A recommended real estate agent in Neve Avivim is measured by one thing: can he explain to you what is happening in your building, on your street and in the plan that applies to you, before he talks about price. Neve Avivim is a neighborhood where two apartments of identical size, a hundred meters apart, can be in completely different planning situations, so the knowledge required of an agent here is more specific than in neighborhoods built all at once. In this guide we have gathered what an agent in the neighborhood needs to know, and how you can check for yourself whether the agent in front of you really knows it.<\/p>\n
The neighborhood was not built in a day. The first houses went up in the mid 1960s on Levitan and Pasternak streets, most of the construction took place in the 1970s, and in the mid 1990s buildings were added on Tagore and Yehuda HaNasi streets. Two companies built most of the neighborhood: Edgar, which built the residential towers on Oppenheimer, Tagore and Haim Levanon streets, and Neve, after which the neighborhood is named, which built residential buildings with spacious apartments on Rav Ashi, Ravina, Yehuda HaNasi, Levitan and Pasternak streets. The towers at Tagore 40, 42 and 44 are considered the first residential buildings in Tel Aviv built with an underground parking garage.<\/p>\n
Why is this relevant to choosing an agent? Because the building generation determines almost everything: whether there is a safe room (mamad), what the parking looks like, the size of the elevator, how many apartments there are in the building and therefore how hard it is to reach agreement on renewal, and which planning track is possible at all. An agent who knows the neighborhood can assign a building to its generation from the address alone, and explain what it means before even entering the apartment.<\/p>\n
TAMA 38 expired within the city of Tel Aviv in August 2024. Anyone who today presents an apartment owner in the neighborhood with "TAMA 38 potential" as an open track is presenting an outdated picture. Its place is meant to be taken by plan TA\/5555, the municipality’s comprehensive urban renewal plan, which the local planning committee recommended for deposit, and which was transferred to the district committee in August 2025. The plan distinguishes between plots where a permit can be issued directly by virtue of it, and plots that will require detailed plans.<\/p>\n
The public participation presentation the municipality published for the Neve Avivim neighborhood shows a division into zones: a zone where the track is demolition and rebuild, a zone where the track is reinforcement and additional floors, and a zone where the track is reinforcement and additional area at the rear of the building. An agent who knows the neighborhood should know which zone the building you are selling or buying belongs to, and make clear that the plan is in the approval process and may change. Before relying on it in a financial decision, check the current status with the municipality and with a lawyer or appraiser.<\/p>\n
Alongside the comprehensive plan, there are individual projects in the neighborhood. A well known example is a demolition and rebuild (pinui binui) project at HaSavoraim Street 7, 11 and 13, where three buildings with 42 apartments were vacated in favor of three new buildings with 107 apartments. Public project listings also show further pinui binui compounds in the neighborhood, for example on HaAmoraim Street and Haim Levanon, and buildings on Yehuda HaNasi where the addition of sun balconies and safe rooms is being promoted. An agent working in the neighborhood should know the stage of each such project: whether there is a signed agreement, whether there is a permit, whether demolition has begun, and who the developer is. These are facts that change the price of an apartment in the building and the type of buyer who will be interested in it.<\/p>\n
Neve Avivim is bounded by Haim Levanon Street, Namir Road and Keren Kayemet Boulevard, with Tagore and Andersen streets bordering it. Within this area there are differences buyers feel immediately, even if they do not appear in the listing:<\/p>\n
We detailed the character of life in the neighborhood, the community and the services in our article what characterizes the Neve Avivim neighborhood<\/a>. Here it is only important to remember that a good agent translates these differences into a target audience and a strategy, not a slogan.<\/p>\n At the first meeting you can check very quickly whether the agent in front of you knows the neighborhood in depth. Ask these questions, and notice whether the answers are specific or general:<\/p>\n An agent who answers the last question with a high number without supporting data, just to win the listing, will usually come back to you two months later with a request to lower the price. An agent who presents a range, explains it and details what could move it gives you a basis for a decision.