# Shavnu, full reference > An independent English-language guide to Sde Dov (Sdot Dov), Tel Aviv's former city airport, now a coastal district planned for about 16,000 homes. Shavnu publishes the public record: sourced project facts, recorded transactions, planning documents, tender results, and English translations of Hebrew planning and market news. Every figure carries its source. Prices are distinguished as asking price, launch price or recorded deal. Recorded deals come from Israel Tax Authority reporting, construction records from Tel Aviv GIS, and plan lots from the district plan, which uses a different numbering system from land-registry blocks and parcels. --- ## The district Sde Dov was Tel Aviv's city airport for eighty-one years, opened in 1938 and closed in 2019. Its roughly 1,500 dunams on the northern seafront are being rebuilt under plan TA/4444 into three complexes, Eshkol, Central and North, with about 16,000 homes, three parks and roughly two kilometres of waterfront. The plan reserves a substantial share of the ground for uses other than housing: public buildings, parks, open public space, urban squares, commerce, employment, hotels and roads. --- ## Projects (7) ### ASHIRA - URL: https://shavnu.com/projects/ashira - Markdown: https://shavnu.com/projects/ashira.md - Developer: Avisror Moshe & Sons - Complex: eshkol - Plan lot: 101 - Homes: 406 - Buildings: 34-story tower, 15-story tower, two 7-8-story buildings - Status: Full building permit March 2026 - Price from: not published - Price per sqm from: not published ASHIRA is the first project out of the ground on the old airfield: Avisror Moshe & Sons' memorial to founder Moshe Avisror, the name meaning "Song of the Sea." It won lot 101 in the record August 2021 tender, laid the district's first cornerstone in November 2024, and received a full building permit in March 2026. The plot itself tested clean of PFAS, a distinction later coverage treated as a competitive advantage. ### RAINBOW Tel Aviv - URL: https://shavnu.com/projects/rainbow - Markdown: https://shavnu.com/projects/rainbow.md - Developer: Israel Canada - Complex: eshkol - Plan lot: 111 - Homes: 480 - Buildings: 39-story tower, 9-story mid-rise buildings - Status: Full building permit October 2025; Ashtrom contracted as builder January 2026 - Price from: not published - Price per sqm from: not published RAINBOW is Israel Canada's 480-unit resort-style project on Eshkol lot 111, won in the 2021 first-tender wave for about ₪1.3B. It took the district's first building permit, an excavation permit in March 2024, and a full permit in October 2025. Ashtrom is building the tower from January 2026 under a ~₪736M contract; by then the project was reported 70% pre-sold, with an average closed deal of ₪11M. ### UTOPIA - URL: https://shavnu.com/projects/utopia - Markdown: https://shavnu.com/projects/utopia.md - Developer: Nahmias Group - Complex: eshkol - Plan lot: 103 - Homes: 337 - Buildings: 34-story tower, 15-story tower, two 7-story buildings - Status: Works began October 2025; marketing underway - Price from: not published - Price per sqm from: not published UTOPIA sits on about five dunams at Eshkol lot 103, near the S.Y. Agnon / Levi Eshkol junction, for Nahmias Group (via Nof Ironi Yazamut). Claude Nahmias won a RAMI tender for the lot and finished consolidating ownership in December 2024. Construction started in October 2025 on 337 apartments across a 34-story tower, a 15-story tower, and two seven-story buildings. ### DIMRI YAMA TLV - URL: https://shavnu.com/projects/dimri-yama - Markdown: https://shavnu.com/projects/dimri-yama.md - Developer: Y.H. Dimri - Complex: eshkol - Plan lot: 107 - Homes: 458 - Buildings: 39-story tower, 16-story tower, two 9-story buildings, plus a hotel component - Status: Marketing since December 2025 - Price from: ₪3.75M - Price per sqm from: not published DIMRI YAMA is Y.H. Dimri's first Sde Dov project, assembled after the company bought lot 107 from the collapsed Hanan Mor Group for ₪1.1B in July 2024: land Mor had originally won at ₪1.5B. Four buildings hold 458 homes from studios to five rooms, with a hotel component and interiors by Kelly Hoppen. Marketing opened in December 2025 from ₪3.75M for a two-room apartment. ### ZOHI Tel Aviv - URL: https://shavnu.com/projects/zohi - Markdown: https://shavnu.com/projects/zohi.md - Developer: Levinshtein