Rova 4, Tel Aviv's New North: Boundaries, the Plan and Apartment Prices
Rova 4 (the New North) is the part of north Tel Aviv from Ibn Gabirol Street in the west to the Ayalon highway in the east, and from the Yarkon stream in the north to Shaul HaMelech Boulevard in the south. Kikar HaMedina (State Square) sits at its center, and its neighborhoods, the New North, Bavli and Park Tzameret, were home to about 51,500 residents in 2022, according to municipal data. The Rova 4 plan (TA/3729/A), in force since May 2018, is why, on so many of its streets, a new building now replaces an old one.
In numbers: in the first quarter of 2026, the median deal for a 4-room apartment (a living room and 3 bedrooms, since Israelis count the living room) in the New North's Kikar HaMedina area was ₪6,835,800, against ₪5,229,800 across Tel Aviv-Yafo. New buildings around the square are marketed today at ₪63,000 to ₪68,000 per m², down from ₪70,000 to ₪75,000 at the peak. Below: boundaries and streets, neighborhoods, the plan in plain English, prices by room count, published deals and urban renewal projects.
Price guide · updated 7 October 2026
How much does an apartment cost in Rova 4?
In the first quarter of 2026, the median deal for an apartment with 4 rooms in Rova 4 ranged from ₪6,042,800 to ₪6,910,000, depending on the neighbourhood, against ₪5,229,800 across Tel Aviv-Yafo. For 3 rooms, the median ranged from ₪4,434,900 to ₪4,943,500. In the new buildings around Kikar HaMedina, prices stand at ₪63,000 to ₪68,000 per m², down from ₪70,000 to ₪75,000 at the peak, and penthouses and garden apartments reach ₪80,000 to ₪110,000 per m².
- ₪6.04-6.91 millionmedian deal, 4 rooms, the three New North neighbourhoods. All of Tel Aviv-Yafo: 5.23 million1-3.2026
- ₪63,000-68,000per m² in new buildings around the square; 70,000-75,000 at the peak10.2026
- ₪80,000-110,000per m² for penthouses, garden apartments and large apartments10.2026
| Property | ₪ per m² | Apartment price, ₪ | Type | Date |
|---|---|---|---|---|
| Median deals by number of rooms, first quarter of 2026 | ||||
| 3 rooms, New North, northern partAll of Tel Aviv-Yafo: 4.23 million | · | 4.43 million | Median deal | 1-3.2026 |
| 3 rooms, around Kikar HaMedinaAll of Tel Aviv-Yafo: 4.23 million | · | 4.94 million | Median deal | 1-3.2026 |
| 3 rooms, New North, southern partAll of Tel Aviv-Yafo: 4.23 million | · | 4.56 million | Median deal | 1-3.2026 |
| 4 rooms, New North, northern partAll of Tel Aviv-Yafo: 5.23 million | · | 6.04 million | Median deal | 1-3.2026 |
| 4 rooms, around Kikar HaMedinaAll of Tel Aviv-Yafo: 5.23 million | · | 6.84 million | Median deal | 1-3.2026 |
| 4 rooms, New North, southern partAll of Tel Aviv-Yafo: 5.23 million | · | 6.91 million | Median deal | 1-3.2026 |
| 5 rooms, New North, northern partAll of Tel Aviv-Yafo: 7.50 million | · | 7.70 million | Median deal | 1-3.2026 |
| 5 rooms, around Kikar HaMedinaAll of Tel Aviv-Yafo: 7.50 million | · | 8.46 million | Median deal | 1-3.2026 |
| New buildings around the square | ||||
| Recently marketed projectsAt the peak: ₪70,000-75,000 per m² | 63,000-68,000 | · | Marketed price | 10.2026 |
| Most apartments sold in the past yearIn the new projects around the square | 63,000-66,000 | · | Deal | 4.2026 |
| Penthouses, garden apartments and large apartmentsWith large outdoor space | 80,000-110,000 | · | Deal | 10.2026 |
| Hankin 3, penthouse with 5 rooms188 m², balcony 26 and roof 156, floor 7 | about 93,600 | 17.6 million | Deal | 3.2026 |
| Jabotinsky 105, garden apartment with 5 rooms156 m² and a garden of about 170 m², according to the company | about 70,500 | about 11 million | Deal | 8.2026 |
| Jabotinsky 133, penthouseAbout 280 m², roof about 113 m², floor 8 | about 78,600 | 22 million | Deal | 12.2025 |
| Deals published in 2026, apartments with 2 to 4 rooms | ||||
| David Yellin 9, 4 rooms110 m², ground floor | about 76,400 | 8.4 million | Deal | 4.2026 |
| Mosinzon 17, 4 rooms102 m², ground floor | about 70,300 | 7.17 million | Deal | 4.2026 |
| Shlomtzion HaMalka, 4 rooms103 m², floor 1 of 7 | about 59,200 | 6.1 million | Deal | 5.2026 |
| Epstein 7, 3 rooms70 m², floor 6 | about 69,700 | 4.88 million | Deal | 4.2026 |
| Weizmann 50, 3 rooms75 m², floor 2 | about 63,300 | 4.75 million | Deal | 4.2026 |
| Ben Shaprut 21, 2 rooms46 m², ground floor | about 69,100 | 3.18 million | Deal | 4.2026 |
| Apartments with 2 rooms around the square40 to 54 m² | · | 2.5-3.7 million | Deal | 4.2026 |
| Asking prices around the square | ||||
| Hei Be’Iyar 18, brand-new apartment with 5 rooms161 m², floor 12 | about 90,000 | 14.5 million | Asking price | 10.2026 |
| Hei Be’Iyar 2, brand-new apartment with 4 rooms142 m², floor 23 | about 79,200 | 11.25 million | Asking price | 10.2026 |
| Moshe Sharett, 4 rooms125 m², floor 3, after a ₪100,000 price cut | 52,000 | 6.5 million | Asking price | 10.2026 |
| David Yellin 10, 2.5 rooms84 m², floor 1, after a ₪90,000 price cut | about 52,400 | 4.4 million | Asking price | 10.2026 |
| Hei Be’Iyar 16, 4 rooms in an older building107 m², floor 4 | about 42,900 | 4.59 million | Asking price | 10.2026 |
| For comparison | ||||
| Tel Aviv-Yafo, the whole cityMedian of 2,432 deals | 52,856 | · | Deal | 10.2023-10.2025 |
This price guide draws on median deals reported to the Tax Authority, on published deals, on estimates by property professionals in the area and on listings for sale. Asking prices are marked separately and are not closing prices. Updated 7 October 2026.