<\/p>\n Almost every agency in the north of the city will say it knows Neve Avivim. To distinguish between general familiarity and real experience, it is worth checking a few things:<\/p>\n Under the Real Estate Brokers Law, an agent is entitled to a brokerage fee only if the client signed a written order that includes the details set out in the regulations. Exclusivity on a residential apartment is limited to six months, must be confirmed by signing a separate document, and the exclusive agent must carry out marketing actions set out in the regulations. We detailed all the rules, including brokerage fee rates and VAT, in our guide brokerage fees: how much you pay and what the law says<\/a>.<\/p>\n Beyond the law, in Neve Avivim it is worth including a few specific things in the agreement:<\/p>\n Even an excellent agent is not a lawyer, an appraiser or a tax advisor. He can identify that there is a problem in the registration, a building violation or a capital gains tax (mas shevach) question, but the legal review will be done by a lawyer, the appraisal by a real estate appraiser, and the tax calculation by a tax advisor. An agent who promises you an outcome in these areas oversteps the boundaries of his role. An agent who knows when to refer you to the right professional saves you mistakes. A detailed explanation of the tax calculation is available in our guide capital gains tax on an apartment sale<\/a>.<\/p>\n Start with a license check, then ask several agents to analyze your specific building: building generation, planning status, comparable transactions that closed and who the natural buyer is. The differences in the depth of the answers will quickly show you who knows the neighborhood.<\/p>\n The important question is not the size of the agency but its knowledge of the neighborhood and its ability to reach buyers. In Neve Avivim, a large share of buyers check Ramat Aviv Gimmel and HaYeruka in parallel, so an agency that knows all of North Tel Aviv and can compare between them has an advantage.<\/p>\n TAMA 38 expired in Tel Aviv in August 2024. Buildings that received a permit before then can continue under it, but new tracks are examined according to detailed plans and according to plan TA\/5555, which is in the approval process. It is worth checking the status of the specific building.<\/p>\n That the written order includes all the details required by the regulations, that the exclusivity is signed in a separate document and does not exceed six months, and that the description of the property accurately includes parking, storage and a renewal agreement if there is one.<\/p>\n There is no single answer. The length of the sale depends mainly on the accuracy of the pricing, the planning status of the building and the state of the mortgage market. An apartment that is priced correctly and presented with all the documents usually sells faster than an apartment priced according to expectations.<\/p>\n At RS Nadlan we guide apartment owners and buyers in Neve Avivim and throughout North Tel Aviv, and we begin every engagement with an analysis of the building and the plan that applies to it. If you are considering a sale or purchase in the neighborhood, we will be happy to have an initial conversation: through our contact page<\/a> or by phone at 077-500-4600 (+972 77 500 4600). More information about the neighborhood and its properties is available on our page real estate agency in Neve Avivim<\/a>.<\/p>\n","protected":false},"excerpt":{"rendered":" What sets apart an agent who knows Neve Avivim in depth: the building generations, the renewal tracks and the differences between parts of the neighborhood. A guide with ten questions for testing an agent and points for the brokerage agreement.<\/p>\n","protected":false},"author":11,"featured_media":12843,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":"","_links_to":"","_links_to_target":""},"categories":[45],"tags":[],"class_list":["post-12840","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-working-with-a-broker"],"acf":[],"yoast_head":"\nA practical test: ten questions to ask an agent in Neve Avivim<\/h2>\n
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How to check real experience in the neighborhood<\/h2>\n
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The brokerage agreement: what to ask for before signing<\/h2>\n
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What an agent cannot do in your place<\/h2>\n
Frequently asked questions<\/h2>\n
How do you find a recommended real estate agent in Neve Avivim?<\/h3>\n
Is it better to choose an agent who specializes in Neve Avivim or a large agency that works across the city?<\/h3>\n
Is TAMA 38 still relevant in Neve Avivim?<\/h3>\n
What should you check in a brokerage agreement?<\/h3>\n
How long does it take to sell an apartment in Neve Avivim?<\/h3>\n
Before you choose an agent<\/h2>\n