Group, Metropolis (Allied Real Estate), Mivne Group - Complex: eshkol - Plan lot: 110 - Homes: 230 - Buildings: Two 15-story buildings, one 9-story building - Status: Pre-sales launched January 2026 - Price from: not published - Price per sqm from: ₪70,000 ZOHI is the low-rise exception in a district of 40-story towers: 230 apartments in two 15-story buildings and one nine-story building on southern Eshkol lot 110, near the Ibn Gvirol extension and the light-rail stations. Levinstein, Metropolis (Allied Real Estate), and Mivne designed it in a Bauhaus-inspired language, with three-metre ceilings and a private garden of about 2.8 dunams. Pre-sales opened in January 2026 from ₪70,000 per sqm. ### GINDI VOGUE - URL: https://shavnu.com/projects/gindi-vogue - Markdown: https://shavnu.com/projects/gindi-vogue.md - Developer: Gindi Holdings - Complex: central - Plan lot: Central - Homes: 708 - Buildings: One 44-story tower, several ~20-story towers, 7-8-story fabric buildings - Status: Marketing; Gindi won two Central-complex plots in the 2025 tenders - Price from: not published - Price per sqm from: ~₪59,000 GINDI VOGUE is Gindi Holdings' 708-unit project in the Central complex, about 250 metres from the seafront: the largest of the seven projects with a consumer site. In June 2025 the company shocked the market by listing from ₪49,000 per sqm, tens of percent below the district average, and sold around 700 apartments within weeks. The project page markets from about ₪59,000 per sqm against a district range of ₪70-85,000. In August 2026 an option-holder sued Gindi for a ~₪500K refund over contamination. ### FIRST by Hagag - URL: https://shavnu.com/projects/first - Markdown: https://shavnu.com/projects/first.md - Developer: Hagag Group - Complex: central - Plan lot: 2270 - Homes: 350 - Buildings: One 45-story luxury tower (~258 units) and three 7-9-story boutique buildings (~92 units) - Status: Design plan approved March 2026; marketing - Price from: not published - Price per sqm from: not published FIRST is Hagag Group's sea-line tower on Central lot 2270, designed by ODA as a 45-story building with three boutique buildings of seven to nine floors beside it. The mix is about 350 apartments (roughly 258 in the tower and 92 in the low-rise) from studios to six rooms, penthouses, and duplexes. Hagag paid about ₪756M for the land in the February 2025 Central tenders, launched sales in July 2025, and had 46 reservations within two months. --- ## Developers (17) ### Avisror Moshe & Sons - URL: https://shavnu.com/developers/avisror - Projects here: ASHIRA Avisror Moshe & Sons is building ASHIRA on Eshkol lot 101, named to memorialize founder Moshe Avisror ("Song of the Sea"). The company won the first plot in the record August 2021 tender, laid the district's first cornerstone in November 2024, and received a full building permit in March 2026. Its plot tested clean of PFAS contamination. ### Israel Canada - URL: https://shavnu.com/developers/israel-canada - Projects here: RAINBOW Tel Aviv Israel Canada is building RAINBOW on Eshkol lot 111 and, through Pangaea Sde Dov, won municipal lot 306 for the neighborhood logistics center. It paid about ₪1.3B for the 480-unit Rainbow plot in the 2021 first-tender wave. By August 2025 it had sold 234 Rainbow apartments for ₪2B at an average of ₪11M; Q1 2026 filings later showed about 300 units sold at ₪85,700/sqm even as the sales pace collapsed. ### Y.H. Dimri - URL: https://shavnu.com/developers/dimri - Projects here: DIMRI YAMA TLV Y.H. Dimri, controlled by Yigal Dimri and founded in 1989, entered Sde Dov by buying Eshkol lot 107 from the collapsed Hanan Mor Group for ₪1.1B in July 2024, then launching DIMRI YAMA (458 units plus a hotel) from ₪3.75M in December 2025. Dimri also won a 275-unit North-complex plot in March 2025. Chairman Yigal Dimri has said prices in Sde Dov can reach ₪150,000 per sqm; a May 2026 Calcalist investigation reported that almost half the apartments Dimri sold were bought by the controlling shareholder. ### Nahmias Group - URL: https://shavnu.com/developers/nahmias - Projects here: UTOPIA Nahmias Group, led by Claude Nahmias and operating through Nof Ironi Yazamut, is building UTOPIA: 337 units on Eshkol lot 103. A partnership-dissolution request for the lot was approved in June 2024, and Nahmias completed the purchase in December 2024. Construction started