For sale, tenanted · Exclusive · Tzukei Aviv, north Tel Aviv
Furnished 3.5 Rooms with a Tenant in Place, Eliyahu Berlin Street
A furnished, fully equipped apartment in a Tzukei Aviv boutique building, let at NIS 15,000 a month: a 3.6% gross yield on a price of NIS 5,000,000, with two parking spaces and a storage room.
Tzukei Aviv, Eliyahu Berlin St- Rooms
- 3.5
- Built area
- about 90 sqm
- Balcony
- 12 sqm
- Floor
- 3 of 9
- Parking
- 2
- Storage
- Yes
- Furnishing
- Full
- Current rent
- NIS 15,000
Photographs
The home in pictures
The residence
An investment that already works, by the sea
3.5 rooms, furnished and equipped down to the kitchenware and the towels, in a nine-floor boutique building on Eliyahu Berlin Street. The apartment is let at NIS 15,000 a month, and the price is NIS 5,000,000.
About 90 sqm built with a 12 sqm balcony, on floor 3 of 9, in a building from 2022. The layout includes a generous master suite and an equipped kitchen, and the apartment looks out to an open view. Two parking spaces and a storage room are attached.
The management fee is NIS 600 a month, and the building has a designed lobby and a new gym. The possible vacating date and the terms of the lease are given in writing before signing, and they decide whether the apartment suits an investor or a buyer who means to live in it.
- NIS 15,000 a monthCurrent rent, NIS 180,000 a year
- 3.6% gross yieldOn an asking price of NIS 5,000,000
- Furnished and equippedIncluding kitchenware and towels
- Two parking spaces and storageAttached to the unit
- NIS 600 a monthManagement fee, lobby and gym
- About 5 to 7 minutes to the beachOn foot to Tel Baruch beach and the promenade
The apartment
- Rooms
- 3.5 (Israeli count), with a generous master suite
- Built area
- About 90 sqm
- Balcony
- 12 sqm
- Floor
- 3 of 9
- View
- Open view
- Furniture and equipment
- Furnished and equipped, including appliances, kitchenware and towels
Investment and running costs
- Current rent
- NIS 15,000 a month (November 2025 and January 2026)
- Vacating
- Flexible vacating, per the November 2025 post
- Parking and storage
- 2 parking spaces and a storage room
- Management fee
- NIS 600 a month
The building
A nine-floor boutique building on Eliyahu Berlin Street
The developer, the contractor and the date of the occupancy certificate are given on direct request.
- Location
- Eliyahu Berlin Street, Tzukei Aviv (Gimel HaHadasha), Tel Aviv-Yafo
- Floors
- 9
- Year built
- 2021 to 2023, per the fields of different listings
- Resident services
- Designed lobby and gym
- Management fee
- NIS 600 a month for the 3 and 3.5-room units in the building
- On the street
- A bike path completed in January 2022
The location
Tzukei Aviv, between the coastal park and the Sde Dov district
Tzukei Aviv runs from Unitzman Street in the north to Propes Street in the south, between Namir Road and the sea. Gimel HaHadasha is the name for its newer part, built beside the Azorei Chen towers. Data published by Mako put the median deal in Azorei Chen from early 2023 to October 2025 at NIS 5.9 million, the fifth highest neighborhood median in Israel.
The coastal park promenade opened in September 2023 and runs about 2 km along the cliff, from Tel Baruch beach in the south to Tzuk beach in the north, with a bike path along its length. Nathan Alterman High School, whose building won the Rokach architecture prize in 2015, is in the neighborhood.
To the south the Sde Dov district is taking shape, where new apartments sold at an average of NIS 79,000 to 85,000 per sqm according to Calcalist in February 2026. The Green Line light rail is expected to open its southern section in 2028 and the full line in 2030.
Distances
- Tel Baruch beach5 to 7 minutes' walk (broker; posts differ)
- Cliff promenade (coastal park)5 to 7 minutes' walk
- Sde Dov district5 to 7 minutes' walk
Schools
- Tzukei Aviv school
13 Yair Rosenblum St. The registration zone for the address is to be confirmed.
- Alumot school
4A David Shimoni St. Registration zone to be confirmed.
- Nofei Yam school
About 91 pupils per grade. Registration zone to be confirmed.
- Nathan Alterman High School
In Tzukei Aviv, about 251 pupils per grade; the building won the Rokach architecture prize in 2015.
Transport
- Green Line light rail
Under construction. The southern section is expected in 2028 and the full line in 2030; the route is planned along the new road inside plan 3700. The nearest station location is to be confirmed.
- Pedestrian and bike bridge over Namir Road at the KKL junction
Planned. A September 2025 report expects it in about three years; final design and budget are pending.
