Friday was a planning day, not a price day. Almost nothing happened to the number on a listing, but a lot happened to the pipeline that decides what gets built two and three years from now. In a single 24 hour window the state and local committees pushed a remarkable amount of housing one step forward: a giant renewal plan in the southern city of Netivot cleared its committee for public objections, a fresh new neighborhood in Modiin was deposited, a long stuck complex in Kfar Saba got final approval, and the Israel Land Authority opened a large tender for land in Lod. Add them up and it is close to 13,000 homes that took a formal step on the same day, which almost never happens.
Our count (check it): 7,575 in Netivot, plus 3,575 in Modiin, plus 1,289 on the Lod tender, plus about 480 in Kfar Saba, plus 80 new apartments in Caesarea, comes to about 12,999. These are plans clearing a stage, not keys in hand, so read it as motion in the pipeline, not new supply this year.
Away from the drawing board, the biggest institutional money of the week kept moving: the insurer Migdal bought into a private developer, part of a buying run above 1.25 billion shekels in seven days. Land Authority clerks in Haifa went on sanctions and shut their public counter. And in the Gaza border communities, the rebuild passed its 1,000th day with most residents now home.
The backdrop we already track (markers only): the last official reading still has apartment prices down about 1.3 percent on the year, part of the long split we cover in why the market is splitting, not crashing, while rents keep climbing. The next Bank of Israel rate decision is Monday July 6 at 16:00, the rate has sat at 3.75 percent since late May, and the next price index lands July 15.
Netivot cleared a 7,575 home plan to knock down its old center and go vertical
The single largest thing to move today was in the south. On Thursday July 2 the national planning committee for preferred housing zones, known as the Vatmal, approved Netivot’s first ever pinui binui plan for deposit, which is the stage where the plan is published so the public can file objections. It is not final approval, and that difference matters.
The plan, numbered TML/2027, covers 932 dunam in the old Brit Kehuna area. It would demolish 805 aging apartments and a strip of industrial land and replace them with 7,575 new homes across 12 renewal complexes, in buildings that step from 5 floors up to 30. It also adds roughly 460,000 square meters of offices and about 125,000 square meters of commerce. The Land Authority and the Netivot municipality are the initiators.
Two figures we worked out (check them): after the 805 demolitions, the net gain is 6,770 homes, so the site does not just refresh old blocks, it multiplies them almost tenfold. And because the plan sets 38 percent of the homes at 80 square meters or smaller, roughly 2,878 of these apartments are built small on purpose, aimed at young buyers and small households rather than families trading up.
Why it matters: if you follow the Negev, this is a step change for a city more used to low sprawl than towers. But keep the stage in mind. Deposit means the clock for objections just started, not that cranes are coming. You may also see 8,000 or 8,200 units quoted from older drafts. The current committee figure is 7,575.
The state quietly opened a 1,289 home land tender in Lod, and almost no one reported it
Some of the most useful news never makes a headline. On July 1 the Israel Land Authority published tender 153/2026 for 1,289 housing units in northern Lod, split into three lots, under plan TAMAL/1095. Online bidding opens on August 27, 2026 and closes at noon on October 26, 2026, and a single bidder may submit at most three offers. We found this on the Authority’s own tender portal, with no press coverage attached to it yet.
Our read (check it): the parent plan TAMAL/1095 carries about 6,777 homes in total, so this tender puts roughly 19 percent of that plan onto the market in one slice (1,289 divided by 6,777). It is a first tranche, not the whole neighborhood, which tells you the Authority is releasing Lod land in measured stages rather than all at once.
Lod has been one of the clearer central bets for developers, which we wrote about in Lod’s property boom. A public tender is where those bets actually begin.
Why it matters: if you are a builder or an investor, this is a real, dated opportunity with a deadline, not a rumor. If you are a buyer watching Lod, it is a sign of supply landing in that corridor around 2028 to 2029, once these lots are won and built.
