Public Prices
What is actually published in 2026, how to read equivalent-area tables, and the three cash numbers that are not the headline.
How to read a Sde Dov price
Sde Dov marketing is unusually opaque. Some developers publish a whole-unit starting price. Some publish only price per square metre. Some publish a table of "equivalent area" times a shekel rate. Some publish nothing. A "from" figure can also vanish once the cheapest stack sells.
This page labels the evidence, not a shopping list. Shavnu does not treat a portal crawl, a 2024 launch, a district average, and an official equivalent-area table as the same kind of number. Unknown stays unpublished on project cards. The ledger below is the public record as checked in August 2026, with confidence written next to the figure.
Public price ledger, August 2026
Only DIMRI YAMA currently carries a whole-unit "from" on its Shavnu project card, because that is the figure a named launch source actually published. GINDI VOGUE publishes a live equivalent-area table, which is official and still not a contract price for a specified apartment. FIRST's ₪3.0 million line is a portal report, not Hagag's own page. ASHIRA's ₪3.9 million line is a 2024 presale, not a 2026 sheet.
| Project | Public figure | Evidence | Confidence |
|---|---|---|---|
| DIMRI YAMA | 2-room ~56.5 sqm from ₪3.75M | District site + launch coverage, Dec 2025 | Launch floor, December 2025. Globes (2 September 2026): about 40 of 458 homes sold; Dimri expects remaining inventory to average about ₪62,000/sqm (excluding VAT, net of financing) against about ₪67,000 achieved so far. |
| GINDI VOGUE | 2-room arithmetic ₪3,701,400 | Official page: 59.7 sqm × ₪62,000 | Official table. Equivalent area, not a unit quote. |
| ZOHI | From ₪70,000/sqm | Launch, January 2026 | Per-sqm only. No public whole-unit floor. Globes (2 September 2026): 12 contracts in Q2 2026 at an average ₪60,055/sqm, 63 contracts by the end of June 2026. |
| FIRST | From ₪3.0M reported | Portal crawl ~Apr 2026, not Hagag's own page. Calcalist (December 2025): a 90 sqm three-room listed at about ₪6.8M, or about ₪5.8M under an accelerated-payment option; Calcalist (1 September 2026): 179 of 350 homes still unsold after the second quarter. | Low. Reconfirm current inventory in writing. |
| ASHIRA | From ₪3.9M (2024) | Presale announcement, March 2024 | Historical. Do not treat as current. |
| RAINBOW | No public starting floor located | Construction-stage; majority previously sold | Ask remaining inventory. 459 homes per the developer (480 in the tender); 275 sold by August 2026 (Globes). |
| UTOPIA | ₪5M to ₪30M by floor, size and view | Globes, November 2025 | A range, not a quote. No cumulative sales published. |
| SEVEN SEAS | Average about ₪8.7M per home, about ₪80,000/sqm including VAT | Electra Residence data via Nadlan Center, March 2026 (73 homes sold) | Average of closed deals, not a floor |
GINDI VOGUE official equivalent-area table
Gindi Holdings' VOGUE page publishes rooms, equivalent area, and price per square metre. Multiplying those two columns is useful for comparison. It is not a binding quote for a floor, orientation, parking, or storage package. Equivalent area (שטח אקוויוולנטי, shetach ekiv) is the developer's marketing metric. It is not the same as interior sqm, and it is not the same as the Israel Tax Authority averages below.
| Type | Equivalent area | ₪/sqm | Implied price |
|---|---|---|---|
| 2 rooms | 59.7 sqm | ₪62,000 | ₪3,701,400 |
| 3 rooms | 69.65 sqm | ₪57,500 | ₪4,004,875 |
| 4 rooms | 115.4 sqm | ₪59,000 | ₪6,808,600 |
| 5 rooms | 133.35 sqm | ₪60,000 | ₪8,001,000 |
| 6-room penthouse | 242.25 sqm | ₪65,000 | ₪15,746,250 |
District averages are not starting prices
The Sde Dov district information site, updated March 2026, reports average transaction prices across sales to date, excluding option deals, from Israel Tax Authority data. The early-2026 average is about ₪82,000 per sqm. These are closed-deal averages, including larger and later stacks. They sit above several marketed "from" figures, which is expected.
