ToHa2 Tel Aviv: office space Tel Aviv for a 400-person company

Searches for ToHa2 Tel Aviv offices usually combine two intentions: finding currently marketable floors and understanding whether the project can function as a global headquarters. This dossier addresses both, while keeping broker asks separate from landlord disclosures and keeping design claims separate from commissioned performance.

The public record gives a strong starting point, but it does not provide a complete technical specification. Amot and Gav-Yam each own 50%. Amot reported on 12 May 2026 that the structural frame was complete and facade and building systems work was under way. Its materials targeted completion and Form 4 toward the end of 2026, with estimated occupancy in the first quarter of 2027. Yet the public sources disagree on the number of floors, the building area, the percentage already contracted and even the economic forecast. None of those differences should be blended into a convenient average.

For a COO, the decision turns on delivery, staff access and operational resilience. For a CFO, it turns on effective rent, fit-out capital, municipal tax, service charges, parking, guarantees and exit flexibility. For an institutional investor, it turns on lease-up, incentives, stabilization and the difference between forecast NOI at full occupancy and cash income actually achieved. ToHa2 can be a compelling choice, but only after a floor-specific test fit, a technical RFP and a total occupancy cost model.

Nad-Lan is an independent information site and is not affiliated with Amot, Gav-Yam, ToHa2, Google, or brokers marketing space in the project.

Executive decision summary

The building is promoted with typical floors of roughly 2,500 to 3,000 square metres. Ron Arad Associates describes a typical gross floor of more than 30,000 square feet, which converts arithmetically to about 2,787 square metres. Colliers uses a Tel Aviv planning benchmark of 12 to 14 square metres per employee and a typical 15% to 25% loss factor between rentable and usable area. On that basis, 400 employees suggest an initial planning envelope of about 4,800 to 5,600 square metres. Two full typical floors may be a credible starting point, but the answer cannot be confirmed without current CAD or BIM files and a test fit.

The location is central to the proposition. A Google Maps snapshot taken on 4 August 2026 measured about 900 metres and 14 minutes on foot to Tel Aviv HaShalom railway station. Azrieli Tel Aviv Mall measured about 700 metres and 11 minutes, and the active Yehudit Red Line light rail station about 900 metres and 14 minutes. These are dynamic route snapshots from the dossier point, not guaranteed door-to-door times. They should be remeasured from the final public entrance when that entrance is operating.

The market case also needs normalization. CBRE's H1 2025 report recorded Yigal Alon at NIS 130 per square metre per month on an AS IS basis with 95% occupancy, while the existing ToHa tower was shown around NIS 160. Newmark Natam's H2 2025 data placed Yigal Alon Class A at NIS 136.67 and 99.1% occupancy. Broker pages for ToHa2 currently conflict sharply: one advertises NIS 180 to 250 plus NIS 24 management and NIS 1,200 parking, another NIS 100 to 150 plus NIS 18 management and NIS 1,300 parking, and a separate marketing estimate places full-fit space around NIS 200. These are asking terms and estimates, not landlord-confirmed transactions.

The anchor transaction is more reliable but not a clean per-square-metre comparable. The 25 June 2024 stock exchange filing says Google Israel leased approximately 60,000 square metres on upper floors plus several hundred parking spaces. The term is ten years with one exit point after five years, and the planned start is Q1 2027. The original disclosure stated approximately NIS 115 million in annual indexed rent including parking. Amot's Q1 2026 reporting showed the indexed annual figure at approximately NIS 120 million. Because parking is bundled, the filing does not produce a clean office rent per square metre.

The building's vertical transport is unusually substantial. A Calcalist contractor-sponsored report dated 17 January 2024 describes an OTIS package installed by Electra Elevators with 64 lifts and four escalators. It includes about ten double-deck shuttle lifts reported at 8 metres per second, roughly 25 seconds to an upper lobby around floor 50, 36 MRL zone lifts at 2.5 metres per second, and two large all-floor freight lifts at 6 metres per second. Those figures are relevant, but commissioned waiting times, destination-control settings and floor-by-floor handling performance have not been published.

