you first sleep there. Foreign owners who rent the flat still need a billing address and, often, a local handler. It is separate from va'ad bayit and from mas rechisha. ### Va'ad bayit (ועד בית) Va'ad bayit is the monthly (sometimes bi-monthly) charge for running the building: cleaning, lifts, insurance, garden, lobby. In a Sde Dov tower with pools, gyms, and sea-facing common space it is not a token amount. The figure in the brochure is an estimate until the corporation exists and the first year of invoices lands. Foreign owners appoint someone to pay it; unpaid va'ad bayit becomes a lien problem later. ### Mas shevach (מס שבח) When you sell, Israel may levy mas shevach on the gain, under a different statute from mas rechisha. Olim and sole-residence sellers sometimes have relief; companies and non-residents often do not. Buying in 2026 with a 2029 delivery means the exit tax is a 2030s problem, but it belongs in the model if you are an investor. Get a tax opinion at purchase, not at listing. ### Cheshbon ne'emanut (חשבון נאמנות) Israeli real-estate lawyers run a trust account (cheshbon ne'emanut). Deposits, tax, and sometimes staged payments pass through it. Wire instructions should come from the lawyer on letterhead, with the Israeli bar details, not from a WhatsApp. If someone asks you to pay a developer or broker directly 'to save time,' that is the moment to stop. ### Livui bniya (ליווי בניה) Most large Israeli projects are built under livui bniya: a bank accompanies the project, releases funds against progress, and often issues the buyers' bank guarantees. ASHIRA's January 2026 package of more than ₪2.5B from Mizrahi-Tefahot and First International is that structure. A buyer mortgage on a hole in the ground is drawn against the same progress logic. If there is no accompanying bank yet, your lawyer says so. ### Lo toshav (לא תושב) Israeli tax looks at residency, not at the passport photo. A non-resident (lo toshav) typically pays investor mas rechisha and is underwritten as a 50% LTV borrower. An Israeli citizen who lives abroad is often still lo toshav. Becoming a resident within two years of purchase can, in some files, unlock a reclaim down to resident sole-home rates. That is a ruling, not a feeling. ### Dira yechida (דירה יחידה) Dira yechida means this is your only residential apartment in Israel. It is the gate to the resident reduced bands and, after August 2024, to the oleh 0% / 0.5% table. Owning a home in London or New York does not, by itself, destroy dira yechida. Owning a pied-à-terre in Jerusalem might. The Tax Authority's definition is statutory and picky; disclose every Israeli right before you sign. ### Shetach ekiv (שטח אקוויוולנטי) Shetach ekiv (equivalent area) is the developer's comparison metric, not the same as net interior sqm. GINDI VOGUE's official page publishes rooms, equivalent area, and ₪/sqm; multiplying those columns gives a comparison number, not a contract price for a named apartment, floor, or parking package. Do not compare one tower's equivalent area to another tower's interior. District averages from the Tax Authority sit on a different definition again. --- Source: https://shavnu.com/fr/masterplan sur Shavnu, un guide indépendant en français du quartier de Sde Dov à Tel-Aviv. Les chiffres viennent du dossier public : déclarations de l'Autorité fiscale israélienne, SIG de Tel-Aviv, appels d'offres et presse hébraïque.