Location
Rova 4 on the map: the projects, urban renewal and the neighbourhood
Between Ibn Gabirol Street and the Ayalon Highway, and from the Yarkon to Shaul HaMelech Boulevard: the residential towers around Kikar HaMedina, the buildings going through urban renewal, and the schools, parks, cafés and light rail of Rova 4.
Illustrative map. Locations from OpenStreetMap; urban renewal projects from published reports, updated 7 October 2026. © OpenStreetMap contributors
The map is not available right now. These are the places it shows:
All the projects and places on the map
Projects
- Kikar HaMedina Towers: 3 towers of 40, 40 and 37 floors · 453 apartments
- DUO: 2 towers of 54 floors · 668 apartments
- H Infinity: A residential tower and a boutique building · about 278 apartments
- YOO Tel Aviv: 2 towers of 37 and 41 floors · about 300 apartments
- Akirov Towers: 3 towers of 32 floors · about 350 apartments
- Park Bavli: 4 towers of 46 floors · about 800 apartments
Urban renewal
- Zlotisti 4: Before: 4 floors, 12 apartments · After: 8 floors, 22 apartments · Demolished, 2.2026
- Remez 27: Before: 4 floors, 14 apartments · After: 9 floors, 24 apartments · Demolished, 2.2026
- Jabotinsky 152: Before: 4 floors, 20 apartments · After: 8 floors, 38 apartments · Bayit VeGag · Completion expected in the last quarter of 2028
- Be’eri 36 to 56, even numbers: Before: 11 buildings, about 190 apartments · After: Up to about 500 apartments, by the company’s estimate · Adam Shuster · Chosen in the residents’ tender, 3.2026
- Jabotinsky 135 to 137: Before: 32 apartments · After: 9 floors, 68 apartments · Africa Renewal and Bayit VeGag · Construction contract signed, 8.2024
- Jabotinsky 133: Before: 16 apartments · After: 9 floors, 33 apartments · Bayit VeGag · Old building demolished, 11.2025
- Remez 44: After: 7 floors, 25 apartments · Anshei HaIr · Building permit, 9.12.2025
- Remez 42: After: 20 apartments · Anshei HaIr · Permit application filed
- Remez 25: After: 26 apartments · Anshei HaIr · Residents have moved out
- Lissin 27: Before: 4 floors, 12 apartments · After: 7 floors, 21 apartments · Yaaz Development · Building permit, 7.2026
- Sharett 30: Before: 4 floors, 11 apartments · After: 8 floors, 24 apartments · Yaaz Development · Building permit, 7.2026
- Zichron Yaakov 16: Before: 3 floors on pillars, 12 apartments · After: 7 floors, 26 apartments · Levinstein Group · Demolition began 24.11.2024, occupancy expected in the second half of 2028
- Hankin 3: Noga · Demolition and rebuild project
- Arlozorov compound: Before: 57 apartments · After: 248 apartments · Approved plan, not yet under way, 2023
- Dafna compound: Approved plan, under way, 2015
Schools and kindergartens
Schools: Yehuda HaMaccabi School, Miron School, HaYovel School, Ironi Dalet High School, Herzliya Hebrew Gymnasium, Yitzhak Rabin New High School, Ironi Dalet, branch campus, Ironi Yud Alef
Kindergartens: Gan Uri, Sarah Braverman-Kaniuk Kindergarten, Nitzanei Yuval after-school club
Parks
Parks: Uri Garden, Dubnov Garden, A.L. Zisu Garden, Avraham Garden, Abramovich Garden, Arison Garden, Gordon Garden, Germanis Garden, HaGat Garden, Histadrut Garden, Volovelski Karni Garden, Ze’ev Garden, Zinger Garden, Moshe Cohen Garden, Nuri Garden, Soutine Garden, Polak Garden, Feivel Garden, David HaMelech Boulevard
Shopping
Pharmacies: GOOD PHARM (3), Super-Pharm (3)
Cafés: Cafe Chablis, Cafe Henrietta, Cake Art, Jera, Uno, restaurant poisson Ada, Espresso Bar, Aroma, Arcaffe, Beit Lechem, Juno, Didoo Cafe, Dallal, Zorik, Lucha, Lechem Erez, Landwer, Mitzli, Metuka, Safsal, Roladin
Supermarkets: 7to7, AM:PM (2), Carrefour City, Carrefour Market, City Market, Victory, Tiv Taam (3), Tiv Taam in the City, Tip Tov, Mega BaIr, Linoy Minimarket, New Market, Shufersal Sheli
Transport
Bus terminals: Terminal 2000
Light rail stations: Arlozorov, Shaul HaMelech
Railway stations: Tel Aviv Savidor Center
Where Rova 4 is: boundaries and main streets
Tel Aviv-Yafo is divided into nine quarters (rova in Hebrew), numbered from north to south. Rova 4 is one of the four quarters of the city center. Ibn Gabirol separates it from Rova 3 to the west, and Shaul HaMelech Boulevard from Rova 6, the business district, to the south. Its official municipal name is the New North.
