THE PARK Bnei Brak: office space Bnei Brak 2026 dossier

This dossier is for a COO, CFO, real-estate director or institutional investor making that decision. It separates verified project facts from market comparisons and unresolved specifications. It also explains how a foreign company should structure the transaction, normalize rent and fit-out costs, test a proposed floor, and compare THE PARK with prime office space Tel Aviv and Herzliya Pituach. Nad-Lan is an independent real-estate information site and is not affiliated with Amot Investments, Allied Real Estate, the project, its brokers or its tenants.

Executive decision view

THE PARK, also presented by Amot as Amot HaLehi, is owned 50% by Amot Investments and 50% by Allied Real Estate. The ownership split is supported by the developers' pages and Amot's public reporting. The project address is less consistent: Amot publishes HaLehi 1-3, Allied publishes HaLehi 1, and the relevant GovMap address point is HaLehi 2. A lease, parking agreement, bank guarantee and municipal-tax file must all use the legally correct property and landlord details rather than a marketing shorthand.

The project is designed at a scale that could accommodate a 400-person company across a limited number of floors. Using Colliers' broad 12-14 sqm-per-employee planning benchmark, the first area test is roughly two Lowzone floors or three Midzone or Highzone floors, before a measured test fit. Allied currently publishes typical floor sizes of 2,620 sqm in the Lowzone, 1,800 sqm in the Midzone and 1,740 sqm in the Highzone. A 2024 brochure places those zones on floors 10-18, 19-35 and 36-51 respectively. Older floor-plan files use the earlier ranges 3-11, 12-28 and 29-44. That numbering conflict is not cosmetic. A tenant should insist on the current, signed plan for the exact floor, including the measured rentable area, terraces, core, shafts and common-area allocation.

The most recent official evidence reviewed for this dossier is Amot's first-quarter 2026 report, covering the position at 31 March 2026. It says the retail floors had been handed to tenants and shops had opened. Agreements covered approximately 13,000 sqm of retail and were expected to generate about NIS 22 million in annual rent for the whole partnership. The report did not publish office area under lease, an office leasing rate or office tenant names. A Globes report dated 2 June 2026 similarly noted the public reporting of retail leasing without office-contract disclosure. The correct conclusion is that office leases had not been publicly reported in the evidence reviewed. It is not evidence that no office lease exists.

For a company considering Offices for Rent in Bnei Brak, the current decision rests on five gates:

1. Can the landlord prove possession and completion timing for the selected floor?
2. Does a measured test fit deliver the required headcount, collaboration rooms, support space and future expansion?
3. Can electrical, cooling, connectivity and resilience schedules support the operation?
4. What is the all-in occupancy cost after fit-out, management, arnona, parking, VAT timing and lease indexation?
5. Does the lease allocate construction, approval, delay and business-continuity risks to the party that controls them?

If any one of those gates remains unresolved, a low headline rent is not yet a viable office decision.

Verified project facts and the published conflicts

Ownership, architecture and identity

Amot Investments and Allied Real Estate each own 50% of the project. Allied identifies MYS Architects, Yaski Mor Sivan, as the principal architect. The May 2024 marketing brochure also names Oded Halaf within the architecture and design team. Alcon, the envelope contractor, describes a closed double curtain wall, a cable wall and honeycomb concrete elements. These sources establish the project's design participants and facade concept. They do not establish the performance of a particular tenant floor.

The developers use different address descriptions. Amot's project page, checked on 4 August 2026, gives HaLehi 1-3. Allied's project page, checked on the same date, gives HaLehi 1. GovMap identifies an address point at HaLehi 2, approximately 32.1036709, 34.8296396. The point is an address reference, not a cadastral survey or a legal description of the leased property.

Floors and height

There is no single public floor count. Amot publishes 52 floors. Allied publishes 44 floors. The official marketing brochure describes 42 office floors, two retail floors, one Lifestyle floor and two technical floors. A Globes report dated 17 September 2025 described 45 office floors above three commercial floors. Wikipedia lists 47 floors and a height of 186.7 metres. No corresponding official developer or stock-exchange source for the 186.7-metre figure was located.

These figures may reflect different counting conventions, changed plans, office-only counts or inclusion of technical and commercial levels. They should not be blended into a new number. The lease should identify the selected floor by the current approved plan, elevator zone and registered building schedule.

Project and lettable area

The area figures also use different definitions:

• Amot's first-quarter 2026 financial report describes approximately 100,000 sqm above ground and gives 86,920 sqm of above-ground marketable area in its project table.
• Amot's asset page gives 75,000 sqm for marketing, comprising 62,000 sqm of offices and 13,000 sqm of retail.
• Allied gives a total project area of 100,000 sqm.
• The May 2024 brochure gives approximately 80,000 sqm gross office space and approximately 10,300 sqm gross retail space.

These are not interchangeable measures. An occupier should not derive a vacancy percentage or a floor-efficiency ratio by dividing one source's leased area by another source's project area. The relevant figure is the contract area for the selected premises, supported by the measurement standard, plan and survey certificate.

Completion and occupancy timing

Amot's first-quarter 2026 report describes final finishing and marketing work and places completion during 2026. Amot's current development list identifies expected occupancy in the third quarter of 2026. An older sentence on the asset page still refers to the first quarter of 2025, while Allied continued to mark the project as under construction when checked in August 2026. These dates conflict.

For an occupier, a target date on a web page is not a handover covenant. The lease needs a long-stop date, objective handover conditions, access for fit-out, utilities, fire and occupancy approvals, a defect process and remedies for landlord delay. Current completion certificate, occupancy approval and selected-floor delivery date: Not publicly disclosed; ask the landlord.