in October 2025. ### Levinshtein Group - URL: https://shavnu.com/developers/levinstein - Projects here: ZOHI Tel Aviv Levinshtein Group (also Meshulam Levinstein in tender coverage) is one of three partners on ZOHI, the 230-unit low-rise project on Eshkol lot 110. Together with Allied, it was among the winners of the record 2021 first tender. Design plans for lot 110 were approved in August 2024; ZOHI launched in January 2026. ### Metropolis (Allied Real Estate) - URL: https://shavnu.com/developers/metropolis - Projects here: ZOHI Tel Aviv Metropolis is the residential arm of Allied Real Estate and a partner on ZOHI at Eshkol lot 110 with Levinshtein and Mivne. Allied appeared among the 2021 first-tender winners alongside Meshulam Levinstein. No separate Metropolis consumer project page has been published beyond ZOHI. ### Mivne Group - URL: https://shavnu.com/developers/mivne - Projects here: ZOHI Tel Aviv Mivne (Bina) Group is the third partner on ZOHI at Eshkol lot 110, with Levinshtein and Metropolis/Allied. The 230-unit low-rise scheme launched in January 2026 after design-plan approval in August 2024. ### Gindi Holdings - URL: https://shavnu.com/developers/gindi - Projects here: GINDI VOGUE Gindi Holdings is building GINDI VOGUE: 708 units in the Central complex, about 250 metres from the sea. It won two Central plots in the February 2025 tenders and in June 2025 listed from ₪49,000 per sqm, selling around 700 apartments within weeks. In August 2026 an option-holder sued the company for a ~₪500K refund after the PFAS contamination findings. ### Hagag Group - URL: https://shavnu.com/developers/hagag - Projects here: FIRST by Hagag Hagag Group is building FIRST, an ODA-designed 45-story sea-line tower plus three boutique buildings on Central lot 2270. It paid about ₪756M for the 350-unit plot in the February 2025 Central tenders, launched sales in July 2025, and recorded 46 sales in two months. The design plan was approved in March 2026. ### Shikun & Binui - URL: https://shavnu.com/developers/shikun-binui - Projects here: none recorded Shikun & Binui holds two long-term rental projects in Eshkol via the government company Dira LeHaskir: 324 units on lot 109 (December 2021 tender) and 511 units on lot 106 (April 2022 tender). Lot 109 received a building permit in December 2025; lot 106's revised design was approved in September 2025. The company also won in the North-district tenders in partnership with Shapir. ### Dan Real Estate - URL: https://shavnu.com/developers/dan-real-estate - Projects here: none recorded Dan Real Estate (Dan Nadlan) is building a 437-unit scheme with a 45-story tower on Central lot 2208 (residential, employment, and commerce) with a design plan approved on 20 May 2026. In March 2025 it also paid about ₪600M for a private-land combination deal of 260 units plus 300 sqm of commerce, beating Gindi, Electra, Azorim, and Zemach Hammerman. Separately, Electra Residence partnered with Dan Nadlan (Nahor) on a Central-tender win. ### Azrieli Group - URL: https://shavnu.com/developers/azrieli - Projects here: none recorded Azrieli Group is developing Palace Sde Dov, a senior-living project in the Central complex. Design plans for Azrieli and Africa Israel, including Palace Sde Dov, were approved on 19 February 2026. No consumer project page has been published yet. ### Africa Israel - URL: https://shavnu.com/developers/africa-israel - Projects here: none recorded Africa Israel is a 2025 Sde Dov winner with no consumer project page yet. The catalog lists it among Central-complex projects; other coverage also places it among the March 2025 North-district winners. Design plans for Africa Israel and Azrieli, including Palace Sde Dov senior living, were approved on 19 February 2026. ### Luzon-Ronson - URL: https://shavnu.com/developers/luzon-ronson - Projects here: none recorded The Luzon Group / Luzon-Ronson partnership holds a Central-complex project and closed about ₪700M of financing for it in June 2025. Luzon Ronson was listed among the February 2025 Central-tender winners and, with Shimon Amir, among the March 2025 North-tender winners. No consumer project page has been published. ### Prashkovsky - URL: https://shavnu.com/developers/prashkovsky - Projects here: none recorded Prashkovsky, bidding with the government long-term-rental company Dira LeHaskir, won both long-term-rental tenders in