The name confuses many buyers. The New North is not the neighborhoods across the Yarkon, nor is it the Old North. The neighborhoods north of the stream are Rovas 1 and 2, and the Old North is Rova 3, west of Ibn Gabirol. Rova 4 was built mostly after statehood, from 1948 through the 1980s, so its streets are wider and its plots about 50% larger than those of the Old North. Since the 1980s residential towers have gone up too, and planning reserves the eastern strip along the Ayalon for high towers.
The plan area of the quarter covers about 2,825 dunam (a dunam is the Israeli land unit: 1 dunam = 1,000 m²). Inside it are some of the city's best-known addresses: Kikar HaMedina, the Ichilov medical center (Tel Aviv Sourasky Medical Center), the Tel Aviv Museum of Art compound with the Performing Arts Center, Beit Ariela and the courthouse, and Tel Aviv Center (Savidor) railway station with the 2000 Terminal. Habima and Rabin Square are not in Rova 4. They belong to Rova 3.
On a map, the simplest way to find the quarter is to locate Kikar HaMedina and frame it with four lines: Ibn Gabirol to the west, the Ayalon to the east, the Yarkon to the north and Shaul HaMelech Boulevard to the south. Everything inside those lines is Rova 4.
| Direction | Boundary | Note |
|---|---|---|
| West | Ibn Gabirol Street | West of it lies Rova 3, the Old North |
| East | The Ayalon highway | Tel Aviv Center station and the 2000 Terminal belong to Rova 4 |
| North | The Yarkon stream | North of it lie the neighborhoods across the Yarkon, Rovas 1 and 2 |
| South | Shaul HaMelech Boulevard | South of it lies Rova 6, the business district |
The quarter's main streets are also the streets where the plan lets you build higher. The eastern stretches of Arlozorov and Jabotinsky belong to Rova 4, and their western stretches to Rova 3. The northern part of Namir Road, across the Yarkon, already belongs to Rova 1.
| Street | What a new building may reach | More about the street |
|---|---|---|
| Pinkas | Up to 8 floors plus a partial roof floor | On the list of streets where the city is promoting ground-floor shops |
| Weizmann | Up to 8 floors plus a partial roof floor | On the list of planned shopping streets |
| Jabotinsky | Up to 8 floors plus a partial roof floor | Leads into Kikar HaMedina; on the list of planned shopping streets |
| Namir Road | Up to 8 floors plus a partial roof floor | East of it lie Bavli, Givat Amal B and Park Tzameret |
| Arlozorov | Under the quarter plan, up to 7 floors plus a partial roof floor; the street's own plan allows up to 10 floors east of Ibn Gabirol | The Purple Line of the light rail is planned along it |
| Yehuda HaMaccabi | Depends on the street type and the zone | Shopfronts along its eastern part; on the list of planned shopping streets |
| He Be'Iyar | Depends on the street type and the zone | Rings Kikar HaMedina and is the quarter's main shopping street |
| David HaMelech, Dubnov, Shaul HaMelech | In the UNESCO declared area: up to 6 floors plus a partial roof floor | Shaul HaMelech is the quarter's southern boundary |
| Ibn Gabirol | Plots bordering the street are outside the plan | The Green Line is planned in a tunnel beneath the street |
The neighborhoods of Rova 4
In the official deal data, the area between Ibn Gabirol and Namir Road is split into three neighborhoods, all of them named the New North: the northern part, the Kikar HaMedina area and the southern part. East of Namir Road, up to the Ayalon, are Bavli, Givat Amal B and Park Tzameret. Anyone browsing apartments for sale in Rova 4 meets these names in listings and deal records, so they are worth knowing.