Development economics

Amot's first-quarter 2026 investor presentation, dated 12 May 2026, gives total expected investment of about NIS 1.3 billion, expected annual NOI of about NIS 92 million and an expected yield of 7.1% at full occupancy. Amot's asset page still shows approximately NIS 1.4 billion of investment. The NOI and yield are forecasts at full occupancy, not current operating results. The NIS 1.3 billion and NIS 1.4 billion figures should remain side by side because the company sources differ.

For an institutional investor, the useful question is not which rounded cost is more attractive. It is what remains to be spent, when stabilization is expected, what office leasing has occurred after the reporting date, what incentives are capitalized, and how the project performs under slower leasing or lower effective rent. Those inputs were not all publicly disclosed in the reviewed material.

Location, rail access and the employee commute

THE PARK sits on the northern edge of the Bnei Brak business district, beside the Yarkon corridor and close to the Ramat HaHayal and Atidim employment areas. The location can broaden a recruitment catchment beyond central Tel Aviv, but employee access should be tested by origin cluster and working pattern rather than by one attractive route time.

Heavy rail

A Google Maps route snapshot taken on 4 August 2026 measured approximately 180 metres and two minutes on foot from the GovMap HaLehi 2 address point to Bnei Brak Ramat HaHayal railway station. The project brochure also claims a two-minute walk. Access paths can change with construction, crossings and the exact lobby entrance, so a relocation team should walk the route at the morning and evening peak and test step-free access.

For staff commuting from railway-connected cities, this proximity is a genuine operational feature. It does not remove the need to inspect train frequency, interchange requirements, late-evening service and the walk from each employee's origin. Hybrid attendance can create sharper peak loads on two or three days each week, which should be modeled separately from a five-day average.

Bus, light rail and metro

The marketing brochure shows a future Pinchas Rosen station on the Green Line, but gives two minutes on one page and three minutes on another. The Green Line is not in service. NTA's current project information says full-line operation is planned for 2030. That is a future infrastructure case, not part of today's employee journey.

The planned M3 metro line includes stations in the wider Ramat HaHayal and Pinchas Rosen area. No official source reviewed gives a verified walking time from THE PARK, and the metro is not an operating transport option. Bus routes, stop-level frequency and first/last service for the building: Not publicly disclosed in the project materials; verify through the current Ministry of Transport feed and on-site route testing before occupancy.

Building-operated employee shuttle: Not publicly disclosed; ask the landlord. If a shuttle is offered during lease negotiations, define its route, timetable, capacity, accessibility, operating term and remedy if it is reduced or withdrawn.

Ayalon Mall, daily services and the Yarkon corridor

A Google Maps snapshot on 4 August 2026 measured the walk to Azrieli Ayalon Mall at approximately 750 metres and ten minutes. The mall's current directory provides a broad set of food, retail and services. The project developers describe THE PARK as adjacent to Yarkon Park and the riverbank, but no official gate-to-park route or measured distance to a particular entrance was published. A park-edge setting may improve the employee proposition, yet it should not be converted into an unverified promise about a view from a particular floor.

Atidim Park was approximately 2.7 km and eight minutes by car in a route snapshot on 4 August 2026. Traffic can change that substantially. Atidim describes an 80-dunam campus with 11 buildings and companies including Tesla's Israeli management, Abbott and a Renault-Nissan-Mitsubishi innovation laboratory. Those companies are part of the surrounding employment ecosystem; they are not identified as THE PARK tenants.

Ben Gurion Airport

A route snapshot at 20:51 Israel time on 4 August 2026 measured approximately 27.3 km and 37 minutes by car to Ben Gurion Airport. Public-transport alternatives shown at that time ranged from about 40 to 61 minutes, some beginning with a walk to Bnei Brak station and using two trains. Travel times are not guarantees. For a global company, airport access should be tested against actual flight banks, late arrivals, security disruptions and employee expense policy.

Freight, deliveries and emergency access

The published brochure describes parking and retail, but does not give a complete office loading protocol. Loading-bay location, truck size limit, delivery hours, booking system, lift route, waste route, courier holding, loading security and move-in restrictions: Not publicly disclosed; ask the landlord. These details affect fit-out logistics, IT hardware delivery, office supplies and business continuity.

Office floors, test fits and real capacity

Allied's published floor sizes create three different planning products:

Zone	Published typical floor area	2024 brochure floor range	Older plan range
Lowzone	2,620 sqm	10-18	3-11
Midzone	1,800 sqm	19-35	12-28
Highzone	1,740 sqm	36-51	29-44

The same Allied page also uses a rounded figure of 2,000 sqm per floor. The brochure shows modular floor arrangements and terraces, but does not publish a universal minimum division. A prospective tenant should request an updated CAD or BIM background for each candidate floor, not rely on the older zone PDFs.

How many people fit?

Colliers' Tel Aviv occupier guide, checked on 8 August 2026, gives a broad planning benchmark of 12-14 sqm per employee. At that density, 400 staff would imply approximately 4,800-5,600 sqm. This is only an early programming range. It may include or exclude different support functions, and it does not account for the tower's gross-to-net loss factor.

A hybrid organization may need fewer assigned desks but more meeting rooms, focus rooms, project space and peak-day circulation. An AI or engineering company may need labs, equipment rooms and higher cooling loads. A regulated financial or healthcare business may require separated access zones, secure records, special acoustics or a dedicated operations centre. The test fit should therefore model at least three cases: full attendance, expected peak attendance and expansion or contraction.

The low, mid and high floors may not have the same core geometry, terrace configuration or facade module. Workstation count by zone: Not publicly disclosed; ask for measured test fits. Depth from core to facade, column grid, facade mullion module, internal clear width and daylight penetration: Not publicly disclosed; ask the landlord and architect.