Ownership, design team and accountability

ToHa2 is owned in equal shares by Amot and Gav-Yam. The 50% and 50% ownership is stated in Amot's Q1 2026 report, dated 12 May 2026, and in the Google lease disclosure. Both are established Israeli income-producing property companies. That ownership profile is reassuring, but a corporate tenant still needs to identify the exact legal landlord, the management entity and the party authorized to approve tenant works.

A lease package may involve several documents: the lease, management agreement, parking agreement, fit-out rules, landlord work letter and guarantees. They must identify consistent parties and remedies. A promise made by a marketing representative is not useful if the building manager cannot deliver it or the landlord work letter excludes it. The term sheet should state who signs, who funds landlord works, who certifies completion, and where responsibility sits if the two owners or their agents give different instructions.

The design team includes Ron Arad Associates and Yashar Architects, led in this context by Avner Yashar. Ron Arad Associates credits WSP and David Engineers for structural engineering. Public project databases and consultant lists also identify specialists in building systems, vertical transport, fire safety and sustainability. Consultant names establish design participation, not final commissioned performance. A tenant must request issued-for-construction drawings, as-built information, test results and authority approvals.

The tower is part of the wider ToHa complex. That matters when a source refers to restaurants, parking, coworking or existing occupiers. WeWork and Novartis have addresses in the existing ToHa environment, but that does not make them ToHa2 tenants. Google is the only named ToHa2 occupier found in the fresh public-source review. Existing ToHa1 occupiers must not be copied into a ToHa2 tenant list.

Floor count, height and area conflicts

The public floor count is not consistent. Amot currently presents 75 floors. Gav-Yam uses 77 floors in prose and 80 in a table on the same project page. Ron Arad Associates presents 77 storeys. CTBUH presents 76 floors and an architectural height of 298.2 metres. Secondary references have used other figures, including approximately 300 metres in general descriptions. The differences may involve technical floors, double-height spaces, sky lobbies or varying counting conventions, but no verified reconciliation has been published.

This is not a reason to reject the building. It is a reason to insist on a current level schedule. A company evaluating a high floor needs the physical elevation, commercial floor number, lift button, fire compartment, elevator zone and attached plan. A floor described as 50 in one document may not be the same lettable level identified as 50 in another. The lease should attach a signed plan and state the usable and rentable area of that physical level.

The area figures also use different bases. Amot's Q1 2026 report presents 156,000 square metres of above-ground leasable area and about 45,000 square metres of underground parking area. Amot's project page rounds the above-ground scheme to 160,000 square metres plus 45,000 square metres of parking. Gav-Yam presents about 201,000 square metres total and 165,000 square metres of offices and business. Ron Arad Associates presents about 100,000 square metres net.

Those numbers cannot be substituted for one another. Total project area, above-ground area, office and business area, leasable area and net area answer different questions. For an occupier, the key figures are rentable area, usable area, common-area factor, measurement standard and the method for resolving a remeasurement. For an investor, the relevant denominator depends on whether the analysis concerns construction cost, revenue-producing area, occupancy or operating expense.

The GovMap address point used in the frozen dossier is Totzeret HaAretz 2, Tel Aviv, at approximately 32.0734792568, 34.7953068779. Gav-Yam's embedded project marker is slightly different, and OpenStreetMap has a building polygon with a different centre. These are mapping references, not a cadastral survey or confirmation of the final lobby address. The lease, arnona file, insurance and corporate registration need an authoritative legal address.

Construction status, delivery and occupancy risk

Amot reported that the structural frame was complete as of 31 March 2026 and that facade and systems work was under way. Its Q1 materials targeted completion and Form 4 toward the end of 2026, with occupancy estimated in Q1 2027. Gav-Yam presents Q4 2026 as the completion period. Ron Arad Associates presents October 2026 as the due date. These statements are broadly aligned around late 2026, but they are targets, not a floor-specific contractual handover.

A 400-person relocation needs at least four dates. The first is base-building completion. The second is possession of the selected floor. The third is unrestricted contractor access for fit-out. The fourth is operational opening after power, cooling, life safety, connectivity, vertical transport and authority approvals are ready. A completed facade does not mean a tenant can commission a server room. Form 4 does not mean all snags on a particular floor have been resolved.