| Neighborhood | Sample streets | What defines it |
|---|---|---|
| The New North, northern part | Yehuda HaMaccabi, Brandeis, Bnei Dan, Shlomtzion HaMalka, Smuts, Miriam HaHashmonait | The housing-estate strip between Bnei Dan and Yehuda HaMaccabi, with special rules for low-rise building |
| The New North, Kikar HaMedina area | He Be'Iyar, Jabotinsky, Moshe Sharett, David Remez, Henkin, David Yellin, Epstein, Lissin, Zlotzisti | The square, its ring of shops, the towers and the new park, and most of the renewal projects listed below |
| The New North, southern part | Be'eri, Henrietta Szold, David HaMelech, Dubnov, HaShoftim, Shaul HaMelech | Close to Ichilov and the museum compound; home to the planned Be'eri compound, the largest renewal project in the quarter |
| Bavli | Between Namir Road and the Ayalon | A neighborhood in the north of the quarter, close to the Yarkon |
| Givat Amal B | Between Namir Road and the Ayalon | Part of the quarter's eastern strip |
| Park Tzameret | Between Namir Road and the Ayalon | Residential towers; planning reserves the eastern strip for towers of about 40 floors and more |
Each neighborhood has its own price level, and the differences are far from small. In the first quarter of 2026, the median deal for a 4-room apartment was ₪6,042,800 in the northern part, ₪6,835,800 in the Kikar HaMedina area and ₪6,910,000 in the southern part. Bavli, between Namir and the Ayalon, has its own guide: the Bavli neighborhood (in Hebrew). For every neighborhood in the north of the city, see North Tel Aviv.
The Rova 4 plan (TA/3729/A) in plain English
The Rova 4 plan is a Tel Aviv District Planning Committee plan for the quarter's residential buildings. It was deposited for objections on 14 November 2012, approved by the district committee on 23 May 2018 and published for validity on 30 May 2018. Before it, every building was assessed under TAMA 38, the national plan for strengthening older buildings against earthquakes, and under a string of old plans. The plan set one clear package of rights for the whole quarter, by the type of street a building stands on.
Its goals were written plainly: encourage urban renewal while keeping the character of the streets, strengthen buildings against earthquakes on the principles of TAMA 38, shorten the road to a building permit, and apply UNESCO preservation rules to the small part of the quarter inside the declared area. It replaced older plans on building rights, balconies, roof apartments and rooftop exit rooms.
Under the plan, about 5,100 apartments can be added in the quarter. That figure assumes only about half of the buildings will actually be redeveloped. The plan covers the quarter's residential buildings, apart from the plots that border Ibn Gabirol Street.
How many floors a new building may have
Rights in Rova 4 are set by volume, not by percentages. The permitted area is the footprint between the building lines, times the number of floors, plus the ground floor and the roof floors according to their setbacks. So two plots of the same size can end up with different areas. A plot within 25 meters of a main street counts as facing it. On a plot of 750 m² or more, the footprint may not exceed 50%. The number of apartments derives from a coefficient of 90 m² per apartment.
| Street type | Floors, including the ground floor | Partial roof floors |
|---|---|---|
| Main street: Pinkas, Namir Road, Jabotinsky, Weizmann | 8 | 1 |
| Arlozorov | 7 | 1 |
| A street that is not a main street | 6 | 2 |
| The UNESCO declared area: David HaMelech, Dubnov, Shaul HaMelech | 6 | 1 |
| The low-rise areas | 4 | 1 |
Around the square it shows on almost every street: an old 4-floor building becomes a boutique building of 8 or 9 floors, with almost twice as many apartments.
Adding to an existing building
Owners who do not demolish and rebuild can add to the existing building, again by street:
| The building | What may be added |
|---|---|
| A building of up to 4 floors on a main street: Pinkas, Arlozorov, Namir Road, Jabotinsky, Shaul HaMelech | Up to 230% of the roof area, up to 3 more floors, and enclosing the pilotis floor (the open ground floor on columns) |
| A building on any other street | Up to 165% of the roof area, up to 2 more floors, and enclosing the pilotis floor |
| A ground-attached condominium of up to 2 floors | Up to 165% of the roof area, up to 2 more floors |
| A building of 2 floors over pilotis in the housing-estate area | Up to 40 m² per apartment, and up to 65% of the roof area |
Betterment levy in Rova 4
Here lies the big financial difference between TAMA 38 and the quarter plan. Additions under TAMA 38 were exempt from betterment levy, the Israeli tax on the value a planning decision adds to a property. The quarter plan's rights are those of an ordinary plan, so the local committee can levy them: half of the increase in value, assessed as of the plan's approval date, 23 May 2018. Professionals estimated the amount could reach hundreds of thousands of shekels per apartment.
In practice, an owner selling in the quarter may receive a levy demand even if no project is planned in the building. The assessment can be appealed within 45 days of reaching the owner. If you are buying, check in the contract who carries the levy, should it be demanded.
What has changed since 2018
The plan has not stood still. In 2019 the rear building line in the housing-estate area, between Bnei Dan and Yehuda HaMaccabi, was amended to 4.5 meters instead of 5 meters. The amendment adds built area to every new building in that strip.