What the plan set must contain

Before agreeing area or rent, obtain:

• the current signed floor plan and legal premises plan
• gross, net usable and contract areas with the measurement standard
• common-area loading and the basis for later remeasurement
• columns, core walls, shafts and protected rooms
• facade modules and opening restrictions
• terraces, their exclusive or shared status and maintenance obligations
• toilets, accessible facilities and shower locations
• risers, electrical rooms and mechanical rooms
• structural loading zones and any prohibited penetrations
• landlord and tenant work boundaries

Net clear ceiling height after all services: Not publicly disclosed; ask the landlord.

Raised floor, floor boxes or underfloor trunking: Not publicly disclosed; ask the landlord.

Permitted live load in kg/sqm and reinforced zones for safes, compact archives, kitchens or equipment: Not publicly disclosed; ask the landlord.

The absence of these figures is not proof of poor performance. It means the floor cannot yet be approved by an occupier's design and engineering team.

Electrical power, backup and technical resilience

A global occupier should treat power and resilience as lease issues, not post-signing fit-out details. THE PARK's public marketing sources do not provide a tenant electrical schedule.

Normal office power allowance in watts per sqm: Not publicly disclosed; ask the landlord.

Maximum connected load and spare transformer capacity: Not publicly disclosed; ask the landlord.

Dual utility feed or supply from two substations: Not publicly disclosed; ask the landlord.

Metering arrangement, tariff and treatment of common electrical losses: Not publicly disclosed; ask the landlord.

Generator and UPS scope

Generator count, manufacturer and output: Not publicly disclosed; ask the landlord.

Systems backed by generator, including lifts, fire systems, HVAC, tenant red sockets and communications rooms: Not publicly disclosed; ask the landlord.

Fuel autonomy, refuelling plan and load-test frequency: Not publicly disclosed; ask the landlord.

Tenant UPS allowance, battery-room conditions and connection protocol: Not publicly disclosed; ask the landlord.

The technical schedule should distinguish life-safety generation from business-continuity generation. A building may meet code while providing no meaningful backup to tenant workstations or cooling. If the company needs a network operations centre, dealing room, lab or 24/7 support function, define essential loads and runtime in the work letter. Require an integrated load test before occupancy and a continuing test/reporting obligation.

AI and high-density technology occupiers

An office tower is not automatically a data centre. A small GPU room can impose concentrated electrical, cooling, structural, acoustic and fire loads well above conventional office assumptions. Before committing, obtain written approval for:

• continuous and peak kW load
• rack density and diversity assumption
• UPS and generator coverage
• dedicated 24/7 cooling and heat rejection
• condensate and leak detection
• floor load and vibration
• fire detection and suppression strategy
• maintenance access and equipment replacement route
• after-hours energy charges

Liquid cooling capability: Not publicly disclosed; ask the landlord.

Permission for high-density GPU loads: Not publicly disclosed; ask the landlord.

Any answer should be incorporated into the lease or technical annex, not left in sales correspondence.

Telecoms, fibre and cloud connectivity

The public project pages do not identify on-net carriers, fibre routes, meet-me rooms or telecom risers. A single carrier logo is not proof of resilient connectivity. The tenant should require a carrier matrix and route drawings showing two physically diverse street entrances, separate internal pathways, riser capacity, cross-connect costs and lead times.

Number of telecom risers: Not publicly disclosed; ask the landlord.

Floor telecom room and usable tenant server-room area: Not publicly disclosed; ask the landlord.

Bezeq, HOT, Partner, Cellcom and dark-fibre provider presence: Not publicly disclosed; ask the landlord.

Two diverse fibre entrances from separate street routes: Not publicly disclosed; ask the landlord.

WiredScore or equivalent certification: Not publicly disclosed; ask the landlord.

What Israel's public network infrastructure does establish

ISOC-IL announced IL-IX on 25 September 2025 and updated its page on 3 June 2026. It describes a multi-site national internet exchange with a high-speed backbone, open under its rules to entities with an autonomous system number and a physical presence in Israel, including cloud, content and enterprise networks. The legacy IIX information identifies Med-1. This establishes national interconnection options, not a THE PARK connection.

AWS opened its Israel region on 1 August 2023 as il-central-1 with three Availability Zones. AWS's current Direct Connect list, checked on 8 August 2026, identifies EdgeConneX Herzliya and MedOne Haifa connection locations associated with the Israel region. Google Cloud opened me-west1 on 19 October 2022. Google's current Dedicated Interconnect list identifies Tel Aviv TIS Burla Hub and SDS1 Modiin for me-west1. Microsoft lists Israel Central, while its current region-pair table shows no paired region for Israel Central.

None of those locations proves latency from the tower. Do not calculate latency from map distance. Commission carriers to design actual circuits, identify common-risk segments and measure latency, packet loss, jitter and failover after installation. Require more than one location or route where the application requires high availability.

HVAC, building controls and life safety

The marketing material describes a premium tower but does not disclose the mechanical basis of design. A 400-person company must know both the installed capacity and the commercial rules for using it.

HVAC system type, whether central chillers, VRF or another arrangement: Not publicly disclosed; ask the landlord.

Plant redundancy, including N+1 capability: Not publicly disclosed; ask the landlord.

Tenant zoning and control granularity: Not publicly disclosed; ask the landlord.

Base operating hours and after-hours HVAC charge: Not publicly disclosed; ask the landlord.

Fresh-air rate and design occupancy: Not publicly disclosed; ask the landlord.