Modiin deposited a whole new neighborhood: 3,575 homes at HaMaayanot
On June 30 the Central District planning committee deposited the HaMaayanot plan, the opening neighborhood of Modiin’s second big growth phase. It sets 3,575 homes on roughly 550 to 600 dunam, most of them in mid rise buildings of 6 to 8 floors with two 25 floor towers as anchors, plus about 300 homes set aside as special or assisted housing. The Land Authority and the city are the initiators, and it sits under the wider MD/2040 master plan.
Modiin is a planned city by design, so a new neighborhood arriving as one deposited block is normal here rather than the patchwork renewal you see elsewhere. If you see an older 3,200 unit figure on the municipal site, that is a stale draft. The committee number is 3,575.
Why it matters: Modiin sits on the fast train between Tel Aviv and Jerusalem, so new supply here speaks to commuters priced out of both. This is early stage, objections still ahead, but it is the clearest signal in months of where the city grows next.
A complex stuck since the TAMA 38 era finally cleared in Kfar Saba
The Tapuz industrial complex in Kfar Saba, long frozen when it was a TAMA 38 project, won final approval from the Central District committee, the stage in Hebrew called matan tokef. The plan replaces 161 old units with about 480 new ones in two towers of 24 and 18 floors, developed by Acro Real Estate, next to a planned metro station.
This is a different site from the Yoseftal renewal we covered in Kfar Saba’s Yoseftal plan, so it is genuinely new, not the same story again.
Why it matters: final approval is the stage that actually lets building start, unlike a deposit. Tripling 161 homes into about 480 beside a future metro stop is exactly the transit-anchored density the central district keeps pushing. For owners in stalled TAMA 38 buildings elsewhere, it is a live example of the newer renewal tracks succeeding where the old one stalled.
Caesarea is about to sell its first ever apartments, and land only plots from 3.6 million
Caesarea, long a place of private villas on private land, is doing two things at once. The Caesarea Development Corporation, an arm of the Rothschild Foundation, is about to start marketing 61 building plots of 250 to 410 square meters in a new neighborhood, priced from 3.6 million shekels for the land alone, with homes of 200 to 400 square meters allowed on them. Marketing is expected around the middle of July. Alongside the plots, and for the first time in Caesarea, it plans 80 actual apartments in about 10 boutique buildings of 5 stories, targeted for early 2027.
Our math (check it): at 3.6 million shekels for a plot of 250 to 410 square meters, the land alone runs about 8,800 to 14,400 shekels per square meter (3.6 million divided by the plot size) before a single wall goes up. That is the price of the ground, not the finished home, which is a useful anchor for how the very top of the Israeli market is priced.
Why it matters: apartments in Caesarea are a real shift for a place built around large private lots. For most buyers it stays out of reach, but as a signal it shows even the most exclusive enclaves are being asked to add density.
Land Authority clerks in Haifa walked out, and shut the public counter
A labor fight hit the Israel Land Authority’s Haifa district. Public reception was suspended at its temporary office on Mount Carmel, in the IBM building, after the Treasury’s wage department cancelled a half hour daily “adaptation period” that staff had been granted since the Sail Tower was hit by a missile on June 20, 2025 and the district had to relocate. The union, whose local chair is Ofir Alkalay, backed the sanctions.
Why it matters: the Land Authority sits in the middle of almost every land deal, tender, and lease in the north. When its counter closes, transfers, tender questions, and lease paperwork in the Haifa district slow down. If you have business with the northern Land Authority right now, expect delays and confirm before you travel.
Migdal keeps spending: a 325 million shekel bet on a private developer
The insurer Migdal is having an unusually busy week in real estate. The newest move is a purchase of about 14 percent of the private development firm Guy and Doron Levy for 325 million shekels, a deal that values the company at 2.325 billion shekels after the money goes in, with warrants that could lift Migdal’s stake by roughly another 4 percent, and talk of a possible public offering down the line. This was confirmed across several outlets.
It caps a run of more than 1.25 billion shekels of property commitments by Migdal inside a single week, alongside a binding agreement on June 30 to take 20 percent of Ashtrom Residential for 451 million shekels, a deal already noted in our July 1 coverage.
Why it matters: when a large insurer moves this fast into residential developers, it is a vote on where long term money wants to sit. Pension and insurance capital flowing into homebuilders is the quiet engine behind a lot of the towers in the stories above. It is also worth watching who takes on that risk if prices stay soft.
