For sale · Kochav HaTzafon, north Tel Aviv
New Mini Penthouse with 80 sqm of Terraces, Kochav HaTzafon
One floor below the top, in a new boutique building in Kochav HaTzafon: five rooms on about 190 sqm, and beside them 80 sqm of terraces that open onto the Tel Aviv skyline. NIS 18,000,000.
Kochav HaTzafon, floor 11- Rooms
- 5
- Built area
- about 190 sqm
- Terraces
- 76 to 80 sqm
- Floor
- 11 of 12
- Exposures
- 3 to 4
- Parking
- 2
- Storage
- Yes
- Safe room, lift
- Yes
Photographs
The home in pictures
The residence
Floor 11, views both ways, and the scale of a house
A new mini penthouse on floor 11 of 12, in a boutique building in Kochav HaTzafon, the neighborhood between Yarkon Park and Ramat Aviv. Five rooms on about 190 sqm built, with terraces totaling 76 to 80 sqm and open views across Tel Aviv. The price is NIS 18,000,000.
The plan includes a generous master suite, a children's wing with a sea-view balcony, a large living room and an equipped kitchen with a concealed integrated refrigerator. Custom joinery runs through the home, and the air conditioning is a VRF multi-split system. Two parking spaces, a storage room, a safe room and a lift come with the apartment.
The building has a residents' gym. At the edge of the neighborhood, a pedestrian and cycle bridge of about 170 m from Levi Eshkol Street into Yarkon Park has been under construction since summer 2026 and is expected to open in 2027.
- Floor 11 of 12Open views across Tel Aviv
- About 190 sqm builtFive rooms and a generous master suite
- 76 to 80 sqm of terracesIncluding a sea-view balcony off the children's wing
- VRF air conditioningAnd a kitchen with a concealed integrated refrigerator
- Two parking spaces and storageA safe room and a lift
- A bridge into Yarkon ParkAbout 170 m, expected to open in 2027
The residence
- Type and rooms
- Mini penthouse, 5 rooms (Israeli count)
- Built area
- About 190 sqm built
- Terraces
- 76 to 80 sqm in total
- Floor
- 11 of 12
- Exposures
- 3 or 4 (the listings differ)
- Layout
- Master suite, children's wing with sea-view balcony, large living room
Specification and services
- Kitchen
- Equipped kitchen with appliances and a concealed integrated refrigerator
- Air conditioning
- VRF multi-split system
- Joinery
- Custom joinery
- Parking and storage
- 2 parking spaces and a storage room (14 sqm in one listing)
- Safe room and lift
- Marked on both listings
The building
A new twelve-floor boutique building
The building's address, the developer and the management fee are given on direct request.
- Location
- Kochav HaTzafon, Tel Aviv-Yafo
- Floors
- 12
- Year built
- 2022 or 2023
- Resident services
- Gym
- Price in US dollars
- About USD 5.9 million at the representative rate
The location
Kochav HaTzafon, the park to the south and Sde Dov to the north
Kochav HaTzafon is bounded by Rokach Boulevard and Yarkon Park to the south, Namir Road to the east, Shai Agnon Street and the Sde Dov district to the north, and Ibn Gabirol to the west. It was built mostly in the 1990s and 2000s as 8 to 12-floor blocks around a central park, alongside residential towers and boutique buildings. Data published by Mako put its median deal from 2023 to October 2025 at NIS 6.1 million, the fourth highest in Israel.
Yarkon Park, about 3,750 dunams including the Sportek, borders the neighborhood along Rokach Boulevard, and Tel Aviv Port is a 220-dunam leisure complex at the park's end. At Rokach and Namir, the Seminar HaKibbutzim project plans three 28-floor residential towers with 450 apartments.
The Green Line light rail is expected to open its southern section in 2028 and the full line in 2030, with Reading station on the new bridge north of Rokach Boulevard. A new 180 m pedestrian and cycle bridge over the Yarkon opened in May 2026.