24/7 cooling for server rooms: Not publicly disclosed; ask the landlord.

BMS protocol, tenant access, submeter integration and trend-data availability: Not publicly disclosed; ask the landlord.

The tenant engineer should review summer design conditions, simultaneous high occupancy, solar exposure by orientation, server-room heat and after-hours operation. The lease should state the indoor performance standard, response time, charging basis and remedy if landlord systems cannot deliver the agreed conditions.

Detection, sprinklers and smoke control

Sprinkler density and tenant-design criteria: Not publicly disclosed; ask the landlord.

Fire-alarm interfaces and cause-and-effect matrix: Not publicly disclosed; ask the landlord.

Stair-pressurization design and test records: Not publicly disclosed; ask the landlord.

The Israel Fire and Rescue Authority's building-permit guidance, updated 17 November 2025, explains that fire approval forms part of the permit process and may require plans, inspection, fees and completion approval. The authority's public requirements dataset was current to 4 May 2026. Tenant partitions, occupancy, kitchens, server rooms and equipment can change the approved fire design. A fire consultant should review the test fit before design freeze.

Elevators, security and shared services

The May 2024 brochure describes high-speed elevators divided by height zone. It does not publish the number, manufacturer, speed or dispatch system.

Passenger elevator count by zone: Not publicly disclosed; ask the landlord.

Manufacturer, rated speed and destination control: Not publicly disclosed; ask the landlord.

Peak waiting-time study: Not publicly disclosed; ask the landlord.

Separate goods lift, dimensions, load and booking rules: Not publicly disclosed; ask the landlord.

For a large occupier, request the lift traffic study and test assumptions against arrival waves, lunch, evacuation, visitors and hybrid peak days. A floor in a high-rise zone can have a different travel experience from a lower floor even when both have the same headline area.

Security

Access-control platform and mobile credential support: Not publicly disclosed; ask the landlord.

Card, biometric or facial-access capability and the related privacy controls: Not publicly disclosed; ask the landlord.

Manned security coverage, including whether 24/7: Not publicly disclosed; ask the landlord.

CCTV coverage, retention and tenant access protocol: Not publicly disclosed; ask the landlord.

Controlled parking and visitor pre-registration: Not publicly disclosed; ask the landlord.

Provision for a tenant SOC, secure route and segregated access zone: Not publicly disclosed; ask the landlord.

The security schedule should define lobby screening, contractor access, deliveries, after-hours entry, emergency command, incident notification, privacy roles and integration with the tenant's own system. Financial, health, defence-related and critical-infrastructure occupiers will require a deeper threat review.

Lifestyle and employee services

The brochure plans a Lifestyle floor with a gym, studio and training spaces, changing rooms, showers and a lounge. That is a published project plan, not proof that every facility is open, included in rent or available at all hours. Operating status, membership terms, capacity, guest rights and charges: Not publicly disclosed; ask the landlord.

The brochure shows two retail levels and promotes cafes, restaurants and branded stores. Amot reported that retail floors had been delivered and shops had opened by 31 March 2026. Park Design operates within the development, and Kaufman Group describes an approximately 3,000-sqm design complex with shops, a bar and seating. The office tenant should request the current operator list rather than rely on an earlier marketing mix.

Shared conference centre, bookable meeting rooms, concierge, package room and tenant app: Not publicly disclosed; ask the landlord.

Bicycle parking is described in the brochure, as are motorcycle parking and EV infrastructure. Locker capacity, shower capacity, repair station and access rules: Not publicly disclosed; ask the landlord.

Parking, arrivals and loading

Amot publishes approximately 1,000 parking spaces across the project. The brochure describes four underground parking levels, electric-vehicle infrastructure and parking for motorcycles and bicycles. The figure is a development total, not the number allocated to one office tenant.

Tenant parking ratio: Not publicly disclosed; ask the landlord.

Monthly parking price: Not publicly disclosed; ask the landlord.

Guest allocation and validation: Not publicly disclosed; ask the landlord.

Number of active EV chargers versus future-ready spaces: Not publicly disclosed; ask the landlord.

Garage entrance height and delivery-vehicle limit: Not publicly disclosed; ask the landlord.

Current live comparables checked on 8 August 2026 show BBC office parking asks around NIS 600-800 per space per month in one BBC Central listing. Herzliya listings show approximately NIS 600-900. An existing ToHa listing gives NIS 1,100, while central Tel Aviv examples reach NIS 1,200-1,400. These are not THE PARK terms. They show why parking must be priced and indexed separately in the occupancy model.

The parking schedule should identify dedicated or floating status, location, access hours, visitor rights, EV energy tariff, VAT, municipal tax or management charges, annual escalation, relocation rights and the ability to return unused spaces. A company that is reducing car commuting may prefer a smaller guaranteed allocation plus visitor and overflow rights rather than paying for a fixed portfolio throughout the term.

Rent, management and the market comparison

A TAG Assets listing, checked on 4 August 2026, advertised 1,000-4,000 sqm at THE PARK at NIS 75/sqm per month and NIS 18/sqm management. It is a broker's asking offer, not a signed transaction. The page does not establish that every advertised floor remained available on 8 August, the delivery condition, incentive package, parking terms or final effective rent.

No signed office rent per sqm was published in the official sources reviewed. Not publicly disclosed; ask the landlord.

The advertised NIS 18/sqm management charge does not establish what it includes. Security, reception, cleaning of common areas, common electricity, lift maintenance, landscaping, waste, building insurance, management overhead and after-hours services must be itemized in the management budget. Reconciliation method, audit rights, capital expenditure exclusions and annual cap: Not publicly disclosed; ask the landlord.

