For sale · Migdalei Ne'eman, north Tel Aviv
4.5 Rooms in a Pool and Spa Complex, Migdalei Ne'eman
Facing the landscaped gardens of Migdalei Ne'eman, about two minutes on foot from Tzuk beach: 4.5 rooms plus a separate safe room on about 130 sqm, inside a complex with a covered pool, a spa and a lobby guard around the clock. NIS 5,900,000.
Migdalei Ne'eman, Tzuk beach- Rooms
- 4.5 plus safe room
- Area
- about 130 sqm
- Floor
- 1 of 8
- Exposures
- 3
- Parking
- 2
- Storage
- Yes
- Condition
- Well kept
- Entry
- Immediate
Photographs
The home in pictures
The residence
Resort living, two minutes from the cliff
The apartment faces the landscaped gardens of the complex: 4.5 rooms plus a separate safe room on about 130 sqm, on floor 1 of 8, with three exposures, two parking spaces and a storage room. It is well kept, available for immediate entry, and the price is NIS 5,900,000.
Migdalei Ne'eman is a complex of 330 apartments in seven buildings on Michael Ne'eman Street, next to Tzuk beach, occupied in stages between 2000 and 2015. Residents have a covered pool open all year, a spa with a sauna and a jacuzzi, a gym, lawns and a lobby guard 24 hours a day. The building facades carry mosaics by the artist Yaacov Agam.
The complex fee covers the maintenance and the use of all the facilities, and was reported in 2024 at about NIS 2,300 a month for a 138 sqm apartment. The sea and Tzuk beach are about two minutes away on foot.
- 130 sqm and a separate safe room4.5 rooms and three exposures
- Covered poolOpen all year, 06:00 to midnight per Globes
- Spa, sauna and jacuzziAnd an equipped gym
- 24/7 lobby guardAnd a concierge
- Two parking spaces and storageImmediate entry
- NIS 45,385 per sqmAn appraisal range of NIS 45,000 to 50,000 was reported in 2024
The apartment
- Rooms
- 4.5 plus a separate safe room inside the unit
- Area
- About 130 sqm
- Floor
- 1 of 8
- Exposures and outlook
- Three exposures; faces the complex gardens
- Bathrooms
- 2 bathrooms and 3 toilets
- Condition and entry
- Well kept; immediate entry
Parking and storage
- Parking
- 2 spaces
- Storage
- Yes
- Lift
- Yes
The building
A 330-home complex with pool, spa and Agam mosaics
Which phase of the complex built this building, and the year it was occupied, are given on direct request.
- Scale
- 330 apartments in seven buildings, occupied in stages between 2000 and 2015
- Developers
- Built in phases by several developers, including Azorim, Yossi Avrahami, Hagag Group and Acro
- Architecture
- Canaan Shenhav Architects
- Art
- Colorful mosaics by Yaacov Agam on the facades
- Facilities
- Year-round covered pool, spa with indoor pool, sauna and jacuzzi, gym, synagogue and car-wash station
- Security
- Lobby guard around the clock
- Management company
- Hightower: complex, pool and spa, gym and lobby
- Management fee
- About NIS 2,300 a month for 138 sqm (2024); NIS 1,900 for 125 sqm (2018)
The location
The northern edge of Tzukei Aviv, by Tzuk beach
The complex sits in northern Tzukei Aviv, the neighborhood between Unitzman Street, Namir Road, Propes Street and the sea. The management company places it next to Tzuk beach, and the street is filed under the Glilot area in some records.
The coastal park promenade, about 2 km along the cliff, links Tzuk beach with Tel Baruch beach and opened in 2023. Nathan Alterman High School, whose building won the Rokach architecture prize, is in the neighborhood.
Plan TA/3700 for a new north-west quarter covers the land around the complex, and the Ibn Gabirol extension has been paved to its east, where the Green Line light rail is also planned.
Distances
- The sea and Tzuk beachabout 2 minutes on foot
- Ibn Gabirol extension (planned main street)adjacent, on the east side of the complex
- Sea and Sun complex (Herzl Rosenblum 4-8)about 300 to 410 m
- Tel Baruch beachabout 2 km south of Tzuk beach along the promenade; not measured from the complex
Schools
- Nathan Alterman High School
In Tzukei Aviv; about 251 pupils per grade; its building won the Rokach architecture prize in 2015; registration zone and walking distance to be confirmed
- Nofei Yam Elementary School
Listed as a nearby school on the Tzukei Aviv area page, about 91 pupils per grade; registration zone and distance to be confirmed
Transport
- Green Line light rail through the plan 3700 area
under construction; southern section expected 2028 and full line 2030; planned along the new Rokach-Herzliya road (Ibn Gabirol extension); Globes reported light rail works on site next to the complex in 2024; nearest station to be confirmed
- Ibn Gabirol extension road (about 5 km from Rokach to Herzliya)
the section beside the complex was described as recently paved in 2024; completion of the full road to be confirmed
- Namir Road
operating; forms the eastern edge of Tzukei Aviv; distance from the complex not measured
- Coastal park bike path
operating since 2023; 2 km along the cliff
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 Ibn Gabirol extension and light rail east of the complex
According to Globes (2024), the new street paved on the complex's east side is expected to block the open view in that direction and become a main traffic artery, alongside light rail works. Check the unit's exact orientation during a viewing.