March 2025: 966 apartments in total. A separate third rental-housing project on Central lot 2207 was approved in June 2026; research does not name Prashkovsky as that lot's owner. ### Mediterranean Towers - URL: https://shavnu.com/developers/mediterranean-towers - Projects here: none recorded Mediterranean Towers won a North-district tender in March 2025 for 300 senior-living units. No consumer project page has been published. ### Electra Residence and Dan Real Estate (Nahor) - URL: https://shavnu.com/developers/electra-dan - Projects here: none recorded Electra Residence partnered with Dan Nadlan under the Nahor vehicle among the February 2025 Central-district tender winners, when land for 4,191 apartments sold for about ₪6B: roughly 40% below 2021 land prices. Electra also bid on Dan's later private-land plot and lost. No consumer project page has been published for the joint Central win. --- ## The Journal (38 pieces) ### Fifty Years Of Plans: What Was Proposed For Sde Dov Before TA/4444 - URL: https://shavnu.com/blog/before-ta-4444 - Markdown: https://shavnu.com/blog/before-ta-4444.md - Category: history. Published 2026-08-20. From Patrick Geddes's 1925 coastal vision through outline plan TA/3700, cabinet decisions, court dates, and a mayor's counter-proposal: the schemes that preceded the validated district plan, and what the record does not yet say. ### The Big Bloc: 1,892 Owners, Fifty Years, One Court Ruling - URL: https://shavnu.com/blog/big-bloc-land-saga - Markdown: https://shavnu.com/blog/big-bloc-land-saga.md - Category: history. Published 2026-08-20. Inside Sde Dov, a historic block of private parcels sat under the runway for generations. A court finished the rights table in September 2025. Here is what that means for lots 102, 105, and 108, and for any buyer comparing private land to a RAMI tender plot. ### When Do They Actually Hand Over The Keys? - URL: https://shavnu.com/blog/delivery-risk - Markdown: https://shavnu.com/blog/delivery-risk.md - Category: buying. Published 2026-08-20. Marketing timelines, permit stages, and statutory late-delivery rent are three different clocks. On Sde Dov they diverge by years. Here is how to read them without treating a brochure date as occupancy. ### From Tender Price To Asking Price: Where The Money Goes - URL: https://shavnu.com/blog/from-tender-to-price - Markdown: https://shavnu.com/blog/from-tender-to-price.md - Category: market. Published 2026-08-20. Winning a RAMI tender buys lease rights at a sealed bid. Selling an apartment recovers land, planning, construction, finance, levies, and margin. The public record shows some of those lines for Sde Dov and is silent on others. ### Getting To Sde Dov: Every Way In And Out - URL: https://shavnu.com/blog/getting-to-sde-dov - Markdown: https://shavnu.com/blog/getting-to-sde-dov.md - Category: planning. Published 2026-08-20. Light rail, roads, and coastal position on a cleared runway: how plan TA/4444 draws connections in, what the lot map reserves for approved and proposed roads, and what a transport promise is worth before it opens. ### Four Stations to the Sea: What the Green Line Means for Sde Dov - URL: https://shavnu.com/blog/green-line-light-rail - Markdown: https://shavnu.com/blog/green-line-light-rail.md - Category: planning. Published 2026-08-20. The Green Line light rail crosses Sde Dov on the Ibn Gvirol and Gordon axis with four stations. Southern section around late 2028, full service around December 2030. Here is the spine, the Yarkon bridge, and what station proximity actually means for each complex. ### The Lot That Broke a Developer: From Hanan Mor to Dimri Yama - URL: https://shavnu.com/blog/hanan-mor-to-dimri-yama - Markdown: https://shavnu.com/blog/hanan-mor-to-dimri-yama.md - Category: market. Published 2026-08-20. Hanan Mor Group paid ₪1.5 billion for Eshkol lot 107 in 2021. A ₪3.2 billion debt settlement in May 2024 forced a sale. Y.H. Dimri bought the land for ₪1.1 billion and relaunched it as Dimri Yama from ₪3.75 million. The arc is a buyer lesson in land leverage and developer survival. ### How Tall, How Many: The Rules Behind The Skyline - URL: https://shavnu.com/blog/height-and-density - Markdown: https://shavnu.com/blog/height-and-density.md - Category: planning. Published 2026-08-20. Seven marketed projects, seven height profiles: how TA/4444's fabric-and-tower rules translate