The right comparison is not just THE PARK versus another asking rent. It is a normalized occupancy cost for the same delivery condition and lease duration.

Submarket	Latest institutional benchmark reviewed	Occupancy	Basis and source
Bnei Brak BBC	NIS 50/sqm	85%	Core & Shell, CBRE H1 2025, published 26 Nov 2025
Bnei Brak BBC	NIS 69/sqm	90%	Class A average, Newmark Natam H2 2025, reported 16 Apr 2026
Menachem Begin axis	NIS 145-146/sqm	98%-98.7%	CBRE AS IS and Newmark H2 2025
Sarona	NIS 150/sqm	97%	Core & Shell, CBRE H1 2025
Yigal Alon axis	NIS 130/sqm	95%	AS IS, CBRE H1 2025; CBRE put existing ToHa around NIS 160
Yigal Alon axis	NIS 136.67/sqm	99.1%	Newmark Natam H2 2025
Herzliya Pituach	NIS 90/sqm	86%	Core & Shell, CBRE H1 2025
Herzliya Pituach	NIS 100/sqm	94%	Newmark Natam H2 2025

The CBRE Israel H1 2025 report was published on 26 November 2025. Newmark Natam's H2 2025 figures were reported by Calcalist on 16 April 2026. Their BBC numbers differ because the periods, building baskets and delivery bases differ. The CBRE NIS 50 figure is Core & Shell; it should not be compared directly with a fitted central Tel Aviv office.

Globes reported on 2 June 2026 an approximately NIS 75-105/sqm range for new Bnei Brak towers and roughly 85% area occupancy. That is submarket context, not a THE PARK rent or occupancy rate. A separate live BBC Central listing checked on 8 August showed NIS 60-80 including a high-level finish, management stated as NIS 16 in one field and NIS 17 in the prose, and parking stated as NIS 700 in one field versus NIS 600-800 in the prose. The internal conflicts make it a useful example of why a listing is only a lead.

For central Tel Aviv, a live 613-sqm Azrieli Sarona listing published around March 2026 asked NIS 160/sqm for fitted space and NIS 25 management. A HaArba'a 250-sqm fitted and furnished listing published around May 2026 asked NIS 150 and NIS 18 management on a 1+1-year structure. These smaller fitted suites are not like-for-like alternatives for a 400-person headquarters. They help establish the premium attached to immediate fitted space in a tight market.

For Herzliya, current listings checked on 8 August ranged widely, around NIS 55-115 rent, NIS 16.5-27 management and NIS 600-900 parking. The range mixes grades and fit-out conditions. An owner-report analysis published on 2 April 2026 put Gav-Yam Herzliya's portfolio average around NIS 113 and 2025 new leases around NIS 104.

What belongs in the total occupancy model

The CFO model should include:

• base rent and the measurement basis
• CPI linkage and option-period changes
• management fee and excluded services
• electricity, water and after-hours HVAC
• municipal tax based on actual assessed area
• parking and EV charging
• fit-out capital and professional fees
• landlord contribution or works
• rent-free or grace period
• furniture, AV, security and IT
• insurance and bank-guarantee costs
• move, dual-running and reinstatement costs
• VAT cash timing and recoverability

A lower shell rent can become more expensive than fitted office space for rent Tel Aviv if the tenant funds a major fit-out for a short term. Conversely, a long lease in a flexible floor at BBC rent levels can create a durable occupancy-cost advantage if the engineering and employee-access case works.

Municipal tax in Bnei Brak

The official Bnei Brak 2026 arnona order, approved by the council on 7 September 2025, gives these annual rates per assessed sqm:

• general offices: NIS 373.86
• a qualifying holding above 5,000 sqm: NIS 311.79
• above 10,000 sqm: NIS 263.84
• above 15,000 sqm: NIS 211.09
• above 20,000 sqm: NIS 193.46
• qualifying software house: NIS 194.67

The large-holding categories depend on the order's definitions, including one occupier and the relevant use and building conditions. The software-house definition focuses on the production and development of software products for the public. An internal IT department or service operation should not assume eligibility.

Bnei Brak's measurement definition is broad. It includes walls and various ancillary, storage, service and other areas used by the holder. The assessed area may therefore differ materially from a lease's net usable area.

For comparison, the official Tel Aviv 2026 order, approved on 16 June 2025, gives NIS 449.78 for general offices in zone 1 and NIS 196.49 for a qualifying software house in any zone. Tel Aviv's measurement rules exclude inner and exterior walls but have their own common-area allocation rules.

At standard rates, Bnei Brak's NIS 373.86 is NIS 75.92/sqm/year below Tel Aviv zone 1, about NIS 6.33/sqm/month before measurement differences. A qualifying Bnei Brak holding above 5,000 sqm would be NIS 137.99/sqm/year below Tel Aviv zone 1, about NIS 11.50/month. Qualifying software-house rates are nearly equal: NIS 194.67 versus NIS 196.49. It is therefore wrong to say Bnei Brak is always cheaper without checking classification and assessed area.

Request the current arnona bill, assessment plan, classification history, any objection or appeal, and the handover procedure for changing the registered holder. Actual THE PARK office assessment: Not publicly disclosed; ask the landlord and municipality.

Leasing through a foreign company

A foreign group should decide the Israeli operating structure before signing a long lease. Under section 346 of Israel's Companies Law, a foreign company may not maintain a place of business in Israel unless registered, and the application is required within one month. The Registrar of Companies service, checked on 8 August 2026, explains the foreign-company registration channel. Certified incorporation documents, director information and an Israel-resident service agent form part of the process.