Schools
- Kochav HaTzafon Elementary School
State school in the neighborhood, about 82 pupils per grade; registration zone for the building to be confirmed
- Ironi Kaf-Dalet (24), Amos Oz
Listed in the neighborhood, about 47 pupils per grade; registration zone to be confirmed
Transport
- Green Line light rail, Reading station
under construction; southern section expected 2028 and full line 2030; Reading station to sit north of Rokach Blvd on the new Green Line bridge (covered station, 12 m high)
- Rokach - Levi Eshkol pedestrian and cycle bridge into Yarkon Park
under construction since summer 2026, opening expected 2027; about 170 m long and 6 m wide, accessible without elevators
- Yarkon pedestrian and cycle bridge (Yarkon Park to Ibn Gabirol)
operating, opened May 2026; 180 m by 6 m
Planning
What is planned nearby
Published plans and works, and what they may mean for a buyer or tenant. Based on published reports; not a substitute for a check with the planning authority.
- The Rokach and Levi Eshkol bridge into Yarkon Park
A direct walking and cycling link from Levi Eshkol Street into the park from 2027, with works on Rokach Boulevard until then. The plan was approved in January 2022 with NIS 35 million allocated.
- Seminar HaKibbutzim project, Rokach Blvd corner Namir Rd
About 55 dunams: three 28-floor towers with 450 units and three 6-floor buildings along Maurizio Vitale St, up to 1,550 sqm of commerce and 4,600 sqm of public buildings. First phase (134 units and a new college building) about 5 years; financing of about NIS 1.7 billion. Years of works and new high-rise massing at the neighborhood's south-east corner.
- Sde Dov district towers
The center plan, whose objections were rejected on 3 February 2025, has 7,128 homes in towers of 20 and 45 floors; most district apartments are expected within 3 to 6 years. Towers to the north may change the skyline and the view toward the sea.
- Green Line light rail
Better rail access from the Reading station north of Rokach Blvd once open (southern section 2028, full line 2030); construction around Rokach and the Yarkon until then.
- Reading power station site
Generation to end under the 2024 decision, with part of the site going to civilian use and beach and the rest kept for storage and an undersea cable link; a conservation plan converts Reading A into a museum, visitor center and event space. Timing to be confirmed.
The numbers
NIS 18,000,000, as a buyer does the math
The price of NIS 18,000,000, computed against the tax and lending rules published up to 16 September 2026.
- Asking price
- NIS 18,000,000 ≈ $5,903,575
- Price per built sqm
- NIS 94,737
- Average per sqm, Kochav HaTzafon
- NIS 51,000 NIS 49,000 to 51,000, Bizportal, July 2026
- Max mortgage, single home
- NIS 13,500,000 75% loan-to-value, Bank of Israel
What it costs, by buyer profile
- Purchase tax
- NIS 1,153,886 Effective rate 6.41%
- Maximum loan
- NIS 13,500,000 75% of value
- Minimum equity
- NIS 4,500,000
- Equity plus purchase tax
- NIS 5,653,886 Before legal, brokerage and appraisal fees
- Purchase tax
- NIS 1,678,899 Effective rate 9.33%
- Maximum loan
- NIS 9,000,000 50% for an investment home or a buyer who is not an Israeli citizen
- Minimum equity
- NIS 9,000,000
- Equity plus purchase tax
- NIS 10,678,899 Before legal, brokerage and appraisal fees
- Purchase tax
- NIS 975,976 Effective rate 5.42%. Eligibility: from one year before to seven years after aliyah
- Maximum loan
- NIS 13,500,000 75% of value
- Minimum equity
- NIS 4,500,000
- Equity plus purchase tax
- NIS 5,475,976 Before legal, brokerage and appraisal fees
Purchase tax brackets are frozen until 15 January 2028. The 8% and 10% rates for additional homes are a temporary order running to early 2027. Not tax advice.
Running costs, yield and currency
- Per weighted sqm, terraces at one third
- NIS 83,077 18,000,000 / (190 + 80 / 3)
- Per weighted sqm, terraces at one half
- NIS 78,261 18,000,000 / (190 + 80 / 2)
- Arnona, annual estimate
- NIS 20,706-37,692 190 sqm in zone 2 up to 270 sqm including terraces in zone 1, at the over-140 sqm rate. The zone and the way open terraces are charged are to be confirmed.