Not publicly disclosed; ask the landlord.

The missing public items include a binding possession date for available floors, a detailed handover matrix, floor-specific commissioning status, the sequence of permanent utility connections and the dependency of tenant approvals on base-building completion. The lease should include milestone definitions, inspection rights, a snag process, long-stop remedies and a clear relationship between access, possession and rent commencement.

Concurrent tenant fit-outs create another risk. Freight lifts, loading access, temporary power, waste removal, hot-work permits and contractor security may become bottlenecks. A major occupier should ask for the tenant fit-out logistics plan and the expected number of simultaneous projects. If the company must vacate an existing office, it should budget overlap rather than assume a single weekend move.

Contracted space, 45% versus 43%, and current availability

As of 31 March 2026, Amot officially reported contracts covering approximately 45% of above-ground leasable area. Applying 45% to the 156,000-square-metre reporting denominator gives an arithmetic estimate of about 70,200 square metres contracted and 85,800 square metres outside that percentage. This is an estimate, not an inventory schedule. Space outside the contracted percentage may be under negotiation, reserved, being fitted out, divided differently or contracted after the reporting date.

Globes reported approximately 43% on 2 June 2026. The difference has not been publicly reconciled. It could arise from timing, denominator, scope or rounding. The correct treatment is to show 45% as the official figure dated 31 March 2026 and 43% as a later press figure dated 2 June 2026. It is not acceptable to average them to 44% or to call either figure live availability.

Google's approximately 60,000 square metres equal roughly 38.5% of the 156,000-square-metre denominator. The official 45% therefore implies additional contracted area beyond Google. That is an arithmetic inference. The names, areas, terms and floors of those additional contracts were not identified in the public sources reviewed.

Not publicly disclosed; ask the landlord.

A serious availability request must ask for a dated stack plan showing vacant, contracted, optioned, reserved and under-negotiation floors. It should distinguish shell space, landlord-finished space and space with a proposed fit-out. The Amot 2025 annual report said approximately half of then-unleased area was planned for shell marketing and half for full-finish marketing. That was a marketing plan at the report date, not proof that a particular finished unit exists now.

The search phrase Small office space Tel Aviv may bring a user to broker pages claiming units from about 450 square metres. A large floor plate can sometimes be subdivided, but no public landlord document confirms the minimum current ToHa2 unit, independent services, lift access or handover condition. Small occupiers should not assume that a broker's area range reflects a completed, separately serviced suite.

The Google lease and what it proves

The immediate report dated 25 June 2024 confirms that Google Israel leased approximately 60,000 square metres in upper floors and several hundred parking spaces. The lease term is ten years, with one exit right after five years, and a planned commencement in Q1 2027. The original annual indexed rent was approximately NIS 115 million including parking. By Q1 2026, Amot reported the indexed amount at approximately NIS 120 million.

The transaction establishes substantial anchor demand and validates the tower for a sophisticated global occupier at a high level. It does not disclose Google's tenant improvement package, detailed technical allocation, guarantees, free rent, construction obligations or exact parking count. It also does not create standard terms for another tenant. A company leasing 5,000 square metres will not necessarily obtain the same economics or technical concessions as a 60,000-square-metre anchor.

Because the annual amount includes several hundred parking spaces, dividing NIS 115 million or NIS 120 million by 60,000 square metres does not produce a clean office rent. Bizportal estimated an office component of NIS 145 to 155 per square metre per month on 25 June 2024. That is a secondary estimate, not a rate disclosed in the stock exchange filing. It should be presented as an estimate and kept separate from broker asking prices.

The five-year exit point is also material. A ten-year headline lease with a break after five years has a different risk profile from an unconditional ten-year term. An investor would need the full contractual mechanics, notice period, penalties, reinstatement and security to model the probability and impact of an exit. Those details are not public.

