A 1950s housing project that became a sought after residential corner: two story blocks, semi detached homes, small groves, and the Ramat HaHayal business district just across the road
RS Nadlan is a real estate marketing and brokerage company working in Tel Aviv, Ramat HaSharon, Herzliya, Ra’anana and Kfar Saba, specializing in the neighborhoods of North Tel Aviv. Our offices are in Ramat Aviv Gimel. Yisgav, in the northeast of the city, is a small cluster of long established housing projects between Ramat HaHayal, Shikun Dan and the business district: low rise homes, one commercial street that holds everyday life together, and a wave of renewal projects that are replacing old blocks with boutique buildings. We know the blocks, the semi detached homes and the developers active in the neighborhood, and we guide buyers and sellers all the way to the precise property, including Off Market properties that are not advertised on listing sites.
Yisgav was founded in 1952 by the State Employees Association, and was first called “Shikun Yisgav”. The name is formed from the initials of the four men who established it: Yifrah, Shnir, Gilerman and Buchovitz. At its heart, two story apartment buildings with eight apartments per block were built on Harugei Malchut, Olei HaGardom and Nisan streets.
Around the housing project, four small projects of single story semi detached homes went up: “Meonot” to the north, “Sela” to the south, and “Yugoslavim” and “Shanghai” to the west. In 1954 the Tel Aviv Municipality donated a plot on HaGolan Street to members of the Jewish community of Shanghai, who left China at the end of the civil war there. In recent years it has become common to call this whole cluster the Yisgav neighborhood.
Good to know: in the municipal registry, Yisgav is not a separate neighborhood. It is part of the Ramat HaHayal neighborhood, and the municipality’s community district presents the two together as “Ramat HaHayal Yisgav”. Its accepted boundaries are the business district to the south and east, Ramat HaHayal to the north and Shikun Dan to the west.
Until 1963 the neighborhood’s children studied at the nearby “Dan” school, which is today Ironi Yud Dalet. That year Yisgav Elementary School opened in the center of the neighborhood, and it still operates there today.
7 Olei HaGardom Street. 467 students and 35 teachers, 40% of them with a master’s degree or higher (2023). The school has a sports hall and a basketball and soccer court.
At 25 Olei HaGardom are the “Onot” kindergarten for ages 4 to 5 and the “Sigalit” special education kindergarten, and at 25 Nemirover, in the Meonot cluster, the “Hod” kindergarten. All of them are operating in the 2026 to 2027 school year.
Ironi Yud Dalet, a six year school at 8 Even Sapir Street in the adjacent neighborhood of Shikun Dan. At 24 Nemirover Street is the Haredi yeshiva high school Chidushei HaRim.
Yisgav’s greenery is scattered between the blocks: Nisan Cohen Grove, next to it the gardens on HaGolan Street and at the corner of Mishmar HaYarden and Harugei Malchut, and the Olei HaGardom grove with a dog run. In the south, on the border of the business district, Yarkon Park begins, and Raoul Wallenberg Park in Ramat HaHayal is close by.
At 12 Harugei Malchut Street there is a community garden tended by residents.
At 31 HaGolan Street, Ashkenazi rite: the synagogue of the Shanghai community, on the street where the Shanghai housing project was built. On Nemirover Street there is also the Ohel Yitzhak synagogue.
The two community centers of the district, at 50 Olei HaGardom Street and 32 HaGolan Street, are on streets that run through Yisgav and Ramat HaHayal: early childhood programs at Beit Kimchi, classes and lectures at Kosar.
In the adjacent neighborhood of Neve Sharet: an outdoor pool and a heated indoor pool, a gym, tennis and a library.
Harugei Malchut Street is Yisgav’s commercial street. According to the municipal business licensing registry, it has a café, a hummus place, a restaurant, an ice cream shop, grocery stores, a laundry and a pharmacy, so most of the week’s errands can be done on foot.
The adjoining business district, on HaBarzel, HaNehoshet and Raoul Wallenberg streets, borders Yisgav to the south and east. It is commonly called the Ramat HaHayal industrial zone, and in municipal mapping it is listed under Atidim. Restaurants and cafés operate on the ground floors of the office buildings, and it is also home to Assuta Ramat HaHayal hospital, at 20 HaBarzel Street.
On Harugei Malchut Street.
On Harugei Malchut Street.
Shawarma, falafel and burgers.
On Harugei Malchut Street.
Plus the Haverim minimarket and the Quick Clean laundry.
On Harugei Malchut Street.
The “HaBarzel” station on the Ramat HaHayal branch of the light rail is planned right next to Yisgav and the business district. According to Wikipedia, the opening is estimated for 2028.
Stops on Olei HaGardom near the school, on Harugei Malchut at the corner of Mishmar HaYarden, and on Raoul Wallenberg at the corner of HaBarzel. According to Wikipedia, lines 6, 6A and 7 from the Atidim terminal run through the neighborhood.