The practical choices are usually an Israeli subsidiary or a registered foreign branch. A limited representative-office model is not a substitute for a revenue-generating 400-person operation. A staffed fixed office can create an Israeli permanent establishment and tax obligations. The Israel Tax Authority's permanent-establishment guidance should be read with country-specific treaty advice before the entity signs the lease.

There is no general rule found that every foreign group must lease through an Israeli subsidiary. A registered branch can contract. The landlord may still demand an Israeli subsidiary, parent guarantee, bank guarantee or increased security as a commercial condition.

VAT and withholding

Israel's VAT rate has been 18% since 1 January 2025. Commercial rent and management are generally quoted before VAT where the supplier is taxable. A foreign dealer registering for VAT must appoint an Israeli representative and provide the forms and corporate evidence described by the Israel Tax Authority foreign-trader service. Input recovery depends on registration, taxable business use and valid invoices.

Business rent payments are generally subject to 35% withholding unless the landlord provides a valid exemption or reduced-rate certificate. This is withholding from the rent payment, not an extra tenant tax. The tenant's finance team should validate the landlord certificate before the first payment and establish annual reporting procedures.

Israel does not impose a general stamp duty, according to PwC's Israel tax summary reviewed on 29 June 2026. A lease exceeding 25 years, including relevant options, can constitute a taxable real-estate right. A lease longer than five years also raises land-registration and third-party-effect questions. A standard office lease of three to ten years is usually below the 25-year tax threshold, but the full option package and title structure should be reviewed by Israeli counsel.

Lease due diligence for the legal team

The tenant should verify:

• the registered owner and the entity entitled to lease the premises
• authority of each 50% project owner and the signing entity
• lender consent and non-disturbance protection
• approved office use and occupancy approvals
• premises plan, parking rights and common areas
• management-company powers and budget
• landlord work, tenant work and approval responsibilities
• remedies if completion or access is late
• casualty, war, civil-defence and prolonged service interruption provisions
• assignment to affiliates, merger and change of control
• sublease, contraction and expansion rights
• restoration at expiry

Title, lender consent and non-disturbance terms for the selected premises: Not publicly disclosed; ask the landlord.

Lease term, indexation, security and flexibility

Colliers' Tel Aviv occupier guide, checked on 8 August 2026, gives a typical Israeli office term of three to ten years. It says security is commonly equivalent to six months and can reach nine months or more, using a deposit and/or bank guarantee. These are market ranges, not mandatory terms.

For a foreign company, negotiate the security package after the landlord has reviewed the group's financial statements and parent support. The lease should say whether a guarantee can be reduced after fit-out completion, payment performance or delivery of audited accounts. It should also define acceptable issuing banks, wording, expiry, renewal and draw conditions.

CPI and options

CPI-linked rent is common, but there is no universal option uplift. The lease should state the base index, adjustment frequency, treatment of negative CPI, any floor or cap, and whether parking, management or fit-out recovery are linked separately. An option can continue the same formula, apply a stated uplift or reset to market. The method needs objective evidence, timing and dispute resolution.

Expansion and contraction

Colliers reported that occupiers were seeking more flexibility through expansion, sublease and reduction options in 2025. For THE PARK, a large floor may support consolidation but can also create excess area if hiring slows. Negotiate rights of first offer on adjacent space, a limited surrender right, partial subletting, affiliate sharing and assignment following a merger or sale.

Serviced offices Bnei Brak and coworking spaces in Bnei Brak may cover a project team, launch phase or overflow requirement while a permanent floor is completed. They are not a substitute for verifying THE PARK's own delivery date. Likewise, a coworking space Tel Aviv may support client meetings or a city-centre satellite. The main lease should permit the company to use flexible-space providers without breaching exclusivity or security rules.

The query small office space Tel Aviv reflects a different need from THE PARK's published 1,740-2,620-sqm typical floors. A business needing only a small private office should test whether the landlord will subdivide, whether a managed operator exists, or whether a flexible-office solution is more efficient. Minimum subdivision and serviced-office operator at THE PARK: Not publicly disclosed; ask the landlord.

THE PARK is marketed for lease. A search for office space Tel Aviv for sale is an acquisition question and should not be confused with leasing a floor here. No strata office sale offering at THE PARK was identified in the reviewed official sources.

Shell, fit-out and the path to occupation

The exact delivery condition of available THE PARK office floors was not published in the official material reviewed. A broker's quoted NIS 75/sqm does not by itself say whether the floor is bare shell, partially fitted or delivered to a landlord standard.

Delivery matrix: Not publicly disclosed; ask the landlord.

The work letter should allocate every component:

• slab, ceiling and structural openings
• raised floor or power distribution
• electrical panel, capacity and meters
• central HVAC plant, tenant distribution and controls
• sprinklers, alarms and smoke interfaces
• lighting and emergency lighting
• toilets and accessible facilities
• pantry water, drainage and exhaust
• BMS points and submeters
• telecom rooms, pathways and risers
• testing, commissioning and certificates

Current cost benchmarks

JLL reported on 16 April 2026 a global medium office fit-out average of about USD 2,150/sqm and EMEA average of about USD 2,300/sqm, with mechanical and electrical services accounting for as much as 37% and builders' work 29%. A JLL Tel Aviv figure reported by Calcalist on 14 June 2026 put a medium-specification corporate fit-out above USD 2,500/sqm in the first quarter of 2026. That is an overall budgeting benchmark, not a contractor quote for THE PARK. It should not be smoothed against the Colliers Israel figures because the reporting date and scope differ.