Location in the Yigal Alon business corridor

ToHa2 stands in the Totzeret HaAretz, Yigal Alon and Derech HaShalom area of Tel Aviv. The location sits east of the Ayalon corridor, within reach of HaShalom railway station, Azrieli and the active Red Line at Yehudit. It competes not only with other Yigal Alon towers but also with Sarona, Menachem Begin, the Ramat Gan Bursa area, Ramat HaHayal and Herzliya Pituach.

The live query Office Space for Rent Tel Aviv often hides several different operational needs. One company wants a prestige address for client meetings. Another wants a rail-accessible engineering hub. Another wants a lower-cost regional office. ToHa2 is strongest for a company that values large contiguous floors and central metropolitan access, but the exact employee catchment must be tested rather than assumed.

The broader business ecosystem includes the existing ToHa complex, Azrieli, Electra Tower and the Yigal Alon office corridor. WeWork operates in existing ToHa at Yigal Alon 114, and Novartis publishes an address in the existing complex. Google and PayPal have established presences in nearby Electra Tower, while Google is the named anchor for ToHa2. These facts support the area's international business identity, but existing-complex occupiers should not be represented as ToHa2 occupiers.

The active ToHa environment markets a ground-level restaurant, cafe and shaded public space. Gav-Yam's current ToHa2 page presents restaurants and a green urban square. Historical 2021 reporting said the second tower would have no retail. This is a dated scope conflict. A tenant needs a current plan identifying which food, retail and public amenities will be operational at occupancy, where they sit and whether their opening is contractually linked to the tower.

Rail, light rail, buses and airport access

The Google Maps route snapshot from 4 August 2026 measured approximately 900 metres and 14 minutes on foot from the project dossier point to Tel Aviv HaShalom railway station. The route to Azrieli Tel Aviv Mall measured about 700 metres and 11 minutes. The route to the active Yehudit Red Line station measured approximately 900 metres and 14 minutes. Routes can change with construction, final entrances, crossings and public-realm works.

For a company of 400 people, a 14-minute walk can still be a meaningful rail advantage, but it is not the same as a station integrated into the lobby. Workplace teams should measure door to platform during morning and evening peaks, including crossing waits, shade, accessibility and rain. A shuttle may be helpful for some groups, but no dedicated ToHa2 shuttle was found in public sources.

Not publicly disclosed; ask the landlord.

The national GTFS feed reviewed on 8 August 2026 showed several routes at nearby stops. At Yigal Alon and Derech HaShalom, routes included 7, 46, 51, 54, 59 and 62. Other nearby stops showed routes including 23, 36, 56, 64, 91, 116, 166, 278, 472, 473, 477 and 478. Scheduled routes do not guarantee frequency or resilience during disruption. A staff-origin study should measure actual door-to-door travel for the company's home locations.

NTA lists HaShalom in the planned M1 and M2 metro alignments. Those are future infrastructure projects. A lease starting in 2027 must work without giving full operating value to future metro service. The active Red Line is a current option, but Yehudit is not beneath ToHa2.

A driving snapshot to Ben Gurion Airport measured approximately 22.3 kilometres and 25 minutes, subject to traffic. A global company should test morning, evening and flight-arrival scenarios. The airport journey includes pickup time and access uncertainty, not just map driving time. HaShalom rail may provide another option, but the timetable and walking segments should be checked for the company's normal travel patterns.

Business ecosystem, hospitality and employee experience

Azrieli provides retail, restaurants and a major transport node within the measured walking range. Crowne Plaza Tel Aviv City Center is located in the Azrieli complex, creating a practical option for visiting executives. Dixie operates at Yigal Alon 120, and other food options exist across the corridor. A company should still test lunch capacity, evening availability, kosher requirements, delivery access and the ability to host a confidential business meal.

Amenities in a nearby coworking centre are not building amenities. The query Coworking space Tel Aviv may surface WeWork ToHa, but access to its meeting rooms, lounges or services is governed by a separate membership. It should not be used to claim that every ToHa2 tenant receives coworking facilities. A company may use nearby flexible space as swing capacity during fit-out, subject to commercial and security review.

The green square and public realm described by the developers may support employee experience, informal meetings and lunch. The final landscape, shade, seating, smoking rules, events and maintenance should be inspected at opening. A rendering does not establish usable outdoor capacity for several thousand daily users.