In 2024 the Arlozorov plan (TA/4474) came into force. It turns the street into a mixed-use street, with shops and offices on the ground and mezzanine floors. East of Ibn Gabirol it allows up to 10 floors in all, and about 600 more apartments along the street.
On 4 December 2024 the local committee decided to promote a plan that will add shops on the ground floors of Yehuda HaMaccabi, Pinkas, Jabotinsky, Weizmann and Shaul HaMelech. According to the municipality, the quarter lacks about 20,000 m² of retail, against about 18,000 additional apartments from the quarter plan and other plans in the area. The same decision recommended no building permits for three years on residential plots on Jabotinsky, Pinkas, Yehuda HaMaccabi and Weizmann, except for applications already under review and small requests such as balconies and safe rooms.
On 18 May 2026 a further amendment, TA/3729B, was published for validity. It changes the rules for the quarter's low-rise areas.
How to check what a specific building allows
The plan spans ten land-registry blocks. To know what a building allows, start from its block and parcel (gush and helka). Then check which street the plot faces, its registered building lines, and whether other plans apply, such as the Arlozorov plan or the retail plan. This gives a good estimate, but it does not replace a municipal information file, an appraiser and a lawyer.
What it means if you are buying an apartment in Rova 4
Before choosing an apartment, ask four questions. First: which street is the building on, and what does the plan allow there? Second: if it is on a main street, what is the status of the permit restriction there today? Third: if the building has a renewal agreement, what stage has it reached, knowing that a signature, a committee decision and a permit are three different things? Fourth: who pays the betterment levy if it is demanded? Whether the plan applies is checked by block and parcel, not by neighborhood name. If you are buying from abroad, a local lawyer acting under a power of attorney can check every point before you sign.
Apartment prices in Rova 4 in 2026
Rova 4 is one of the most expensive corners of Tel Aviv real estate, yet prices inside it vary widely from street to street, and between an older building and a new one. The best official figures are the medians of the deals reported to the Israel Tax Authority. A median is the price in the middle: half of the deals closed above it and half below. It is a price for a whole apartment, not per m², and like every price on this page it is in shekels.
Median deal price by number of rooms, Q1 2026
| Rooms | The New North, northern part | The New North, Kikar HaMedina area | The New North, southern part | Tel Aviv-Yafo, whole city |
|---|---|---|---|---|
| 3 rooms | ₪4,434,900 | ₪4,943,500 | ₪4,562,000 | ₪4,225,800 |
| 4 rooms | ₪6,042,800 | ₪6,835,800 | ₪6,910,000 | ₪5,229,800 |
| 5 rooms | ₪7,704,000 | ₪8,455,800 | No median published | ₪7,497,700 |
The premium over the rest of the city shows most clearly in 4-room apartments. The median in the Kikar HaMedina area is 30.7% above the median for all of Tel Aviv-Yafo, and in the southern part it is 32.1% above. In the northern part the gap is smaller, at 15.5%. In 3-room apartments the gap is much narrower: from 4.9% in the northern part to 17.0% around the square.
What has happened to prices since 2023
The 4-room median, in the first quarter of each year:
| Year | Northern part | Kikar HaMedina area | Southern part | Tel Aviv-Yafo |
|---|---|---|---|---|
| 2023 | ₪6,281,300 | ₪6,573,800 | ₪7,020,100 | ₪4,638,500 |
| 2024 | ₪6,001,300 | No median published | ₪6,293,100 | ₪4,697,600 |
| 2025 | ₪5,681,700 | ₪6,698,300 | ₪6,777,900 | ₪4,723,800 |
| 2026 | ₪6,042,800 | ₪6,835,800 | ₪6,910,000 | ₪5,229,800 |
The 3-room median, in the first quarter of each year:
| Year | Northern part | Kikar HaMedina area | Southern part | Tel Aviv-Yafo |
|---|---|---|---|---|
| 2023 | ₪4,434,300 | ₪5,100,300 | ₪4,759,300 | ₪3,293,800 |
| 2024 | ₪4,310,100 | ₪5,120,300 | ₪5,192,200 | ₪3,672,700 |
| 2025 | ₪4,993,800 | No median published | ₪4,878,400 | ₪3,704,300 |
| 2026 | ₪4,434,900 | ₪4,943,500 | ₪4,562,000 | ₪4,225,800 |
The picture is fairly clear. Over these three years the 4-room median rose 12.7% across Tel Aviv, while in the three New North neighborhoods it moved between a fall of 3.8% and a rise of 4.0%. In 3-room apartments the contrast is sharper still: a rise of 28.3% in the city, and a fall of 3.1% in the Kikar HaMedina area. In other words, Rova 4 is still more expensive than the city as a whole, but the gap has narrowed. A single quarter's median also depends on which apartments happened to sell in it, so read the trend rather than any one quarter.
Professionals working in the quarter describe a decline as well. Their estimates put prices 10% to 15% below the peak, and appraisers estimate about 11%. By the same estimates, premium apartments have barely been touched. In the official house price index published on 15 September 2026, the Tel Aviv district was down 0.9% over the past year.
