Anyone looking at apartments for sale in Neve Avivim soon discovers that the neighborhood offers several different products under the same name: a large apartment in a 1970s building, an apartment in a tower with a view, an apartment in a building that has already signed with a developer, and a new apartment in a completed project. Each has a different price, risk and audience. This guide is written for buyers, and explains how to read the supply in the neighborhood, what to check in the older buildings, and when buying in a building ahead of urban renewal is an opportunity and when it is a gamble.
What you find today among apartments for sale in Neve Avivim
Most of the neighborhood was built in the 1970s, with construction beginning in the mid 1960s and additions in the mid 1990s. An area of about 776 dunams (roughly 776,000 sq m) holds about 5,360 housing units, most of them in older construction. In practice the supply falls into four types:
- Apartments in the long walkup blocks and low rise buildings. Spacious apartments, with large rooms and an older layout. Often without a safe room (mamad), and sometimes without an elevator.
- Apartments in the towers. The towers built on Oppenheimer, Tagore and Chaim Levanon streets offer high floors, elevators and sometimes an open view. The towers at Tagore 40, 42 and 44 were built with an underground garage, a rarity in their time.
- Apartments in buildings undergoing renewal. A legal and planning status that affects the price more than the condition of the apartment itself. More on this below.
- New apartments in completed projects. One example is the pinui binui (demolition and reconstruction) project on HaSavoraim Street, where three buildings with 42 apartments were replaced by three buildings with 107 apartments, with balconies and an underground garage.
If you are still weighing the Ramat Aviv neighborhoods against one another, you will find an orderly comparison in our guide Ramat Aviv Gimel, Neve Avivim or HaYeruka, and the character of daily life in the neighborhood in our article on what characterizes Neve Avivim.
An apartment in an older building versus one in a new building
This comparison is the first decision most buyers in the neighborhood face, and it is not only a question of budget:
| Topic | Older building from the 1970s | New building or completed renewal project |
|---|---|---|
| Room size | Usually large, with a wide living room and a closed kitchen | Open layout, generally smaller rooms |
| Protection | A building shelter or none, a safe room is rare | A safe room in every apartment |
| Parking | Varies from building to building, not always registered as an attached right | Underground garage and attached parking |
| Elevator | Yes in the towers, not always in the walkup blocks | Yes |
| Maintenance | Depends on the building committee and on the condition of pipes and roof | First years within the inspection and warranty period |
| Planning potential | May be significant, subject to the plan and to consent in the building | Mostly used up |
The older apartment offers space and location, and the new one offers protection, parking and certainty. The price reflects both, so the question is what matters more to you over the next ten years.
Buying in a building ahead of renewal: advantages and risks
This is the opportunity buyers in Neve Avivim ask about most, and it is also where it is easiest to go wrong. Anyone who buys an apartment in a building with a renewal agreement is buying an existing apartment plus a right to a future one, and both depend on factors outside their control.
The planning situation in Tel Aviv
TAMA 38 expired within the city in August 2024. In its place the municipality is advancing plan TA/5555, a comprehensive urban renewal plan that was submitted to the District Planning Committee in August 2025. The presentation the municipality published for the neighborhood shows a division into zones: demolition and rebuilding, reinforcement with added floors, and reinforcement with added space at the rear of the building. Alongside it, pinui binui compounds are being advanced in the neighborhood through detailed plans. As long as the comprehensive plan has not received final approval, it indicates a direction, not an entitlement.
The advantages
- The possibility of receiving a new, larger apartment in the future, with a safe room, a balcony and parking.
- A price that embodies only part of the future value, because the market deducts time and risk.
- Influence over the terms of the agreement, if the building has not yet signed.
The risks
- Time. Years often pass between signing an agreement and obtaining a permit, and timetables presented at the marketing stage tend to stretch.
- A majority in the building. Pinui binui requires a majority of two thirds of the apartment owners, with additional conditions for each building in the compound. Anyone who buys before the majority is secured is betting on that consent.
- Eviction. Anyone buying to live in the apartment needs to plan for a move to alternative housing during construction. In many agreements the developer pays the rent, but this is set in the agreement itself.
- Taxation. Renewal transactions have special tax rules. They may apply differently to someone who bought before the agreement and someone who bought after it, so check with a tax advisor before signing.
What to ask to see before making an offer
- The agreement with the developer, if there is one, and the consideration defined for each apartment.
- How many apartment owners have signed, and when.
- The planning status: a detailed plan, a permit, or only an intention.
- The identity of the developer and the bank financing, if already in place.
- The guarantees the developer undertakes to provide to the apartment owners.
An illustrative example: how to think about the timetable
Suppose a family is considering a four room apartment in a walkup block that has recently signed a pinui binui agreement. The figures here are assumptions for the calculation only, not a forecast. If about three more years are needed until a permit and about three and a half years of construction follow, the family will live in the old apartment for about three years, and then about three and a half years in a rented apartment. If the agreement provides that the developer pays the rent, the direct cost is low, but there remain a double move, a possible change of school for the children and a long period in which the money is invested in a property that does not deliver full comfort. If the permit is delayed by two years, the whole picture moves with it. A family for whom this works will end up with a new apartment in a neighborhood it loves. A family that needs stability would do better to consider an apartment in a building that is not in a process, or one in a project already completed.