For talent strategy, the address should be tested with candidates and current staff. Central Tel Aviv may improve access for some employees and worsen it for others. A heat map should compare median, 75th percentile and 90th percentile travel time, not just the average. The analysis should include days of full attendance, rail disruption and late international calls.

Typical floor and a 400-person test fit

Ron Arad Associates describes a central-core floor with more than 30,000 square feet gross, about 2,787 square metres by simple conversion. Developer materials generally describe typical floors around 2,500 to 3,000 square metres. A central core can support efficient perimeter planning, but the usable ratio depends on core size, columns, facade geometry, toilets, protected spaces, shafts and common-area allocation.

Colliers' 12 to 14 square metres per employee suggests 4,800 to 5,600 square metres for 400 people. Two floors at 2,787 square metres would total approximately 5,574 square metres gross. If the actual loss factor were 20%, the usable result would be roughly 4,459 square metres. Whether that works depends on the workplace programme. A dense hybrid engineering office differs from a regional headquarters with executive suites, client rooms, training, labs and a large all-hands venue.

The test fit should include desks, offices, meeting rooms by size, phone booths, focus areas, project rooms, reception, kitchen, wellness, storage, mail, IT, security, first aid, accessible spaces and circulation. It should show peak occupancy, not only average attendance. The design should include a base case, a growth case and a contraction case. This allows lease rights to be linked to actual organizational scenarios.

Two full floors may give a coherent vertical campus. It can also duplicate pantries, support rooms and reception functions. An internal stair could improve collaboration, but it requires structural, fire and landlord approval and consumes area. A partial floor may appear cheaper, yet it can complicate security, acoustic separation, utilities, fire compartments and future expansion.

Not publicly disclosed; ask the landlord.

The public sources do not disclose the current floor depths, facade module, column grid, usable-area ratio, occupant load, internal stair locations or floor-specific protected-space arrangement. The company should obtain current CAD or BIM files before choosing a commercial configuration.

Vertical transport: 64 lifts, four escalators and six zones

Ron Arad Associates describes six vertical-transport zones, two sky lobbies, a roughly 20-metre entrance lobby and a sky bridge at about 100 metres connecting to the roof of ToHa1. This suggests a staged journey for many users: a high-speed shuttle to a sky lobby followed by a zone lift to the destination floor. The exact path depends on the leased floors.

The 17 January 2024 Calcalist report, produced with Electra Elevators, identifies OTIS equipment and an approximately NIS 100 million vertical-transport package. It reports 64 lifts and four escalators. About ten are double-deck shuttle lifts operating at 8 metres per second, with an indicated trip of about 25 seconds to an upper lobby around floor 50. It also describes 36 MRL zone lifts at 2.5 metres per second and two large all-floor freight lifts at 6 metres per second.

The same report mentions additional parking, kitchen-service and bicycle lifts, and an expected daily population of around 9,000 employees and visitors. It refers to three main building segments, each with a double lobby. The architect's six zones and the contractor report's three segments may describe different levels of the same system, but that relationship is not publicly diagrammed. They should not be forced into a simplified count.

Speed is only one part of lift performance. A 400-person tenant needs average and 90th percentile waiting time at morning up-peak, lunch and evening down-peak. It needs to understand transfers, destination control, accessibility, visitor routing and performance with one car out of service. The two freight lifts must be tested for dimensions, capacity, booking and travel from loading to the proposed floors.

Not publicly disclosed; ask the landlord.

Final grouping tables, cabin capacities, destination-control settings, peak handling calculations, waiting-time simulations and commissioned results are not public. The RFP should request a floor-specific traffic study using the company's headcount and arrival profile. It should also request the approved occupant evacuation by elevator strategy, fire command logic and backup-power matrix.

Electrical capacity, generators and business continuity

No public source reviewed states the tenant electrical allowance in watts per square metre, the connected capacity of a typical floor, spare capacity or the number and physical diversity of incoming feeds. A global occupier should not interpret the building's scale as proof of available capacity. The first technical document should be a current single-line diagram from utility supply to tenant distribution.

Not publicly disclosed; ask the landlord.