into floors and units on the registry, and why the skyline clusters the way it does. ### Not Just Apartments: The Hotels, the Marina, and Reading's Second Life - URL: https://shavnu.com/blog/hotels-marina-reading - Markdown: https://shavnu.com/blog/hotels-marina-reading.md - Category: planning. Published 2026-08-20. Plan TA/4444 budgets ~3,000 hotel rooms, a five-hotel ILA mega-tender, Eshkol's first two hotel lots, and a southern edge where Reading power station, fuel tanks, marina, and park are being rewritten at once. ### What Israel Does With Military Land - URL: https://shavnu.com/blog/military-land-precedents - Markdown: https://shavnu.com/blog/military-land-precedents.md - Category: history. Published 2026-08-20. More than ninety percent of Israel's land is publicly held. When a defense site becomes housing, the Israel Land Authority's tender system decides who builds. Sde Dov is one documented instance of that pattern, not a private sale. ### Zahara Levitov And The Names On The Map - URL: https://shavnu.com/blog/names-on-the-map - Markdown: https://shavnu.com/blog/names-on-the-map.md - Category: history. Published 2026-08-20. The district's streets, complexes, and light-rail stops carry a few recorded names. This is a short piece about the people the file actually names, starting with the pioneering pilot Zahara Levitov. ### Your Money Before The Building Exists - URL: https://shavnu.com/blog/off-plan-protection - Markdown: https://shavnu.com/blog/off-plan-protection.md - Category: buying. Published 2026-08-20. Two mandatory statutes govern presale apartments in Israel. They limit upfront exposure, require indexed guarantees, and compensate late delivery. For a remote buyer, the payment voucher booklet is the difference between protected cash and exposed cash. ### A Third of the Ground Is Green: The Parks, the Promenade, and Two Kilometers of Beach - URL: https://shavnu.com/blog/parks-and-beach - Markdown: https://shavnu.com/blog/parks-and-beach.md - Category: planning. Published 2026-08-20. Plan TA/4444 locks about 365 dunams of parks and two kilometres of public shore on the old airfield. Here is what you can already walk, what is still a drawing, and how the lawns are supposed to be watered. ### The Questions To Ask Before You Buy Off Plan Here - URL: https://shavnu.com/blog/questions-before-you-buy - Markdown: https://shavnu.com/blog/questions-before-you-buy.md - Category: buying. Published 2026-08-20. Israeli presale law gives buyers mandatory protections, but only if you verify them before you sign. A diligence checklist grounded in the Sale Law and the Sde Dov project registry. ### What A Construction Loan Tells You About A Project - URL: https://shavnu.com/blog/reading-a-construction-loan - Markdown: https://shavnu.com/blog/reading-a-construction-loan.md - Category: market. Published 2026-08-20. When Mizrahi-Tefahot commits more than ₪2.5 billion to ASHIRA, or Luzon-Ronson closes ₪700 million of Central financing, that is not background noise. Bank accompaniment is one of the few third-party checks on whether a tower can actually be built. ### How To Read An Israeli Land Tender - URL: https://shavnu.com/blog/reading-a-tender-document - Markdown: https://shavnu.com/blog/reading-a-tender-document.md - Category: market. Published 2026-08-20. 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. ### The Neighbour Nobody Mentions: Reading Power Station - URL: https://shavnu.com/blog/reading-power-station - Markdown: https://shavnu.com/blog/reading-power-station.md - Category: planning. Published 2026-08-20. The 1938 power station sits beside the district on the southern edge. What the record says about its presence, its stop generating, and its unsettled second life. ### Schools, Clinics And Shops: Daily Life In A District Being Built - URL: https://shavnu.com/blog/schools-and-services - Markdown: https://shavnu.com/blog/schools-and-services.md - Category: planning. Published 2026-08-20. Public buildings and commerce designations reserve schools, clinics, and shops on the plan map. The gap between a reserved plot and an open school, and why services typically lag the first keys. ### The Sde Dov Barometer: What the Recorded Deals Actually Say - URL: https://shavnu.com/blog/sde-dov-market-barometer - Markdown: https://shavnu.com/blog/sde-dov-market-barometer.md - Category: market. Published 2026-08-20. Two