- Bike path on Eliyahu Berlin St
Operating (completed January 2022)
- Coastal park bike path along the cliff (about 2 km)
Operating since September 2023
- Israel Railways, University station
Operating, one of Tel Aviv's four railway stations. Distance from the building not measured.
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.
- Plan TA/3700, the north-west quarter
About 1,900 dunams between the existing neighborhoods and the sea, up to the city boundary: 11,000 to 13,000 homes, 1,500 hotel rooms and about 215,000 sqm of employment and retail. In August 2024 the reallocation tables were still unapproved, so timing is uncertain.
- Building heights in plan 3700
A planner quoted by Globes described 6 to 8 homes per dunam in buildings of eight floors at most, plus a 400-dunam ecological coastal park. The heights set west of the building will shape the open view from lower floors.
- The Sde Dov district
About 16,000 homes and towers of up to 45 floors in the center plan; most apartments are expected to be occupied in 2029 to 2032. New supply at higher price levels and years of construction south of the neighborhood.
- Eliyahu Berlin 3 project
One record shows active construction of 13 floors and 41 units with completion in early 2028, while project-tlv lists it as completed. If work is active, expect building on the same street until 2028.
- Hotel and residential tower at Tzuk beach
A 2021 plan for a 14-floor tower with 116 apartments and a hotel of about 200 rooms; the design plan was approved in May 2025. More activity and traffic at the north end of the promenade.
- Nofei Yam North
In March 2025 the permit freeze was extended for re-planning, with heights that could rise from 15 to 45 floors. Taller buildings are possible south of the neighborhood.
The numbers
NIS 5,000,000 and NIS 15,000 a month, fully worked
The price and the current rent, computed against the tax and lending rules published up to 16 September 2026.
- Asking price
- NIS 5,000,000 ≈ $1,639,882
- Price per built sqm
- NIS 55,556
- Median per sqm, Tzukei Aviv
- NIS 49,000 Bizportal, August 2026
- Max mortgage, single home
- NIS 3,750,000 75% loan-to-value, Bank of Israel
What it costs, by buyer profile
- Purchase tax
- NIS 145,538 Effective rate 2.91%
- Maximum loan
- NIS 3,750,000 75% of value
- Minimum equity
- NIS 1,250,000
- Equity plus purchase tax
- NIS 1,395,538 Before legal, brokerage and appraisal fees
- Purchase tax
- NIS 400,000 Effective rate 8.00%
- Maximum loan
- NIS 2,500,000 50% for an investment home or a buyer who is not an Israeli citizen
- Minimum equity
- NIS 2,500,000
- Equity plus purchase tax
- NIS 2,900,000 Before legal, brokerage and appraisal fees
- Purchase tax
- NIS 15,106 Effective rate 0.30%. Eligibility: from one year before to seven years after aliyah
- Maximum loan
- NIS 3,750,000 75% of value
- Minimum equity
- NIS 1,250,000
- Equity plus purchase tax
- NIS 1,265,106 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.
Rent, yield and running costs
- Annual rent
- NIS 180,000 NIS 15,000 x 12
- Gross yield
- 3.60% 180,000 / 5,000,000
- Yield if the landlord pays the management fee
- 3.46% (180,000 less 7,200) / 5,000,000
- Yield under the 10% rental tax track
- 3.24% (180,000 less 18,000) / 5,000,000; not tax advice
- Typical neighborhood yield
- 2.4%-2.7% Bizportal, August 2026
- Arnona, annual estimate
- NIS 9,252-11,525 102 sqm including the balcony at 2026 newest-code rates, zones 2 and 1; zone to be confirmed
- 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
Price and rent against the neighborhood
Sales from 2025 and 2026 on nearby streets, live listings, and asking rents for newer units nearby. The current rent is above asking rents for new 4-room units nearby, which matters when projecting the yield.