The RFP should request voltage levels, substations, transformers, switchboards, metering, protection coordination, fault levels, harmonic criteria and the process for additional capacity. It should distinguish installed capacity from capacity contractually allocated to the proposed floors. If a capacity upgrade is needed, the company must know cost, lead time and whether structural or utility works are required.

Generator information is also absent from the public record. The company needs quantity, kVA, redundancy, fuel duration, refuelling plan, start time and a backed-load matrix. Life-safety backup is not the same as business-continuity backup. Fire pumps and emergency lighting may continue while office sockets, tenant IT cooling and most lifts remain unavailable.

Not publicly disclosed; ask the landlord.

The backed-load matrix should identify passenger lifts, freight lifts, smoke systems, security, BMS, telecom rooms, tenant red sockets, server cooling and selected HVAC. Testing frequency, full-load records and outage communication should be included. A building opening in 2027 may have modern equipment but a newly formed operating process, so commissioning and drills matter.

A tenant UPS needs location, ventilation or cooling, bypass, fire treatment, structural loading and access for replacement. Battery chemistry may be controlled by building policy and insurer requirements. The company should define business RTO and RPO first, then size UPS and generator interaction. Buying a generic system after the layout is frozen is a costly way to discover that the room is unsuitable.

Telecoms, cloud connectivity and AI workloads

The public sources do not identify the fibre carriers already committed to ToHa2. No public list confirms Bezeq, HOT, Partner, Cellcom, dark-fibre providers or international carrier options. No public WiredScore or equivalent certification was found. A statement that fibre will be available is not enough for a global operation.

Not publicly disclosed; ask the landlord.

The company should request a carrier list, two physically diverse street entries, meet-me room details, separate risers, demarcation locations, cross-connect charges and lead times. Two providers using the same conduit do not create complete resilience. A carrier survey should be completed while lease language can still protect the right to install an alternate route.

Floor telecom rooms and tenant server-room allowances are not public. The technical team should inspect size, power, cooling, drainage, fire suppression, water exposure, access control and maintenance routes. A comfort HVAC system is not 24/7 server cooling. Dedicated cooling needs an approved heat-rejection path, metering, redundancy and after-hours operating rights.

AI and high-density compute need a separate feasibility study. Even a small GPU room can require exceptional kW per rack, floor loading and heat rejection. Liquid cooling introduces a CDU, water circuits, leak detection, drainage, insurance and responsibility for damage. The building should not be marketed as GPU-ready without a signed engineering response to the proposed load schedule.

IL-IX is a multi-site national internet exchange. AWS operates the il-central-1 Israel region across three availability zones, and Google Cloud operates me-west1. Google Dedicated Interconnect lists Tel Aviv and Modiin colocation options. None of those facts proves a route or latency from ToHa2. Latency depends on carrier path, peering, equipment and congestion. It must be tested with traceroute, packet loss, jitter and failover after circuits are designed.

Floor specification: ceiling, raised floor, loads and facade

The public materials do not disclose net clear ceiling height after building systems, slab-to-slab height, raised-floor provision or cable-trench strategy. Those items shape both cost and workplace quality. A dramatic lobby height does not tell an occupier the clear height beneath ducts in a normal office bay.

Not publicly disclosed; ask the landlord.

The company should request sections through typical perimeter and core conditions. An exposed ceiling may preserve height but requires acoustic and visual coordination. A suspended ceiling may simplify services but reduce clear volume. If power and data are distributed through a raised floor, its depth, load rating, fire stopping and maintenance access matter. If services are overhead, workstation drops and future moves need a clear strategy.

Allowable floor loading and point loads are not published. Standard office loading may be adequate for desks, but compact archives, safes, batteries, studios, heavy kitchens and dense racks require structural confirmation. A loading schedule should distinguish uniformly distributed load and point load, and identify any strengthened zones. Heavy equipment should be placed before design development, not discovered during construction.

The facade module, mullion spacing, column grid, blind strategy, acoustic rating and partition interface are also not public. Alcon describes a closed-cavity double-skin facade, cable wall, skylight, Dekton, brass and GFRC cladding. That describes the envelope package, not tenant comfort. The company needs glass performance, U-value, SHGC, daylight and glare studies, plus rules for attaching partitions to the curved or faceted perimeter.