Colliers gives broad Israeli fit-out benchmarks of approximately USD 2,100/sqm for Class A, USD 1,450 for Class B and USD 1,100 for Class C, with 24-28 weeks from construction to move-in for Class A. It also gives a landlord contribution range of USD 260-660/sqm and says additional rent-free is usually not added on top of that contribution. Every figure must be normalized for scope, VAT, furniture, IT, professional fees, landlord base works and currency date.

A narrower Amot360 sponsored guide, checked on 8 August 2026, gives planning and approvals at NIS 120-220/sqm and six to ten weeks, finishes at NIS 1,600-2,600/sqm and ten to sixteen weeks, and furniture/IT at NIS 800-1,600/sqm over four to eight overlapping weeks. It is a marketing source with partial categories, so it should not be added mechanically to JLL's benchmark.

The Israel Central Bureau of Statistics reported on 15 July 2026 that the office and commercial construction-input index reached 135.8 in June 2026, up 0.1% for the month, 1.8% year to date and 3.0% year on year. Labour wages were up 4.9% year on year. The project budget should include tender validity, long-lead procurement, escalation rules and contingency.

Grace and landlord approvals

No reliable universal grace period applies. Colliers indicates that a landlord contribution often substitutes for additional rent-free. Grace period at THE PARK: Not publicly disclosed; ask the landlord.

Tie rent commencement to objective handover and agreed fit-out access. The lease should extend grace for landlord approval delay, incomplete base works, unavailable power or HVAC, and failure to provide required certificates. Set response times for concept, detailed design, contractor approval, permits, inspections and changes.

Fire, accessibility and business licensing

The tenant fit-out must be reviewed for fire compliance before construction. The business activity must also be checked against Israel's licensing order and the Bnei Brak licensing unit. A conventional office may differ from a floor containing a commercial kitchen, gym, clinic, laboratory, significant storage or fuel equipment.

Employers must make reasonable accessibility adaptations. Where a workplace provides at least three employee parking spaces, accessible employee-parking obligations may apply. A business serving the public may have additional service and place-accessibility duties. Base-building compliance does not prove that the tenant plan, reception, meeting rooms, digital service or evacuation arrangements comply.

Insurance

No tower-specific insurance limits were found publicly. Not publicly disclosed; ask the landlord.

The usual package should be negotiated through the lease and insurance appendix: landlord cover for structure and common areas; tenant property and fit-out cover; business interruption; third-party and employer liability; Contractors All Risks during construction; contractor liability; cross-liability; additional-insured status; and waiver of subrogation where agreed. The team should resolve deductibles, damage repair, rent abatement and termination after prolonged casualty before signing.

Current availability and the investor reading

As of the official position at 31 March 2026, retail agreements covered approximately 13,000 sqm and the retail floors had been handed over with shops open. Annual rent expected from those retail agreements was approximately NIS 22 million for the whole partnership. Tenant names and per-sqm terms were not given in the financial report.

The same public report did not state office area leased, office occupancy or office tenant names. Globes on 2 June 2026 described the absence of office-contract disclosure. It remains possible that office negotiations or contracts existed without public reporting. Current available office floors: Not publicly disclosed; ask the landlord for a dated availability schedule.

The broker listing of 1,000-4,000 sqm is evidence of marketed space, not a complete vacancy schedule. Request floor number, zone, area, delivery state, asking terms, possession date, terrace, parking allocation and offer validity for each option.

For an institutional investor, Amot's NIS 92 million expected NOI and 7.1% expected yield at full occupancy must be read alongside the office-leasing disclosure gap. Sensitivity should include effective rent after incentives, lease-up pace, fit-out contribution, credit quality, downtime, management recovery, financing and remaining capital expenditure. It should also reconcile the NIS 1.3 billion presentation figure with the NIS 1.4 billion asset-page figure.

Business environment and comparison with other office districts

BBC competes on price, rail and road access, large new floors and proximity to the northern Tel Aviv employment belt. CBRE names major organizations in the wider district including Meitav, Visa Cal, eToro, Max, Isracard, Rooms and Phoenix Gama. This list describes the district, not confirmed neighbours within 500 metres of THE PARK.

Prime central Tel Aviv offers proximity to the Begin, Sarona, HaArba'a and Yigal Alon ecosystems, dense hospitality and very high office occupancy. It also carries materially higher rent and parking benchmarks. Herzliya Pituach offers an established technology cluster, access to the coastal employment area and a different employee catchment. Its market rents sit between BBC and prime central Tel Aviv in the institutional reports reviewed.

The choice should be made against the company's actual network:

• employee home locations and peak attendance
• clients, investors and government meetings
• airport and intercity travel
• recruitment brand and retention
• local food, hotel and event needs
• supplier, lab or data-centre relationships
• parking dependence
• total cost over the committed term

Companies seeking office space Tel Aviv may value city-centre client access enough to pay the premium. Others may prefer a large, coherent floor in BBC and maintain a small meeting suite or coworking space Tel Aviv for central appointments. The decision is operational, not ideological.

Hotels within a defined journey time, restaurants suitable for client meetings, current tenants within 500 metres and active building food operators should be verified from a dated map and site inspection. A static project brochure cannot prove opening hours, service level or current operation.

Sustainability and facade claims

Amot and Allied market the project at LEED Platinum level. No final USGBC certification record was located in the sources reviewed. The accurate formulation is that the developers state the project was designed or built to LEED Platinum level. Final certification, scorecard and scope: Not publicly disclosed in the reviewed evidence; ask the landlord and verify with USGBC.

For a corporate ESG review, request:

• final certification and scorecard
• base-building energy model and actual metering plan
• whole-building and tenant energy data access
• renewable-electricity procurement options
• water and waste targets
• refrigerant type and leakage controls
• embodied-carbon information
• commissioning and seasonal testing
• indoor-air and fresh-air criteria
• EV and bicycle operating data

The facade contractor's description of a closed double curtain wall may be relevant to solar, acoustic and maintenance performance. It is not a substitute for U-values, shading coefficients, acoustic ratings, air-tightness tests or facade-maintenance arrangements.