Price per m² by type of apartment
| Type of apartment | Price | Type of figure | Date |
|---|---|---|---|
| New building, recently marketed projects around the square | ₪63,000 to ₪68,000 per m² | Marketing price | October 2026 |
| New building, at the peak | ₪70,000 to ₪75,000 per m² | Marketing price | Before the decline |
| Most apartments sold in new projects around the square in the past year | ₪63,000 to ₪66,000 per m² | Deals | April 2026 |
| Apartments of 2 to 4 rooms, deals published in 2026 | ₪59,200 to ₪76,400 per m² | Deals | 2026 |
| Penthouses, garden apartments and large apartments | ₪80,000 to ₪110,000 per m² | Deals | October 2026 |
| 2-room apartments of 40 to 54 m² | ₪2,500,000 to ₪3,700,000 per apartment | Deals | April 2026 |
How to read a price per m² in Rova 4
In a penthouse or a garden apartment, the price per m² is usually calculated on the built area alone. A large balcony or roof terrace raises the total price, but in a valuation it counts at a much lower rate than built space. So a deal at about ₪93,600 per m² for a penthouse with a 156 m² roof is not the price of an ordinary apartment in the same building. Compare like with like: built area, floor, outdoor space, and a new building against an older one.
The deals reveal something else too: in Rova 4 the ground floor is not necessarily the cheapest. David Yellin 9 and Mosinzon 17, both on the ground floor, closed at about ₪76,400 and about ₪70,300 per m².
Published deals in Rova 4
These are deals that have closed and been published, without any buyer details. Where the month of the deal was not published, the month of publication is shown.
| Address | Rooms | Area | Floor | Price | Per m² | Date |
|---|---|---|---|---|---|---|
| Henkin 3 | 5, penthouse | 188 m², a 26 m² balcony and a 156 m² roof | 7 | ₪17,600,000 | About ₪93,600 | March 2026 |
| Jabotinsky 133 | Penthouse with a pool | About 280 m², a roof of about 113 m² and a balcony of about 28 m² | 8 | ₪22,000,000 | About ₪78,600 | Published December 2025 |
| Remez 27 | Two penthouses | 277 m² together | Not published | ₪22,850,000 | About ₪82,500 | Published October 2026 |
| Jabotinsky 105 | 5, garden apartment | 156 m² and a garden of about 170 m² | Ground | About ₪11,000,000 | About ₪70,500 per built m² | August 2026, per the company |
| David Yellin 9 | 4 | 110 m² | Ground | ₪8,400,000 | About ₪76,400 | Published April 2026 |
| Mosinzon 17 | 4 | 102 m² | Ground | ₪7,170,000 | About ₪70,300 | Published April 2026 |
| Shlomtzion HaMalka | 4 | 103 m² | 1 of 7 | ₪6,100,000 | About ₪59,200 | May 2026 |
| Epstein 7 | 3 | 70 m² | 6 | ₪4,880,000 | About ₪69,700 | Published April 2026 |
| Weizmann 50 | 3 | 75 m² | 2 | ₪4,750,000 | About ₪63,300 | Published April 2026 |
| Ben Shaprut 21 | 2 | 46 m² | Ground | ₪3,180,000 | About ₪69,100 | Published April 2026 |
Asking prices around the square
These are prices in listings, not closing prices. In expensive apartments, the price that actually closes is usually 5% to 10% below the asking price.
| Address | Rooms | Area | Floor | Asking price | Per m² | Date |
|---|---|---|---|---|---|---|
| He Be'Iyar 18 | 5, brand-new | 161 m² | 12 | ₪14,500,000 | About ₪90,000 | October 2026 |
| He Be'Iyar 2 | 4, brand-new | 142 m² | 23 | ₪11,250,000 | About ₪79,200 | October 2026 |
| Moshe Sharett | 4 | 125 m² | 3 | ₪6,500,000, after a ₪100,000 cut | ₪52,000 | October 2026 |
| He Be'Iyar 16 | 4, older building | 107 m² | 4 | ₪4,590,000 | About ₪42,900 | October 2026 |
| David Yellin 10 | 2.5, facing the park | 84 m² | 1 | ₪4,400,000, after a ₪90,000 cut | About ₪52,400 | October 2026 |
The two He Be'Iyar apartments show how divided this market is: an apartment in an older building is offered at about ₪42,900 per m², and a new apartment on a high floor of the same street at about ₪90,000 per m². Supply is plentiful. About 500 apartments are on offer in the neighborhood, and developers are offering terms not seen here before: 10% at signing with the balance toward occupancy, and an exemption from index linkage, so the remaining payments do not rise with the construction cost index. For a buyer, there is real room to negotiate today.
Once you have found a price, work out the full cost. For example, on an apartment at the 4-room median around the square, ₪6,835,800, the purchase tax for a single apartment (the buyer's only home) is about ₪260,750, and for an additional apartment about ₪562,479. For the rules that apply when you buy from abroad, see Israeli purchase tax for foreign residents. For every cost, including the lawyer and the mortgage, use the apartment purchase cost calculator (in Hebrew). To compare with the rest of the city: Tel Aviv apartment prices (in Hebrew).