| Type | Average size | Average price |
|---|---|---|
| 2 rooms | 46.6 sqm | ₪3.79M |
| 3 rooms | 83.5 sqm | ₪6.87M |
| 4 rooms | 111.5 sqm | ₪9.54M |
| 5 rooms | 136.8 sqm | ₪11.59M |
Three different cash numbers
A brochure price is not the cash you need. Separate three figures on every file: signing cash (what the developer asks now), ultimate equity (what you must fund after the bank's maximum LTV), and all-in cash (equity plus purchase tax, legal and mortgage costs, upgrades, index exposure, and reserves).
A 10/90 or 20/80 campaign can shrink number one without shrinking number two. Directive 329 (version of 30 June 2026) caps a loan for a sole dwelling bought by an Israeli citizen at 75 percent of value, a replacement dwelling at 70 percent, and an investment dwelling at 50 percent. Anyone who is not an Israeli citizen can only borrow in the investment category, so 50 percent is the directive's own ceiling for a foreign buyer. The bank may use the lower of price and appraisal. Monthly repayments may not exceed 50 percent of disposable income, and above 40 percent the bank must hold more capital against the loan, so the ceiling is not an approval.
| Example | Price used | 20% if offered | 25% sole-home equity | 50% investment equity |
|---|---|---|---|---|
| GINDI VOGUE 2-room calc. | ₪3,701,400 | ₪740,280 | ₪925,350 | ₪1,850,700 |
| DIMRI YAMA launch floor | ₪3,750,000 | ₪750,000 | ₪937,500 | ₪1,875,000 |
What to put on every written quote
Until a price list names a unit, compare developers on the same fields. Do not mix interior sqm with equivalent area. Do not treat a reservation WhatsApp as the Sale Law guarantee. Under the Sale (Apartments) (Assurance of Investments of Purchasers of Apartments) Law 1974, a seller may not take more than 7 percent of the price unless it gives one of five securities, most often a bank guarantee issued for each payment made through the voucher book (ערבות בנקאית, arvut bankait).
| Field | Why it matters |
|---|---|
| Rooms / interior sqm / balcony | Do not compare equivalent area to net interior. |
| Floor / orientation / view | Later towers can block a sea line. |
| Parking / storage included? | Often outside the headline. |
| Cash at reservation and at contract | Signing cash is not ultimate equity. |
| Next instalment and trigger | Permit, excavation, or a calendar date. |
| Balance at delivery | Usually the large number, often indexed. |
| Index-linked portion and base date | Construction inputs index only. For contracts from 7 July 2022 the first 20% is unlinked, at most half of each later payment is linked (40% of the price at most), and linkage stops at the contractual delivery date. |
| 10/90, 20/80, or developer financing | Changes timing, not Bank of Israel LTV. |
| Expected delivery and lending bank | Livui bniya and the guarantee issuer. |
| Assignment allowed, and the fee | Exit before keys is a contract clause. |
| Environmental file for this lot | PFAS is plot-specific. Ask for the file. |
What this page is not
This is general information compiled from public developer pages, the district site, and named press, checked in August 2026. It is not a live inventory, not a tax ruling, and not a mortgage offer. Shavnu does not sell apartments, hold deposits, or email developers on your behalf. Personal military deposits, reservist housing lotteries, and oleh elections are separate government programmes; none of them is a Gindi, Hagag, or Dimri discount on a privately sold Sde Dov unit.
The purchase-tax and financing guides own the 2026 brackets and Directive 329 caps. Use those pages with this ledger, then have an independent Israeli lawyer read the document you would actually sign.
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