- Plan TA/3700, the north-west quarter
11,000 to 13,000 homes, 1,500 hotel rooms and about 215,000 sqm of employment and retail on about 1,900 dunams between Sde Dov and the Herzliya boundary. Approved in 2015, it stalled in 2024 over reallocation tables; about 70% of the land is privately owned.
- Residents' appeal over plan 3700
Residents of the complex claimed about NIS 71 million for loss of value, and the district appeals committee ruled in January 2026 that no damage was proven.
- Hotel and residential tower at Tzuk beach
A 14-floor tower with 116 apartments and a hotel of at least 198 rooms on about 16 to 20 dunams less than 100 m from the sea; the design plan was approved in May 2025.
- Coastal park
First phase (promenade, bike path, landscape restoration and lighting) cost NIS 75 million and opened in 2023; further phases planned. Keeps the cliff front public and open.
The numbers
NIS 5,900,000, including what the complex costs
The price, computed against the tax and lending rules published up to 16 September 2026.
- Asking price
- NIS 5,900,000 ≈ $1,935,061
- Price per built sqm
- NIS 45,385
- Appraisal range per sqm
- NIS 45,000-50,000 Globes, 2024
- Max mortgage, single home
- NIS 4,425,000 75% loan-to-value, Bank of Israel
What it costs, by buyer profile
- Purchase tax
- NIS 190,538 Effective rate 3.23%
- Maximum loan
- NIS 4,425,000 75% of value
- Minimum equity
- NIS 1,475,000
- Equity plus purchase tax
- NIS 1,665,538 Before legal, brokerage and appraisal fees
- Purchase tax
- NIS 472,000 Effective rate 8.00%
- Maximum loan
- NIS 2,950,000 50% for an investment home or a buyer who is not an Israeli citizen
- Minimum equity
- NIS 2,950,000
- Equity plus purchase tax
- NIS 3,422,000 Before legal, brokerage and appraisal fees
- Purchase tax
- NIS 19,606 Effective rate 0.33%. Eligibility: from one year before to seven years after aliyah
- Maximum loan
- NIS 4,425,000 75% of value
- Minimum equity
- NIS 1,475,000
- Equity plus purchase tax
- NIS 1,494,606 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.
Complex fee, arnona and yield
- Complex fee, estimate for this size
- About NIS 2,170 a month NIS 2,300 for 138 sqm in 2024, scaled to 130 sqm; about NIS 26,000 a year. Not a quote
- Arnona, annual estimate
- NIS 11,792-14,689 130 sqm at the newest-code rates, zone 2 to zone 1; older buildings may carry a lower code
- Gross yield at NIS 12,500-13,500 rent
- 2.54%-2.75% Rental listings for similar units in and near the complex
- Typical Tzukei Aviv yield
- 2.4%-2.7%
- 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
Sales and listings in the complex
Sales and listings on Michael Ne'eman Street and nearby complexes, plus market data. The recorded sales were read automatically and should be confirmed before negotiating.