- Tzukei Aviv median price per sqm (Aug 2026)
- About NIS 49,000 per sqm now, down from about NIS 54,600 in 2024 (about 10-12% lower over two years)
- Tzukei Aviv rents and gross yield (Aug 2026)
- 4 rooms about NIS 9,500-10,500 per month; 5 rooms about NIS 15,000; special properties above NIS 20,000; gross yield about 2.4-2.7%
- Sde Dov new-build prices (Aug 2026)
- Marketed at about NIS 60,000-90,000 per sqm (Bizportal); average NIS 79,000-85,000 per sqm across more than 1,000 sales (Calcalist, February 2026)
- CBS: Tel Aviv district prices and national rents (Sep 2026)
- Tel Aviv district home prices -0.9% year on year (June-July 2026); rents for new tenants +4.4% year on year (August 2026 CPI)
- CBS resale price index, Tel Aviv (2026-Q2)
- -2.0% in Q2 2026 against Q1 2026
- Azorei Chen median deal price (Oct 2025)
- NIS 5.9 million, fifth highest neighborhood in Israel (early 2023 to October 2025, published data)
Sales and asking prices for comparison
| Date | Location | Rooms | sqm | Floor | Price | Per sqm | Type |
|---|---|---|---|---|---|---|---|
| 3 Nov 2025 | Shmuel Schnitzer 4, Tzukei Aviv | 3 | 78 | 6 | NIS 3,880,000 | NIS 49,679 | |
| 24 Nov 2025 | Daniel Samborski 9, Tzukei Aviv | 3 | 79 | 3 | NIS 3,850,000 | NIS 48,734 | |
| 27 Jan 2026 | Shmuel Schnitzer 4, Tzukei Aviv | 4 | 118 | 5 | NIS 5,900,000 | NIS 50,000 | |
| 30 Mar 2026 | Shmuel Schnitzer 2, Tzukei Aviv | 4 | 104 | 1 | NIS 4,250,000 | NIS 40,865 | |
| 19 May 2026 | Daniel Samborski 9, Tzukei Aviv | 3 | 80 | 1 | NIS 3,920,000 | NIS 49,000 | |
| 24 May 2026 | Daniel Samborski 7, Tzukei Aviv | 3 | 76 | 5 | NIS 4,000,000 | NIS 52,632 | |
| Reported 6 Aug 2026 | Eliyahu Berlin St (house number not given) | 122 | NIS 5,900,000 | NIS 48,361 | |||
| 31 May 2026 | Gimel HaHadasha (street not shown), 9-floor building | 3 | 85 | 8 | NIS 4,550,000 | NIS 53,529 | |
| 8 Jun 2026 | Azorei Chen / Gimel HaHadasha (street not shown), 11-floor building | 3 | 90 | 6 | NIS 4,650,000 | NIS 51,667 | |
| 16 Sep 2026 | Eliyahu Berlin 11 (12-floor building, built 2007) | 3 | 104 | NIS 5,300,000 | NIS 50,962 | ||
| 16 Sep 2026 | Eliyahu Berlin (No. 20 as listed), 11-floor building | 3 | 100 | 7 | NIS 5,100,000 | NIS 51,000 | |
| 16 Sep 2026 | Daniel Samborski 9, Tzukei Aviv | 3 | 86 | 8 | NIS 4,400,000 | NIS 51,163 | |
| 16 Sep 2026 | Eliyahu Berlin 8 (12-floor building, built 1998 per listing) | 4 | 96 | 2 | NIS 5,140,000 | NIS 53,542 |
Rents for comparison
| Date | Location | Rooms | sqm | Rent / month | Per sqm | Type |
|---|---|---|---|---|---|---|
| 19 Aug 2026 | Gimel HaHadasha, new sea-view building, floor 6 of 10 (street not shown) | 4 | 100 | NIS 14,200 | NIS 142 | |
| 16 Sep 2026 | Eliyahu Berlin 16 (as listed), new building, full sea view, floor 10 | 4 | 107 | NIS 14,000 | NIS 131 | |
| 28 Aug 2026 | Eliyahu Berlin, 10-floor building, floor 4 | 4 | 102 | NIS 13,200 | NIS 129 | |
| 25 Aug 2026 | Gimel HaHadasha, 10-floor building, floor 4 (street not shown) | 3 | 93 | NIS 9,600 | NIS 103 | |
| 16 Sep 2026 | Uri Zvi Greenberg 16, Azorei Chen, floor 5 | 4 | 115 | NIS 11,500 | NIS 100 |
Before you decide
The checks worth making
The questions a careful buyer asks about a tenanted apartment, and the documents to obtain before signing.
- Can we see the signed lease: rent, start and end dates, renewal options, indexation, deposit, guarantees and any early-exit clause?
- Has the tenant agreed in writing to stay or to leave, and from what date could the unit be vacant?
- Is the furniture and equipment included in the price, and is there a signed inventory and condition list?
- Has the rent been paid on time, and are there disputes, damage claims or maintenance issues?
- Under the lease, who pays the NIS 600 management fee and the arnona?
- Which floor is the unit on (2 or 3), and what are the registered areas (90, 96 or 102 sqm)?
- Who are the developer and contractor, when were Tofes 4 and the completion certificate issued, and what warranty remains?
- Which plan 3700 compound lies west, and what may be built there and when?
- Are the two parking spaces and the storage room registered to the unit?
- The signed lease, including guarantees, indexation and end date
- A signed furniture and equipment inventory with condition
- A land registry extract or rights confirmation, including the attached parking and storage
- The occupancy certificate (Tofes 4), completion certificate and unit plan
Questions and answers
Questions worth asking
What yield does the apartment produce?
Can the buyer take the unit vacant?
What does the furniture include?
How much purchase tax would an investor pay?
How does it differ from the 3-room unit in the same building?
The broker
Real Estate by the Sea · licensed real estate broker, licence 3131540 · +972 52-363-1582