# Michraz

> A public land tender, usually run by the Israel Land Authority (RAMI).

Canonical: https://shavnu.com/glossary/michraz

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**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.

## Where this comes up

- [How To Read An Israeli Land Tender](https://shavnu.com/blog/reading-a-tender-document.md): RAMI sells state land through sealed-bid auctions. The tender publication is the primary document behind every migrash price on the Sde Dov field. Here is what each part means, using the district's real tender history as the worked example.
- [Sealed Bids On State Land: How Israel Actually Sells Ground](https://shavnu.com/blog/the-tender-machine.md): Over ninety percent of Israeli land is publicly owned. Developers bid in sealed envelopes for lease rights, not freehold deeds. Here is the auction machine that priced Sde Dov, and why central Tel Aviv behaves nothing like the periphery.
- [Buying in Sde Dov from Abroad: The Honest Playbook](https://shavnu.com/blog/foreign-buyers-guide.md): Foreigners can buy here, but the tax code, payment schedule, and permit pipeline work differently than in most overseas markets. What the research actually supports.
- [The Most Expensive Dirt in Israel: Every Sde Dov Tender, Priced](https://shavnu.com/blog/tender-gold-rush.md): From a ₪4.4 billion 2021 record to a 40 percent cheaper 2025 close, the Israel Land Authority priced the former airfield lot by lot. The complete 2021-2025 ledger.

## Related terms

- [RAMI](https://shavnu.com/glossary/rami.md): The Israel Land Authority, which auctions most of the district's state-owned lots.
- [Combination deal](https://shavnu.com/glossary/combination-deal.md): The landowner is paid in finished apartments instead of cash.


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Source: https://shavnu.com/glossary/michraz on Shavnu, an independent English guide to the
Sde Dov district in Tel Aviv. Figures come from the public record: Israel Tax
Authority transaction reports, Tel Aviv GIS, tender results and the Hebrew press.