GovMap prints, a Tax Authority mix, a quarterly filing, and a ₪49,000 launch. The published numbers do not agree, and that disagreement is the information. ### Sea, Price And Commute: Sde Dov Against Herzliya Pituach - URL: https://shavnu.com/blog/sde-dov-vs-herzliya-pituach - Markdown: https://shavnu.com/blog/sde-dov-vs-herzliya-pituach.md - Category: market. Published 2026-08-20. Both names sit on the Mediterranean north of central Tel Aviv. One is a presale leasehold district inside the city; the other is an established freehold villa enclave. The choice is typology, not a price ranking. ### Sde Dov And Park Tzameret: Two Tel Aviv Skylines - URL: https://shavnu.com/blog/sde-dov-vs-park-tzameret - Markdown: https://shavnu.com/blog/sde-dov-vs-park-tzameret.md - Category: market. Published 2026-08-20. Both names carry luxury towers and Mediterranean light. Recent reporting puts them in the same price band per square metre. The contrast is scale, setting, and what the market already concluded about location. ### How Tel Aviv Grew North, And Why Sde Dov Was Last - URL: https://shavnu.com/blog/tel-aviv-northward - Markdown: https://shavnu.com/blog/tel-aviv-northward.md - Category: history. Published 2026-08-20. Patrick Geddes drew the coast as city when the airfield was new. Blocks later pressed against the fence while the runway stayed. The typed record explains what built up around the strip and why this sand was the last to turn. ### The Airfield At War: Sde Dov's Military Decades - URL: https://shavnu.com/blog/the-airfield-at-war - Markdown: https://shavnu.com/blog/the-airfield-at-war.md - Category: history. Published 2026-08-20. Opened during the Arab Revolt, used by the RAF, home to Israel's first air-force squadron, and still hosting IAF movements at closure: the operational military history the typed timeline and catalog record, with dates only where the file gives them. ### Closing An Airport: How The Decision To Shut Sde Dov Was Made - URL: https://shavnu.com/blog/the-closure-decision - Markdown: https://shavnu.com/blog/the-closure-decision.md - Category: history. Published 2026-08-20. Cabinet papers, a billion-shekel defense deal, a Supreme Court date, a mayor's lost alternative, and a final summer of flights: the political and planning path that closed Tel Aviv's city airport and handed the sand to housing. ### Seventeen Names, Seven Projects: Who Else Holds Ground Here - URL: https://shavnu.com/blog/the-seventeen-developers - Markdown: https://shavnu.com/blog/the-seventeen-developers.md - Category: projects. Published 2026-08-20. The developer registry lists seventeen companies with Sde Dov exposure. Only seven consumer projects are on the field. The gap is the story: tender wins, rental stock, senior living, and land waiting for a brand. ### Two Kilometres Of Coast: Who Gets The Beach - URL: https://shavnu.com/blog/the-shoreline - Markdown: https://shavnu.com/blog/the-shoreline.md - Category: planning. Published 2026-08-20. Public beach, coastal park designations, and the promenade you can walk today: an access and ownership angle on TA/4444's two-kilometre shore, without repeating the parks inventory. ### Sealed Bids On State Land: How Israel Actually Sells Ground - URL: https://shavnu.com/blog/the-tender-machine - Markdown: https://shavnu.com/blog/the-tender-machine.md - Category: market. Published 2026-08-20. 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. ### A Third Of The Ground: What The Plan Reserves That Is Not Housing - URL: https://shavnu.com/blog/what-the-plan-reserves - Markdown: https://shavnu.com/blog/what-the-plan-reserves.md - Category: planning. Published 2026-08-20. Plan-lot land uses from residential and employment to parks, roads, and antiquities: what each TA/4444 designation permits in Israeli planning, and what the mix tells a buyer about life beyond the tower lobby. ### The Cash You Actually Need - URL: https://shavnu.com/blog/what-your-equity-covers - Markdown: https://shavnu.com/blog/what-your-equity-covers.md - Category: buying. Published 2026-08-20. Israeli banks cap non-resident mortgages at fifty percent of the lower of price or appraisal, and that fifty percent is a ceiling, not a promise. The gap you must wire from abroad is larger than the headline LTV suggests. ### What ₪4M, ₪8M, and ₪15M Actually Buy in Sde Dov - URL: https://shavnu.com/blog/what-your-money-buys - Markdown: https://shavnu.com/blog/what-your-money-buys.md - Category: buying. Published 2026-08-20. No invented list prices. Three budget anchors mapped to published launches, Tax Authority mixes, GovMap contracts, and the honest gaps where the registry stays silent. ### Cranes for Hire: Who Actually Builds Sde Dov - URL: https://shavnu.com/blog/who-builds-sde-dov - Markdown: https://shavnu.com/blog/who-builds-sde-dov.md - Category: projects. Published 2026-08-20. Developers win the land. Banks and contractors carry the risk. On the record: Ashtrom's ₪736M Rainbow contract, ₪2.5B+ for ASHIRA, Luzon-Ronson's ₪700M line, and the Galnur-Olitzki infrastructure split. ### Who Is Actually Watching The Ground - URL: https://shavnu.com/blog/who-monitors-the-site - Markdown: https://shavnu.com/blog/who-monitors-the-site.md - Category: environment. Published 2026-08-20. PFAS findings put soil in the headlines. This article is about the bodies with formal powers over planning, land sales, construction, and infrastructure on the former airfield, and what the public record shows them doing. ### Buying in Sde Dov from Abroad: The Honest Playbook - URL: https://shavnu.com/blog/foreign-buyers-guide - Markdown: https://shavnu.com/blog/foreign-buyers-guide.md - Category: buying. Published 2026-08-19. 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. ### Eighty-One Years on the Sand: The Complete History of Sde Dov Airport - URL: https://shavnu.com/blog/history-of-sde-dov-airport - Markdown: https://shavnu.com/blog/history-of-sde-dov-airport.md - Category: history. Published 2026-08-19. From a 1938 strip opened during the Arab Revolt to the last departure on 30 June 2019: how Tel Aviv’s city airport was built, named, fought over, and taken apart, and what Runway Park still keeps. ### TA/4444, Decoded: How to Read the Sde Dov Masterplan Like a Planner - URL: https://shavnu.com/blog/masterplan-explained - Markdown: https://shavnu.com/blog/masterplan-explained.md - Category: planning. Published 2026-08-19. The validated district plan packs 16,000 homes, three complexes, a stepped skyline, and a light-rail spine into 1,500 dunams of former runway. Here is how to read it. ### The PFAS Question: What the Contamination Findings Actually Mean - URL: https://shavnu.com/blog/pfas-contamination - Markdown: https://shavnu.com/blog/pfas-contamination.md - Category: environment. Published 2026-08-19. Firefighting foam, a February 2026 disclosure, a ministry halt demand, one named clean plot, and a ₪500K refund claim. The Sde Dov record, without spin. ### Seven Towers, One Field: Every Sde Dov Project, Compared - URL: https://shavnu.com/blog/seven-projects-compared - Markdown: https://shavnu.com/blog/seven-projects-compared.md - Category: projects. Published 2026-08-19. ASHIRA, RAINBOW, UTOPIA, DIMRI YAMA, ZOHI, GINDI VOGUE, and FIRST share one airfield but diverge on height, price, permit stage, and risk profile. A registry-based comparison. ### The Most Expensive Dirt in Israel: Every Sde Dov Tender, Priced - URL: https://shavnu.com/blog/tender-gold-rush - Markdown: https://shavnu.com/blog/tender-gold-rush.md - Category: market. Published 2026-08-19. 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. --- ## Recent news - **2026-08-16**: Green light for Tel Aviv's fifth water line, paving the way to occupying Sde Dov. The fifth water line into Tel Aviv is approved, a utility the district needs before residents can move in. (District records) - **2026-08-05**: Tel Aviv luxury housing project faces contamination battle after buyer sues developer. An option-holder sues Gindi Holdings for a refund of about ₪500K after PFAS contamination findings at Sde Dov. (CTech) - **2026-07-19**: Environmental Protection Ministry demands halt to infrastructure works in Sde Dov. The ministry asks for infrastructure work to stop while contamination and soil treatment are handled. (District records) - **2026-07-08**: Green Line works progress: when will the train reach Sde Dov?. A municipal update on the Green Line, including a southern-section timetable presented by Mayor Huldai. Four stations will serve the district. (District records) - **2026-06-18**: Chussidman family to donate ₪200M for the Reut Hospital campus. The Chussidman family foundation pledges ₪200M toward Reut Rehabilitation Hospital's new campus, relocating from Yad Eliyahu. (District