Kikar HaMedina and the towers
Kikar HaMedina is the heart of Rova 4. The ring around it, He Be'Iyar Street, is the quarter's main shopping street. The square spans about 78 dunam, and at its center three residential towers are rising, two of 40 floors and one of 37, with 453 apartments. Alongside them, a public park of about 40 dunam and a school of 18 classes plus 6 special-education classes are being built.
According to published estimates, the occupancy permit is expected at the end of 2026, with gradual handover in the first quarter of 2027. Many apartment owners in the towers are expected to wait half a year to two years after occupancy before selling, so supply from the towers should reach the market gradually. Prices in the towers, deals by floor, the map and the tour are on the Kikar HaMedina Towers page.
Urban renewal in Rova 4: the projects
Rova 4 is the center of new construction in Tel Aviv. In the municipality's figures for 2022, almost 40% of the apartments whose construction began in the city that year were in Rova 4, and so was 33% of the residential construction-start area. Around the square the pattern repeats on almost every street: an old building of 4 floors comes down, and a boutique building of 7 to 9 floors rises in its place. When several buildings are replaced together as one compound, Israelis call it pinui-binui, evacuation and rebuilding. In the projects that have been published, the long-standing residents receive an apartment about 18 to 22 m² larger, and in some also a balcony, a safe room (mamad, a reinforced room inside the apartment), a storage room and parking.
| Address | Before | After | Developer | Stage |
|---|---|---|---|---|
| Be'eri 36 to 56, even-numbered side | 11 buildings, about 190 apartments | Up to about 500 apartments, by the company's estimate | Adam Shuster | Chosen in the residents' tender, March 2026 |
| Jabotinsky 135 to 137 | 32 apartments | 9 floors, 68 apartments | Africa Israel Renewal and Bayit VeGag | Execution contract signed, August 2024 |
| Jabotinsky 152 | 4 floors, 20 apartments | 8 floors, 38 apartments | Bayit VeGag | Completion expected in the last quarter of 2028 |
| Jabotinsky 133 | 16 apartments | 9 floors, 33 apartments | Bayit VeGag | Old building demolished, November 2025 |
| Zichron Yaakov 16 | 3 floors on pillars, 12 apartments | 7 floors, 26 apartments | Levinstein Group | Demolition began 24 November 2024; occupancy expected in the second half of 2028 |
| Remez 44 | Not published | 7 floors, 25 apartments | Anshei HaIr | Building permit, 9 December 2025 |
| Remez 22, Remez 25, Remez 42 | Not published | 32, 26 and 20 apartments | Anshei HaIr | Committee approval; residents moved out; permit application |
| Remez 27 | 4 floors, 14 apartments | 9 floors, 24 apartments | Not published | Demolished, February 2026 |
| Zlotzisti 4 | 4 floors, 12 apartments | 8 floors, 22 apartments | Not published | Demolished, February 2026 |
| Sharett 30 | 4 floors, 11 apartments | 8 floors, 24 apartments | Yaaz | Building permit, July 2026 |
| Lissin 27 | 4 floors, 12 apartments | 7 floors, 21 apartments | Yaaz | Building permit, July 2026 |
| Henkin 3 | Not published | Not published | Noga | Under construction; the penthouse sold in March 2026 |
All this building in one place also has a price side. When many new apartments are on offer along the same streets, the buyer has a choice, and developers compete for that buyer. It is one of the reasons the price per m² in new buildings has come down from the peak.
Beyond this list, many more developers are active in the quarter, among them Rothstein, Carasso, Netanel Group, Rogovin, Yoshpe and Ram-Mograbi-Arditi. The Be'eri compound is the project that could reshape the southern part of the quarter: 13 dunam between Weizmann and Henrietta Szold, just north of Ichilov.
What does this mean for a buyer? An apartment in an older building with an approved project is usually already priced on its future potential, not on its condition today. So you need to know what stage the project has really reached. A signed agreement, a committee decision and a building permit are three very different stages, and even after the permit the road is still long: at Remez 44, for example, works are expected to start 18 to 24 months after the permit. For the full guide to the rights, the agreement and the stages, see urban renewal (in Hebrew).
Getting around Rova 4: light rail and main roads
The light rail's Red Line has run since August 2023, with an Arlozorov station next to Tel Aviv Center railway station. The Purple Line is planned along Arlozorov Street to Ichilov, ending at Tel Aviv Center station, with its opening planned for June 2028. The Green Line is planned in a tunnel under Ibn Gabirol, on the quarter's western edge, with full operation planned for 2030.
Beyond the rail, the main traffic arteries are Namir Road, the Ayalon highway, Jabotinsky and Arlozorov. When viewing an apartment, separate a line that already runs from a planned one, and walk the route from the building to the station you will use.
Rova 4 or the Old North?
