# Shavnu

> 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.

Markdown renderings of every page are available by appending .md to its path, for example https://shavnu.com/masterplan.md. A full index is at https://shavnu.com/index.md.

## The District

- [Home](https://shavnu.com): The Sde Dov story from the 1938 airfield to the towers now rising, with the district's headline figures.
- [The Story](https://shavnu.com/story): A dated, sourced timeline: the airport, the land fight, the masterplan, the tenders and the construction.
- [The Masterplan](https://shavnu.com/masterplan): Plan TA/4444 in plain English: three complexes, the lots, the parks, the Green Line and the Hebrew planning terms decoded.
- [About Shavnu](https://shavnu.com/about): How the site is put together, where the data comes from, and how corrections work.
- [Find My Property](https://shavnu.com/contact): Ask about any project in the district. Email is the only required field.
- [The Data Terminal](https://shavnu.com/terminal): A map-first workspace: plan lots and land-registry parcels on the map, recorded deals, construction records and prices alongside.
- [Sitemap](https://shavnu.com/sitemap): Every page on the site, with its markdown rendering.
- [Terms Of Use](https://shavnu.com/legal/terms)
- [Privacy Policy](https://shavnu.com/legal/privacy)

## Projects And Developers

- [All Projects](https://shavnu.com/projects): Every consumer-facing development on the field, 7 in total.
- [All Developers](https://shavnu.com/developers): The 17 developers tracked here, with their tender history.
- [ASHIRA](https://shavnu.com/projects/ashira): Avisror Moshe & Sons, lot 101, 406 homes
- [RAINBOW Tel Aviv](https://shavnu.com/projects/rainbow): Israel Canada, lot 111, 480 homes
- [UTOPIA](https://shavnu.com/projects/utopia): Nahmias Group, lot 103, 337 homes
- [DIMRI YAMA TLV](https://shavnu.com/projects/dimri-yama): Y.H. Dimri, lot 107, 458 homes
- [ZOHI Tel Aviv](https://shavnu.com/projects/zohi): Levinshtein Group and Metropolis (Allied Real Estate) and Mivne Group, lot 110, 230 homes
- [GINDI VOGUE](https://shavnu.com/projects/gindi-vogue): Gindi Holdings, lot Central, 708 homes
- [FIRST by Hagag](https://shavnu.com/projects/first): Hagag Group, lot 2270, 350 homes
- [Avisror Moshe & Sons](https://shavnu.com/developers/avisror): 1 project(s) in the district.
- [Israel Canada](https://shavnu.com/developers/israel-canada): 1 project(s) in the district.
- [Y.H. Dimri](https://shavnu.com/developers/dimri): 1 project(s) in the district.
- [Nahmias Group](https://shavnu.com/developers/nahmias): 1 project(s) in the district.
- [Levinshtein Group](https://shavnu.com/developers/levinstein): 1 project(s) in the district.
- [Metropolis (Allied Real Estate)](https://shavnu.com/developers/metropolis): 1 project(s) in the district.
- [Mivne Group](https://shavnu.com/developers/mivne): 1 project(s) in the district.
- [Gindi Holdings](https://shavnu.com/developers/gindi): 1 project(s) in the district.
- [Hagag Group](https://shavnu.com/developers/hagag): 1 project(s) in the district.
- [Shikun & Binui](https://shavnu.com/developers/shikun-binui): 0 project(s) in the district.
- [Dan Real Estate](https://shavnu.com/developers/dan-real-estate): 0 project(s) in the district.
- [Azrieli Group](https://shavnu.com/developers/azrieli): 0 project(s) in the district.
- [Africa Israel](https://shavnu.com/developers/africa-israel): 0 project(s) in the district.
- [Luzon-Ronson](https://shavnu.com/developers/luzon-ronson): 0 project(s) in the district.
- [Prashkovsky](https://shavnu.com/developers/prashkovsky): 0 project(s) in the district.
- [Mediterranean Towers](https://shavnu.com/developers/mediterranean-towers): 0 project(s) in the district.
- [Electra Residence and Dan Real Estate (Nahor)](https://shavnu.com/developers/electra-dan): 0 project(s) in the district.