- Median price per sqm, Tzukei Aviv (Aug 2026)
- About NIS 49,000, down from about NIS 54,600 in 2024 (about 10-12% in two years)
- Gross rental yield, Tzukei Aviv (Aug 2026)
- About 2.4%-2.7% a year
- Asking rents, Tzukei Aviv (Aug 2026)
- 4 rooms about NIS 9,500-10,500 a month; 5 rooms about NIS 15,000
- Sde Dov supply (Aug 2026)
- About 16,000 apartments marketed at about NIS 60,000-90,000 per sqm, expected to restrain price growth in Tzukei Aviv
- Area averages, Glilot (Sep 2026)
- Purchase NIS 4,950,000; rent NIS 11,500 a month
- Appraisers' value range in the complex (2024) (Oct 2024)
- NIS 45,000-50,000 per sqm for typical units; a 138 sqm unit needing renovation sold at about NIS 40,000
- Recorded 2026 deals on Michael Ne'eman St (Mar 2026)
- NIS 43,846 and NIS 54,615 per sqm on two 130 sqm units
- Current asking prices in the complex (Sep 2026)
- NIS 45,385-58,333 per sqm across six listings of 105-218 sqm, including this unit (computed)
- This unit against the 2024 appraisers' range (Sep 2026)
- NIS 45,385 per sqm sits at the bottom of the NIS 45,000-50,000 range and at the low end of current asking prices in the complex (computed)
- Implied gross yield for this unit (Sep 2026)
- About 2.5%-2.7% at NIS 5.9 million if let at NIS 12,500-13,500 a month, the asking rents of comparable units nearby (computed: rent x 12 / 5,900,000)
- 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 Oct 2024 | Migdalei Ne'eman | 5 | 138 | 5 | NIS 5,450,000 | NIS 39,493 | |
| 3 Feb 2026 | Michael Ne'eman St, Migdalei Ne'eman (house number read as 2) | 4 | 130 | 10 | NIS 7,100,000 | NIS 54,615 | |
| 3 Feb 2026 | Address withheld ('deal in the area'), about 84-132 m from Michael Ne'eman 2, 4 and 22 | 4 | 122 | 8 | NIS 5,100,000 | NIS 41,803 | |
| 31 Mar 2026 | Michael Ne'eman St, Migdalei Ne'eman (house number read as 2) | 5 | 130 | 6 | NIS 5,700,000 | NIS 43,846 | |
| 1 Jul 2026 | Herzl Rosenblum 4, Sea and Sun (nearby complex) | 4 | 107 | 8 | NIS 4,950,000 | NIS 46,261 | |
| Listing, 16 Sep 2026 | Michael Ne'eman 18, Migdalei Ne'eman | 4 | 131 | 13 | NIS 6,000,000 | NIS 45,802 | |
| Listing, 16 Sep 2026 | Michael Ne'eman St | 5 | 138 | 9 | NIS 7,950,000 | NIS 57,609 | |
| Listing, 16 Sep 2026 | Michael Ne'eman 20, Migdalei Ne'eman | 4 | 105 | 1 | NIS 5,400,000 | NIS 51,429 | |
| Listing, 16 Sep 2026 | Michael Ne'eman 8: mini penthouse | 4.5 | 120 | 1 | NIS 7,000,000 | NIS 58,333 | |
| Listing, 16 Sep 2026 | Migdalei Ne'eman, Michael Ne'eman St: large apartment | 4.5 | 218 | NIS 10,490,000 | NIS 48,119 |
Rents for comparison
| Date | Location | Rooms | sqm | Rent / month | Per sqm | Type |
|---|---|---|---|---|---|---|
| Listing, 16 Sep 2026 | Michael Ne'eman 23, Migdalei Ne'eman | 4 | 125 | NIS 12,500 | NIS 100 | |
| Listing, 16 Sep 2026 | Blue Towers, Penina Zaltsman 10 (nearby complex) | 4.5 | 130 | NIS 13,500 | NIS 104 | |
| Reported Aug 2026 | Tzukei Aviv, neighborhood level | 5 | NIS 15,000 |
Before you decide
The checks worth making
The questions a careful buyer asks about a unit in a complex like this, and the documents to obtain.
- Which building and phase is No. 22, who built it and when was it occupied? Is the unit registered in the Land Registry as part of the condominium?
- Is floor 1 above a pillar level or at garden level? Does the unit have a balcony or garden rights, and how private is it from the lawns and pool area?
- What is the current monthly management fee for this unit, what does it cover (pool, spa, concierge, gym), and are any special levies planned?
- What are the annual arnona and the registered and arnona areas, compared with the advertised 130 sqm?
- Are the 2 parking spaces and the storage room registered or attached to the unit?
- What condition are the kitchen, bathrooms and building systems in (the listing says well kept), and what renovation budget is realistic?
- How will the Ibn Gabirol extension, the light rail and plan 3700 construction affect noise and views for this building and floor?
- When is construction of the Tzuk beach hotel and tower expected to start?
- Can the seller provide the nadlan.gov.il record of 2025-2026 deals in the complex, including the NIS 5.7 million and NIS 7.1 million sales of 130 sqm units?
- Are the pool and spa hours, the 24/7 concierge and the gym operating as advertised today?
- Which schools serve the address under municipal registration zones, and how far is the walk to Alterman High School and Nofei Yam Elementary?
- A land registry extract and condominium plan, including the attached parking and storage
- The management company budget and service list
- Residents' meeting minutes from the last two years
- Confirmations of no arrears on arnona and complex fees
Questions and answers
Questions worth asking
What is the price per sqm in the complex?
How much is the complex fee?
How far is the sea?
How much purchase tax would a buyer pay?
What will change around the complex?
The broker
Real Estate by the Sea · licensed real estate broker, licence 3131540 · +972 52-363-1582