records) - **2026-06-04**: Plans approved for 771 more apartments in the Central complex (incl. lot 2226). The local committee approves plans for 771 additional Central-complex homes, including lot 2226. (District records) - **2026-06-02**: The financial reports reveal: apartment sales in Sde Dov have stalled. Q1 filings show the sales pace collapsing. Israel Canada had sold about 300 units at an average of ₪85,700 per sqm. (Globes) - **2026-05-28**: Sde Dov: almost half the apartments Dimri sold were bought by the controlling shareholder. Calcalist reports that nearly half of Dimri's Sde Dov apartment sales were to the controlling shareholder. (Calcalist) - **2026-05-20**: 437 apartments and a 45-story tower: Dan Real Estate plan approved for lot 2208. Dan Real Estate's design plan for Central lot 2208 is approved: 437 units and a 45-story tower mixing homes, employment, and commerce. (District records) - **2026-05-14**: A tender for 200 apartments in Sde Dov has been postponed 12 times, and it's not the only one. A 217-unit Central-district tender has been postponed 12 times since September 2024; leftover tenders remain stuck. (Globes) - **2026-04-19**: Avisror's ASHIRA got its building permit. Ice reports the full building permit for ASHIRA on lot 101. The plot had tested clean of contamination. (ice.co.il) - **2026-04-15**: Dimri's price per sqm in Sde Dov is the highest. Trade press says Dimri is recording the highest price per square metre of any Sde Dov project then on sale. (Nadlan Center) - **2026-04-02**: Sde Dov land contamination discovery could delay construction. Globes English follows the PFAS findings and the risk that parts of the ~16,000-unit build-out slip. (Globes) - **2026-03-27**: Turnaround on soil contamination after a dramatic update of threshold values. Updated national PFAS thresholds change how findings on the old airfield are read, a potential break in the contamination saga. (District records) - **2026-03-06**: Design plan approved for Hagag Group's FIRST (lot 2270). The architectural design plan for FIRST, the ODA-designed 45-story sea-line tower, is approved. (District records) - **2026-02-24**: What are apartment prices in Israel's most expensive neighborhood?. Calcalist surveys asking and closed prices in Sde Dov, by then routinely described as Israel's most expensive new neighborhood. (Calcalist) - **2026-02-19**: Africa Israel and Azrieli design plans approved (incl. Palace Sde Dov senior living). Design plans for Africa Israel and Azrieli clear the committee, including Azrieli's Palace Sde Dov senior-living project. (District records) - **2026-02-10**: The Sde Dov contamination: 'a developer with clean land will use it as a competitive advantage'. After the PFAS announcement, Ynet reports that plots which tested clean are already being framed as a sales edge. (Ynet) - **2026-02-05**: Toxic compounds found at site slated for luxury neighborhood in north Tel Aviv. Ynetnews English report on PFAS, forever chemicals from firefighting foam, found on the former Sde Dov airfield. (Ynetnews) - **2026-02-04**: Will TA's giant neighborhood be delayed? Contamination findings in Sde Dov soil. Nadlan Center asks whether PFAS in the soil will delay the ~16,000-home district after land sold for billions. (Nadlan Center) - **2026-02-04**: Will Sde Dov construction be delayed? After land sold for billions, contamination found. TheMarker covers the same PFAS disclosure and the tension between already-sold land and a possible slowdown in construction. (TheMarker) - **2026-01-28**: Three developers launch Zohi Tel Aviv (Levinshtein, Metropolis/Allied, Mivne). The 230-unit low-rise project on Eshkol lot 110 goes to market, the district's deliberately shorter skyline. (District records) - **2026-01-21**: A year after land marketing: six Sde Dov plots approach building permits. Globes reports fast-tracked design-plan approvals that put six Center and North plots close to building permits. (Globes) - **2026-01-12**: Mizrahi-Tefahot and First International to finance Ashira (₪2.5B+). Two banks commit more than ₪2.5B to finance construction of Avisror's ASHIRA on lot 101. (District records) - **2026-01-01**: Sde Dov: two projects worth NIS 1.8B go to execution. Mako reports Rainbow moving to execution with Ashtrom as contractor, works from January 2026, the project about 70% pre-sold. (Mako)