## The Journal

- [The Sde Dov Journal](https://shavnu.com/blog): 38 long reads on the district, written from the record.
- [Fifty Years Of Plans: What Was Proposed For Sde Dov Before TA/4444](https://shavnu.com/blog/before-ta-4444): 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](https://shavnu.com/blog/big-bloc-land-saga): 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?](https://shavnu.com/blog/delivery-risk): 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](https://shavnu.com/blog/from-tender-to-price): 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](https://shavnu.com/blog/getting-to-sde-dov): 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](https://shavnu.com/blog/green-line-light-rail): 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](https://shavnu.com/blog/hanan-mor-to-dimri-yama): 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](https://shavnu.com/blog/height-and-density): 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](https://shavnu.com/blog/hotels-marina-reading): 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](https://shavnu.com/blog/military-land-precedents): 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](https://shavnu.com/blog/names-on-the-map): 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](https://shavnu.com/blog/off-plan-protection): 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](https://shavnu.com/blog/parks-and-beach): 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](https://shavnu.com/blog/questions-before-you-buy): 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](https://shavnu.com/blog/reading-a-construction-loan): 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](https://shavnu.com/blog/reading-a-tender-document): 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](https://shavnu.com/blog/reading-power-station): 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](https://shavnu.com/blog/schools-and-services): 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](https://shavnu.com/blog/sde-dov-market-barometer): 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](https://shavnu.com/blog/sde-dov-vs-herzliya-pituach): 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](https://shavnu.com/blog/sde-dov-vs-park-tzameret): 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](https://shavnu.com/blog/tel-aviv-northward): 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](https://shavnu.com/blog/the-airfield-at-war): 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](https://shavnu.com/blog/the-closure-decision): 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](https://shavnu.com/blog/the-seventeen-developers): 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](https://shavnu.com/blog/the-shoreline): 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](https://shavnu.com/blog/the-tender-machine): 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](https://shavnu.com/blog/what-the-plan-reserves): 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](https://shavnu.com/blog/what-your-equity-covers): 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](https://shavnu.com/blog/what-your-money-buys): 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](https://shavnu.com/blog/who-builds-sde-dov): 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](https://shavnu.com/blog/who-monitors-the-site): 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](https://shavnu.com/blog/foreign-buyers-guide): 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](https://shavnu.com/blog/history-of-sde-dov-airport): 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](https://shavnu.com/blog/masterplan-explained): 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](https://shavnu.com/blog/pfas-contamination): 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](https://shavnu.com/blog/seven-projects-compared): 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](https://shavnu.com/blog/tender-gold-rush): 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.
- [Purchase tax for foreign buyers](https://shavnu.com/guides/purchase-tax): Practical guide: Purchase tax for foreign buyers.
- [Mortgages for non-residents](https://shavnu.com/guides/financing): Practical guide: Mortgages for non-residents.
- [Buying an apartment from abroad](https://shavnu.com/guides/buy-from-abroad): Practical guide: Buying an apartment from abroad.
- [English-language support](https://shavnu.com/guides/english-support): Practical guide: English-language support.
- [Olim purchase-tax benefits](https://shavnu.com/guides/olim-benefits): Practical guide: Olim purchase-tax benefits.
- [FAQs](https://shavnu.com/guides/faqs): Practical guide: FAQs.

## News

- [Sde Dov News In English](https://shavnu.com/news): 40 dated items translated from the Hebrew press, each carrying its source.

## Machine surfaces

- [Full reference](https://shavnu.com/llms-full.txt): every project, developer and Journal piece in long form.
- [Markdown index](https://shavnu.com/index.md): the same site as plain markdown.
- [Sitemap index](https://shavnu.com/sitemap.xml)
- [Markdown sitemap](https://shavnu.com/sitemap-markdown.xml)
- [RSS feed](https://shavnu.com/feed.xml)