Rova 4 is not the Old North. The mix-up is common, even in listings. The Old North is Rova 3, west of Ibn Gabirol, with narrower streets and most of the White City. Rova 4 was built later, on larger plots, and its plan allows taller buildings.
| Rova 3, the Old North | Rova 4, the New North | |
|---|---|---|
| Boundaries | From the sea to Ibn Gabirol, and from the Yarkon to Bograshov, Ben Zion Boulevard and Marmorek | From Ibn Gabirol to the Ayalon, and from the Yarkon to Shaul HaMelech |
| When it was built | Mainly in the 1930s and 1940s, under the Geddes plan | Mainly from 1948 to the 1980s |
| The quarter plan | About 8,000 additional apartments, within the White City preservation limits | About 5,100 additional apartments, with broader building rights |
| Landmarks | Rabin Square, Dizengoff Square, the Tel Aviv Port, Habima | Kikar HaMedina, Ichilov, the museum compound, Tel Aviv Center station |
If you are weighing the two quarters, read our guide to the Old North (in Hebrew) as well.
Who Rova 4 suits
Families. The streets are relatively wide, the Yarkon runs along the quarter's northern edge, and a park of about 40 dunam and a new school are being built at Kikar HaMedina. A 4-room family apartment had a Q1 2026 median of ₪6,042,800 to ₪6,910,000, by neighborhood.
Buyers who want a new apartment without leaving the city center. Dozens of demolish-and-rebuild projects are adding new buildings to established streets, and a new boutique apartment is marketed today at ₪63,000 to ₪68,000 per m² in the latest projects.
Upsizers after a large apartment, a penthouse or a garden apartment: ₪80,000 to ₪110,000 per m², a segment that has barely fallen.
Those working in the city center or at Ichilov, or commuting by rail: Tel Aviv Center station is in the quarter, the Red Line already runs, and the Purple Line is planned along Arlozorov.
Investors. Supply is large and the towers and renewal projects will add to it, so test any price against closed deals, not listings.
Buyers from abroad. Owning an apartment does not grant residency, and the purchase can be run from abroad through a local lawyer with a power of attorney; see our guide to buying a home in Israel from abroad.
And who should think twice? Anyone who wants complete quiet in the next few years: on many streets around the square several building sites work at once, some expected to run until 2028.
Frequently asked questions
Where is Rova 4 in Tel Aviv?
Rova 4 is in the north of central Tel Aviv, between Ibn Gabirol Street in the west and the Ayalon highway in the east, and between the Yarkon stream in the north and Shaul HaMelech Boulevard in the south. Its official name is the New North. Kikar HaMedina is at its center, and Bavli, Givat Amal B and Park Tzameret are inside it too.
What is the Rova 4 plan?
The Rova 4 plan, TA/3729/A, is a district committee plan that sets how much may be built on every residential building in the quarter, by the type of street. It was approved on 23 May 2018 and published for validity on 30 May 2018. It allows about 5,100 additional apartments, through new buildings of up to 8 floors plus a roof floor on main streets, or extra floors on existing buildings.
What is Tel Aviv's quarters plan?
The quarters plan is the umbrella name for the plans that set a fixed package of building rights for the quarters of the city center, instead of assessing each building separately under TAMA 38. The plan for Rova 3, the Old North, was approved in early 2018 and allows about 8,000 additional apartments. The plan for Rova 4 was approved in May 2018 and allows about 5,100.
Which streets are in Rova 4?
The main streets are Weizmann, Pinkas, Yehuda HaMaccabi, Namir Road, He Be'Iyar, David HaMelech, and the eastern parts of Arlozorov and Jabotinsky. Ibn Gabirol and Shaul HaMelech are the boundary streets. Inside it are also streets such as Henkin, David Yellin, Epstein, Moshe Sharett, Be'eri, Brandeis and Shlomtzion HaMalka.
How much does an apartment in Rova 4 cost?
In the first quarter of 2026 the median deal was between ₪4,434,900 and ₪4,943,500 for a 3-room apartment, and between ₪6,042,800 and ₪6,910,000 for a 4-room apartment, depending on the neighborhood. In new buildings the price is about ₪63,000 to ₪68,000 per m², and in penthouses and garden apartments ₪80,000 to ₪110,000 per m².
Where is Rova 3, and how is it different from Rova 4?
Rova 3 is the Old North: from the sea to Ibn Gabirol, and from the Yarkon to Bograshov, Ben Zion Boulevard and Marmorek. It was built mainly in the 1930s and 1940s and includes most of the White City, so building there is more restricted. Rova 4 lies east of it, was built after 1948, and its plan allows taller buildings.
Are Kikar HaMedina and Bavli in Rova 4?
Yes. Kikar HaMedina is the center of the quarter, and in the official data the neighborhood around it is called the New North, Kikar HaMedina area. Bavli lies in the strip between Namir Road and the Ayalon, which is also part of Rova 4.
Will I have to pay a betterment levy in Rova 4?
Possibly. Additions under TAMA 38 were exempt from the levy, but on the rights the Rova 4 plan grants, the local committee can collect half of the increase in value, based on an assessment as of 23 May 2018. Such a demand can arrive even when you sell an apartment in a building with no planned project. An assessment can be appealed within 45 days, and the contract should state who carries the levy.