The general checks for any purchase, such as the land registry extract (nesach tabu), the building file and irregularities, are set out in our guide to checks before buying an apartment. The point here is that in Neve Avivim the renewal documents matter no less.
Parking, elevator and safe room: the checks specific to the neighborhood
Three items that are taken for granted in new construction require checking in Neve Avivim:
- Parking. Check in the registry extract whether the parking is registered as attached to the apartment, or is shared parking under an arrangement among residents. In an older building this difference affects both the price and a future sale.
- Elevator. In a building without an elevator, a high floor apartment suits a narrower audience. Check whether there is a plan to add an elevator and what the expected cost per apartment is.
- Protection. Check whether the building has a shelter, what condition it is in and whether it is accessible. In buildings where adding safe rooms and balconies is being advanced, as in several buildings on Yehuda HaNasi Street, it is important to check the stage of the process and your share of the costs.
Another point specific to the neighborhood is the size of the towers. In a building with dozens of apartments, a residents’ meeting decision on renovating the facade or replacing elevators is shared among many owners, but it is harder to reach. In a small building it is the opposite. It is worth asking for the minutes of the last two years and seeing how the building makes decisions.
No less important is the condition of the building itself: roof, pipes and waterproofing. In fifty year old buildings, a building committee that has built up a renovation fund is worth money. Ask about recent decisions of the residents’ meeting and about any special charges that have been set.
Schools, shopping and transport
The neighborhood has the Arazim and Nitzanim elementary schools, alongside the Neve Avivim Country Club, and Ramat Aviv Mall and Tel Aviv University are close by. School placement in Tel Aviv is determined by registration zones that the municipality updates, so a family choosing an apartment because of a particular school needs to check the registration zone for the exact address before making an offer.
On transport, the Einstein station on the Green Line of the light rail is the point where the line splits northward and eastward. According to NTA (the Tel Aviv metropolitan transit authority) and the Ministry of Transport, the line is expected to be fully operational in 2030, after earlier delays. Until then, an apartment close to Chaim Levanon, Einstein or Namir enjoys access and pays for it in noise.
How to build a price offer on an apartment in the neighborhood
A good offer rests on closed transactions, not on the listing price. Actual transaction prices are reported to the Israel Tax Authority and published on the government real estate website. When comparing, neutralize the differences that carry weight in Neve Avivim: the building’s generation, floor and elevator, registered parking, orientation and noise, and above all the renewal stage. A transaction in a building with a permit is no comparison for a building that has not yet started.
Before making an offer, you should have in hand:
- Mortgage approval in principle, which shows the seller you are a serious buyer and gives you a clear limit.
- A purchase tax calculation according to your status, sole residence or additional apartment. The brackets and the calculation are set out in our guide to purchase tax (mas rechisha) in 2026.
- An understanding of the payment schedule you will propose, because a seller in the neighborhood who is trading up may prefer a large first payment or a flexible handover date over a slightly higher price. The structure of the agreement is explained in our guide to the apartment sale agreement.
The offer itself should be in writing, conditional on checks, and should not involve signing a memorandum of understanding before a lawyer has reviewed the documents. Looking for available properties in the neighborhood and nearby? You can start with our properties for sale.
Apartments for sale in Neve Avivim as an investment
Neve Avivim attracts investors on two tracks. The first is rental: proximity to the university and research institutions creates ongoing demand from faculty, graduate students and families who want to get close to the neighborhood before they buy. The second is value enhancement: buying in a building where renewal is expected, on the assumption that value will rise as the process advances.
Two things are important to know. First, an investor buying an additional apartment pays purchase tax at higher rates than for a sole residence, and the yield needs to be assessed after that tax. Second, value enhancement from renewal is a scenario, not a promise, and depends on the plan, on consent in the building and on timetables outside your control. A sensible investment is also tested in the scenario where the project is delayed.
Frequently asked questions
What types of apartments for sale are there in Neve Avivim?
Mainly apartments in older construction from the 1970s, in walkup blocks and towers, alongside apartments in buildings undergoing renewal and new apartments in completed projects.
Is it worth buying an apartment in a building that has signed for pinui binui?
It can be worthwhile for someone who does not need to move in for the long term and is prepared to wait. It is important to check the agreement, the signature rate, the planning status and the developer, and to bear in mind that timetables often stretch.
Do apartments in Neve Avivim have a safe room?
Most of the older buildings do not have a safe room in every apartment, and have a building shelter. New construction and completed projects have safe rooms. In some buildings, adding safe rooms is being advanced.
How do you know the right price for an apartment in the neighborhood?
Compare with transactions that actually closed, on the government real estate website, and neutralize differences in building generation, floor, parking and renewal stage. For an expensive apartment, consider also an appraiser acting on your behalf.
Is TAMA 38 still possible in Neve Avivim?
TAMA 38 expired in Tel Aviv in August 2024. New tracks are being considered under detailed plans and under plan TA/5555, which is in the approval process.
Before you make an offer
At RS Nadlan we accompany buyers in Neve Avivim and throughout North Tel Aviv, and we assess every apartment also through the condition of the building and the plan that applies to it. If you are looking for an apartment in the neighborhood, we will be glad to talk: through our contact page or by phone at 077-500-4600 (+972 77 500 4600). More about the neighborhood on our Neve Avivim real estate agency page.