Bnei Brak Ramat HaHayal train station is nearby, with four trains an hour in each direction at peak times. Route 4 is reached through the HaKfar HaYarok interchange or the Em HaMoshavot interchange.
Dirobot, which is based on Tax Authority deal data, groups the streets of Yisgav with the Ramat HaHayal figures: between February 2023 and June 2026, 33 deals were recorded in the two, at a median of ₪47,836 per sqm. Deals on the streets of Yisgav itself show the range: a 2 room, 60 sqm apartment on Golei Kenya Street sold in January 2026 for ₪3.8 million, or ₪64,441 per sqm; a 3 room, 93 sqm apartment on Lipa Karpel Street sold in August 2025 for ₪6.5 million; and a 124 sqm single family cottage on Emanuel Tovim Street sold for ₪9.5 million. High prices per sqm for small apartments sometimes reflect the value of the land and the building rights, and not only the apartment itself.
The supply in Yisgav is varied for a small neighborhood: 2 and 3 room apartments in the old blocks, new apartments in boutique buildings, and semi detached homes and cottages. Anyone looking for a 3 room apartment for sale in Yisgav should know that such apartments sold in 2025 for ₪4.4 to ₪6.5 million, depending on size. Anyone looking for an apartment near a school in Yisgav will find Yisgav Elementary School in the center of the neighborhood, and most errands on Harugei Malchut Street, within walking distance.
Data sources: Dirobot, based on the Tax Authority (2023 to June 2026), Merkaz HaNadlan (August 2026), Wikipedia, Tel Aviv-Yafo Municipality (GIS layers and the business licensing registry, 2024 to 2026). The figures do not replace a valuation of a specific property.
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* Images for illustration only (renderings).
In Yisgav, a 60 sqm apartment in an old block can be worth more than a large apartment in a new building, because what is being sold is also a share of the land and the building rights. Questions such as whether the building has already signed with a developer, what the status of the permit is, and what the municipal policy says change both the price and the risk.
RS Nadlan has worked in North Tel Aviv since 2015, follows the renewal projects in the northeast of the city, and holds a quality buyer database and properties that are not advertised. We guide buyers and sellers from the first meeting to the handing over of the keys.
A broker in Yisgav needs to price land and rights, not just square meters: an apartment in an eight unit block waiting for a developer, an apartment in a new boutique building, or a semi detached home in one of the small housing projects. Real estate brokerage in Yisgav with us covers selling and buying, and a home valuation in Yisgav that relies on real deals on the streets of Yisgav itself. North of the neighborhood we also work as a real estate agency in Ramat HaHayal.
In marketing apartments in Yisgav, we work with exclusive brokerage and a written marketing plan, presentation to buyers from our database and quiet marketing as an Off Market property, so that selling an apartment with a broker in Yisgav happens at a price that reflects the rights. Anyone looking for apartments for sale in Yisgav also gets offers from us that were never advertised, and anyone considering selling on their own is welcome to first read about the mistakes sellers make when they go it alone.
According to Dirobot, the median for Ramat HaHayal and Yisgav together is ₪47,836 per sqm. On the streets of Yisgav, a 3 room, 69 sqm apartment on Olei HaGardom sold for ₪4.4 million and a 5 room, 134 sqm apartment on Rozov for ₪6.41 million (2025), and a single family cottage on Emanuel Tovim for ₪9.5 million.
Not in the municipal registry. Yisgav is part of the Ramat HaHayal neighborhood, and the municipality presents the two together as “Ramat HaHayal Yisgav”. In practice, Yisgav keeps an identity of its own: a housing project founded in 1952, with its own commercial street and school.
Yisgav Elementary School at 7 Olei HaGardom Street, which opened in 1963, with 467 students (2023), and municipal kindergartens at 25 Olei HaGardom and 25 Nemirover. For middle school and high school, students attend Ironi Yud Dalet, in the adjacent neighborhood of Shikun Dan.
In July 2026 a building permit was granted at 14 to 16 Olei HaGardom, where a block of 8 apartments will be replaced by two boutique buildings with 21 apartments. TAMA 38 work is also underway at 14 Harugei Malchut and at 11 and 18 Olei HaGardom.
The offices of RS Nadlan are at Kashani 3G, Ramat Aviv Gimel, Tel Aviv. Visits by appointment only. You can leave your details in the form at the bottom of the page, and a real estate advisor will get back to you for an introductory call and more details.
Choose a broker in Yisgav who knows the blocks, the small housing projects and the developers active in the neighborhood, and knows how to check the status of a permit and the TAMA 38 policy. Pricing should rely on real deals on the streets of Yisgav, alongside a written exclusive marketing plan, a transparent brokerage fee, availability throughout the process and a broker’s license you can verify. A real estate agency in Yisgav that meets all of these also knows how to price the value of the land and the rights.
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