1,000 days in, the Gaza border rebuild is mostly home again
Away from deals and towers, the Tekuma Directorate marked 1,000 days since October 7 with a status report published July 1. Most of the Gaza envelope is repopulated: more than 92 percent of residents are back, across 43 of 47 communities, and the region now counts about 65,000 residents, a net rise of roughly 3,000 over its prewar level. Kissufim members are returning this week. The hardest cases come last, with Nir Oz targeted through 2027 at a cost near 232 million shekels, and Be’eri set for the end of 2026.
The money behind it is large. The five year budget is about 17 billion shekels, of which roughly 11.6 billion, about 67 percent, was spent through 2025, with another 2.8 billion or so planned for 2026, and 1,846 temporary homes standing in the meantime.
Why it matters: this is not a market story, it is a rebuilding one, but it shapes the southern housing map for years. Where communities return and rebuild, local demand, services, and land value slowly follow.
Also moving today
Smaller items that each earned a line:
- Givatayim’s stuck renewal, priced at zero. The Givat Rambam plan, approved back in January 2023 for about 3,800 added homes on 340 dunam, is still not moving. Owners have offered developers zero extra compensation and builders still decline, because a 7.5 floor cap on the merged lots makes roughly 40 new apartments for every 21 vacated too thin to finance. Some larger sub-complexes did sign earlier. It is a clear worked example of why an approved renewal plan can still sit dead for years.
- Jerusalem land signed over for the permanent US embassy. On July 1 Foreign Minister Sa’ar and Ambassador Huckabee signed a 99 year lease, at a symbolic one dollar, for the Allenby compound in south Jerusalem, the future permanent embassy site first approved in 2021. There is an ongoing expropriation dispute over the land.
- Hod HaSharon re-deposits a bigger plan. The local committee moved to re-deposit an amended plan, HR/MK/1202A/1, lifting it from 4,217 to about 5,210 homes, driven by a district density demand rather than a favor to landowners, after a petition by more than 1,000 owners was dismissed.
- Dorsel buys a Haifa office building. Dorsel bought the Beit Amot offices in lower Haifa from Amot for 140.5 million shekels: about 12,500 square meters, 321 parking spots, and roughly 95 percent occupancy. On its stated rent of about 9.7 million a year, that is a gross yield near 6.9 percent (our figure, 9.7 divided by 140.5).
- Rishon LeZion sues the Land Authority. The city is suing for about 24 million shekels, from a nominal 14.5 million plus linkage and interest, over development levies tied to the Minchat HaTayasim airstrip site, filed in the Central District Court. Reported by one outlet so far.
- Golan expansion residents win on betterment levies. The Northern District appeals committee cancelled betterment levies averaging about 50,000 shekels for expansion residents in Odem, Ramat Magshimim, and Sde Nehemia, plus 1,500 shekels costs each, ruling that liability follows whoever held the rights when the plan was approved. Single source for now.
One to update, not repeat: Kfar Yona’s 10,386 home roof deal
A very large roof agreement in Kfar Yona surfaced in the English press today: signed June 29, worth 2 billion shekels for 10,386 homes, split into 6,131 state units and 4,255 private ones, the first mixed roof agreement above 10,000 units, with 463 million shekels of infrastructure and a plan that roughly doubles the town. Because we already own the mega roof-agreement beat in Holon’s NIS 3B deal for 8,580 homes, this belongs there as an update line, noting Kfar Yona as the even larger sibling, rather than as a separate post.
Dates to watch
- Monday July 6, 16:00: Bank of Israel interest rate decision with a fresh forecast. The rate has held at 3.75 percent since late May. Full schedule in our 2026 rates and inflation calendar.
- Wednesday July 15, 18:30: the next official home price index.
- Mid July: Caesarea starts marketing its 61 plots.
- August 27 to October 26: bidding window for the 1,289 unit Land Authority tender in Lod.
- Still pending: the 11th discounted housing lottery draw. Registration closed July 1, and the ministry is still checking eligibility, so winners are not out yet.