- Management fee
- Not published
- Deals of NIS 10 million and more in 2025
- 635 60% of them in Tel Aviv
- Representative USD and EUR rates
- USD 1 = NIS 3.0490 · EUR 1 = NIS 3.5169 Bank of Israel, 15 Sep 2026
- Bank of Israel rate and prime
- 3.25% · 4.75% Decision of 1 Sep 2026
All figures in this section are computed illustrations, not a quote, an appraisal or advice.
The market
The price against the market in Kochav HaTzafon
Sales in 2025 and 2026 in and around Kochav HaTzafon, live penthouse and duplex listings, and Tel Aviv market data. Some sales are off-plan purchases in new projects.
- Average price per sqm, Kochav HaTzafon (Jul 2026)
- About NIS 49,000-51,000; new projects along and around Shai Agnon reach NIS 90,000 and more
- Typical prices (Jul 2026)
- 4-room apartment about NIS 4.9 million; new 4-5 room units offered from about NIS 5.39 million
- Average rent and gross yield (Jul 2026)
- About NIS 13,900 per month; gross yield about 3%
- Median deal price, early 2023 to October 2025 (Oct 2025)
- NIS 6.1 million, 4th highest neighborhood in Israel (Eshkol, most likely the Sde Dov Eshkol compound, first at NIS 7.2 million)
- Sde Dov new-build benchmark (Feb 2026)
- Average NIS 79,000-85,000 per sqm; a floor-15 penthouse above NIS 103,000 per sqm; penthouses about 30% above standard units (collaboration content)
- This unit against the neighborhood average (Sep 2026)
- NIS 91,371-94,737 per built sqm is about 1.8 to 1.9 times the NIS 49,000-51,000 average (computed: 91,371 / 51,000 and 94,737 / 49,000)
- How terraces are weighted (Jul 2025)
- Globes valued a 2025 Levi Eshkol penthouse at NIS 35,300 per sqm counting half the terrace area and NIS 38,800 counting one third, which it said is done in other methods
- Deals of NIS 10 million and more (Sep 2026)
- 635 in Israel in 2025, 60% of them in Tel Aviv
- Unsold new apartments, Tel Aviv (Sep 2026)
- 9,725
- CBS price index, Tel Aviv district (Jul 2026)
- +0.7% in June-July 2026; -0.9% year on year
- CBS resale price index, Tel Aviv (Jun 2026)
- -2.0% in Q2 2026 against Q1
Sales and asking prices for comparison
| Date | Location | Rooms | sqm | Floor | Price | Per sqm | Type |
|---|---|---|---|---|---|---|---|
| Reported Jul 2025 | Levi Eshkol Blvd, Plan Lamed: penthouse in a building about 40 years old | 165 | 7 | NIS 7,950,000 | NIS 48,182 | ||
| Reported Dec 2025 | Hagag FIRST tower, Sde Dov | 260 | 39 | NIS 31,041,000 | NIS 119,388 | ||
| Reported Jul 2026 | Shai Agnon 40, Kochav HaTzafon | 5 | 133.5 | 5 | NIS 10,050,000 | NIS 75,281 | |
| Reported Jul 2026 | Levi Eshkol 16, Kochav HaTzafon | 7 | 135 | 16 | NIS 10,000,000 | NIS 74,074 | |
| Reported Jul 2026 | Maurizio Vitale 3, Kochav HaTzafon | 4 | 121 | 1 | NIS 7,100,000 | NIS 58,678 | |
| 9 Jul 2026 | Levi Eshkol St (house number unclear), listed under Kochav HaTzafon | 4.5 | 125 | 13 | NIS 10,000,000 | NIS 80,000 | |
| 12 Jul 2026 | Seminar HaKibbutzim project, Kochav HaTzafon | 4 | 126 | NIS 9,550,000 | NIS 75,793 | ||
| 14 Jul 2026 | Isaac Stern 18, Lamed HaHadasha | 5 | 123 | 6 | NIS 7,550,000 | NIS 61,382 | |
| Reported Apr 2025 | 25-floor tower, Kochav HaTzafon: full-floor penthouse | 180 | NIS 37,000,000 | NIS 205,556 | |||
| Listing, 16 Sep 2026 | Sportek TLV towers (Hagag Group), Levi Eshkol St, Kochav HaTzafon | 6 | 192 | 20 | NIS 20,000,000 | NIS 104,167 | |