A practical due-diligence programme

Before the commercial offer

Ask for a dated availability schedule, current floor plans, delivery matrix, draft lease, management budget, arnona bill, parking terms and technical design criteria. Commission a headcount programme and a test fit for at least two zones. Compare rent on the same measured and delivery basis.

Before signing heads of terms

Select the Israeli tenant structure and confirm tax registrations. Identify deal-breakers for power, cooling, generator, fibre, security, floor load, ceiling height and possession. Price the fit-out and dual-running period. Treat every future transport or amenity claim separately from today's access.

During legal and technical due diligence

Verify ownership, authority, lender consent, permits and current completion status. Review building systems with the tenant's engineers. Obtain carrier route proposals. Align the premises plan with the test fit. Negotiate the work letter, management agreement and parking schedule together with the lease.

Before construction

Freeze the design only after landlord, fire, accessibility and activity-specific reviews. Tender against a complete scope. Confirm long-lead switchgear, cooling, lifts, generators, AV, security and furniture. Put Contractors All Risks and required liability cover in place.

Before occupation

Witness testing and commissioning. Run an integrated power failure and connectivity failover test where permitted. Inspect defects, meters, access credentials, parking and delivery routes. Record the condition and handover date. Transfer arnona responsibility correctly. Do not begin the full employee move solely because furniture has arrived.

Who THE PARK may suit

THE PARK may suit a large company that wants sizable new floors, close heavy-rail access, a northern metropolitan catchment and a lower submarket rent than prime central Tel Aviv. The planned lifestyle facilities, retail base, parking inventory and Yarkon setting may support an employee proposition if their operation and access terms are confirmed.

It may be less suitable for a company that needs a small fitted suite immediately, depends on a proven city-centre client address, or requires technical resilience that the landlord will not contractually document. It may also be difficult for a tenant with an immovable opening date until floor handover, approvals and building services are evidenced.

For a 400-person global company, the published floor sizes are promising but not self-proving. The decision becomes credible only after a measured test fit, complete technical schedule, current availability letter, all-in cost model and lease remedies.

Frequently asked questions

1. What is THE PARK in Bnei Brak?

THE PARK is a large office and retail development also presented as Amot HaLehi. It is owned equally by Amot Investments and Allied Real Estate and was designed principally by MYS Architects. Public sources describe offices, retail, underground parking and a planned Lifestyle floor.

2. Is THE PARK complete and ready for office occupation?

The sources conflict. Amot's first-quarter 2026 report described final finishing work and completion during 2026; its current development list targeted occupancy in the third quarter of 2026. An older asset-page sentence still cited the first quarter of 2025, while Allied marked the project under construction. Selected-floor possession and occupancy approvals: Not publicly disclosed; ask the landlord.

3. How much office space is available?

No official source reviewed published current office area under lease, office occupancy or a complete availability schedule. A broker marketed 1,000-4,000 sqm, but that does not prove total availability. Ask for a dated floor-by-floor schedule.

4. What rent is being asked at THE PARK?

A TAG Assets listing checked on 4 August 2026 advertised NIS 75/sqm per month and NIS 18/sqm management for 1,000-4,000 sqm. This is an asking offer, not a signed deal. Delivery condition, incentives, parking and indexation must be confirmed.

5. How large are the typical floors?

Allied publishes 2,620 sqm for Lowzone, 1,800 sqm for Midzone and 1,740 sqm for Highzone, plus a rounded 2,000-sqm figure elsewhere on the page. The 2024 brochure and older plan files use conflicting floor numbering, so obtain the current signed plan.

6. How close is the railway station?

A Google Maps route snapshot taken on 4 August 2026 measured about 180 metres and two minutes on foot from the HaLehi 2 address point to Bnei Brak Ramat HaHayal station. Walk the actual route from the selected lobby and test step-free access before relying on it.

7. Is the Green Line already available?

No. The project brochure shows a future Pinchas Rosen station and gives conflicting two-minute and three-minute walk claims. NTA currently plans full Green Line operation in 2030. It should not be included as current transport service.

8. What is the 2026 arnona rate?

Bnei Brak's official 2026 order gives NIS 373.86/sqm/year for general offices, with lower rates for qualifying large holdings and NIS 194.67 for a qualifying software house. Classification and the municipality's broad measurement rules can change the actual bill. Request the current assessment.

9. Does the tower provide generator backup and dual fibre?

The public materials do not state generator output or tenant coverage, utility-feed diversity, carriers or fibre-route diversity. Not publicly disclosed; ask the landlord and require technical schedules and route drawings.

10. Is THE PARK suitable for an AI company or a small GPU room?

Possibly, but public sources do not prove the necessary power density, backup, 24/7 cooling, structural load or fire design. Obtain written engineering approval for the exact load and incorporate it into the lease work letter.

11. Can a foreign company sign the lease directly?

A registered foreign branch can generally contract, and no universal rule was found requiring an Israeli subsidiary. A foreign company maintaining an Israeli place of business must register, and a large staffed office can create permanent-establishment, payroll and VAT obligations. The landlord may also require local or parent security.

12. What should a company verify before signing?

Verify title and authority, lender consent, current permits, possession date, measured area, delivery matrix, headcount test fit, power, backup, HVAC, carriers, lifts, security, parking, arnona, fit-out budget, management charges, insurance, indexation, options and delay remedies. If a material answer remains only in a sales email, move it into the contract.

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