| Listing, 16 Sep 2026 | Levi Eshkol St, Kochav HaTzafon: new duplex | 6.5 | 200 | 2 | NIS 15,500,000 | NIS 77,500 | |
| Listing, 16 Sep 2026 | Kochav HaTzafon: penthouse duplex (Boney HaIr St) | 5 | 157 | NIS 12,500,000 | NIS 79,618 | ||
| Listing, 16 Sep 2026 | Shai Agnon 28, Kochav HaTzafon (the Philharmonic project, from a rental listing at this address) | 4 | 130 | 3 | NIS 11,900,000 | NIS 91,538 | |
| Listing, 16 Sep 2026 | Meir Yaari St, Kochav HaTzafon: penthouse duplex | 5 | 207 | 7 | NIS 10,450,000 | NIS 50,483 | |
| Listing, 16 Sep 2026 | Savyonei Ramat Aviv, Kochav HaTzafon: mini penthouse | 5.5 | 135 | 11 | NIS 10,500,000 | NIS 77,778 | |
| Listing, 16 Sep 2026 | Sde Dov Eshkol: 5-room apartment | 5 | 146 | 10 | NIS 9,200,000 | NIS 63,014 |
Rents for comparison
| Date | Location | Rooms | sqm | Rent / month | Per sqm | Type |
|---|---|---|---|---|---|---|
| Listing, 16 Sep 2026 | Savyonei Ramat Aviv, Kochav HaTzafon: mini penthouse | 5.5 | 280 | NIS 37,500 | NIS 134 | |
| Listing, 16 Sep 2026 | Meir Yaari St, Kochav HaTzafon: penthouse | 4 | 165 | NIS 25,000 | NIS 152 | |
| Listing, 16 Sep 2026 | Kochav HaTzafon: 5.5-room apartment | 5.5 | 230 | NIS 27,000 | NIS 117 | |
| Listing, 16 Sep 2026 | Kochav HaTzafon: penthouse | 5 | 130 | NIS 18,000 | NIS 138 | |
| Listing, 16 Sep 2026 | Abba Kovner 13, Kochav HaTzafon: penthouse | 5.5 | 160 | NIS 15,000 | NIS 94 | |
| Listing, 16 Sep 2026 | Philharmonic project, Shai Agnon 28, Kochav HaTzafon | 4 | 103 | NIS 21,300 | NIS 207 |
Before you decide
The checks worth making
The questions a buyer at this price level asks, and the documents to obtain before negotiating.
- What is the exact address, block and parcel, and which developer built the building? Can we see the completion certificate (Form 4) and check condominium registration in the Land Registry?
- What are the built area, terrace areas (open and covered) and exposures in the permit plans, the sale contract appendix and the arnona bill?
- What is on floor 12 above the unit, and does anyone hold remaining building rights on the roof?
- What are the monthly management fee (including the gym) and the annual arnona, and in which arnona zone and building code is the property?
- Are the 2 parking spaces and the storage room registered or attached to the unit, and where are they?
- Which Sale (Apartments) Law inspection and warranty periods are still open, and have defects been reported to the developer?
- What can be built facing the children's wing sea-view balcony and the living room views (Sde Dov towers, Seminar HaKibbutzim)? Can the seller provide a planning check?
- How did the seller's or buyer's appraiser weight the terraces, and is there a recent appraisal?
- Which elementary and secondary schools serve this address under the municipal registration zones?
- The unit plan and building permit, including covered and open terrace areas
- The occupancy certificate (Tofes 4) and condominium registration
- A current appraisal and how it weights the terraces
- A planning check of what could be built facing the views
Questions and answers
Questions worth asking
What is the price per sqm?
How much purchase tax would a buyer pay?
How do you reach Yarkon Park on foot?
What could change in the view?
What is it in dollars?
The broker
Real Estate by the Sea · licensed real estate broker, licence 3131540 · +972 52-363-1582