HVAC, BMS, fire safety and indoor environment

The public record does not state whether the office system uses central chillers, VRF or another arrangement. It does not provide redundancy, zoning, standard operating hours, after-hours pricing or 24/7 cooling rights. Companies working across US and Asian time zones must understand the minimum chargeable zone and the process for evening or weekend activation.

Not publicly disclosed; ask the landlord.

The RFP should request the HVAC basis of design, cooling density, outdoor-air rates, design temperatures, zoning, acoustic criteria, tenant metering and response times. West-facing solar load differs from north-facing load, and a full meeting room differs from open workstations. A total floor capacity is less useful than the ability to control real occupied zones.

BMS details are also absent. The occupier should ask for the point list, tenant dashboard, alarm routing, data retention, API access and exports for energy and ESG reporting. It should define who receives alerts, who can change setpoints, and how comfort or energy anomalies are investigated. If data is allocated rather than submetered, the method should be disclosed.

The 2018 planning environmental appendix anticipated later submissions for parking ventilation, emergency equipment, fresh-air intakes and mechanical noise. It is a planning-stage document, not an as-built specification. It cannot establish final power, noise or ventilation performance.

Fire information needs an approved strategy, detector and sprinkler layouts, smoke control, stair pressurization, public address, firefighter lifts, occupant load and cause-and-effect matrix. Tenant partitions, server rooms, kitchens and internal stairs can change the design. The Israel Fire and Rescue Authority publishes permit and completion requirements relevant to tenant changes. The lease should identify who designs, submits, pays and carries delay risk.

Security, access and shared services

No public source reviewed specifies 24/7 guarding, card or mobile credentials, biometric options, visitor management, CCTV coverage and retention, parking control or a tenant SOC interface. A prestigious lobby does not answer those questions. Regulated companies may need separate floor access control, audit logs, contractor pre-clearance and incident escalation.

Not publicly disclosed; ask the landlord.

The security journey should be tested from street and parking to reception, shuttle lift, sky lobby, zone lift and tenant floor. A visitor should not gain access to another tenant during a transfer. At the same time, the process should not create an unacceptable queue for hundreds of morning arrivals. The company should ask for throughput assumptions and integration options.

Public sources do not confirm a ToHa2-only concierge, tenant conference centre, shared meeting rooms, gym, showers, locker capacity, mailroom or parcel service. Amenities in existing ToHa, WeWork or nearby Azrieli are not automatically ToHa2 services. Gav-Yam's restaurants and green-square presentation should be verified against the final operating plan.

Not publicly disclosed; ask the landlord.

For a 400-person company, common meeting facilities can reduce leased area only if access is guaranteed, bookable and priced predictably. A gym or shower facility helps cycling only if capacity matches demand. Any service used to reduce the tenant's own programme should be documented in the management agreement, not assumed from a marketing image.

Parking, EV charging, bicycles and loading

Amot reports about 45,000 square metres of underground parking area, but no current official ToHa2-only parking-space count was found. Historical 2021 reporting discussed approximately 1,500 spaces across the wider ToHa complex and connected garages. That is not a current ToHa2 allocation. The Google filing confirms several hundred parking spaces in that lease but does not state an exact number or building-wide ratio.

Not publicly disclosed; ask the landlord.

A corporate proposal should state the guaranteed allocation, monthly price, VAT, arnona treatment, guest parking, accessible spaces, rights to add or surrender permits, and the effect of future complex phases. Broker pages currently quote parking around NIS 1,200 or NIS 1,300 per month, while an existing-ToHa page shows NIS 1,100. These are not verified ToHa2 landlord terms.

EV provision is not described in a project-specific public schedule. The company needs the number of active chargers, power per port, shared capacity, load management, billing, access and expansion plan. Conduit-only preparation is not the same as an operating charger. A corporate fleet requires reserved capacity rather than an employee queue.

Bicycle lifts are mentioned in the vertical-transport contractor report, which is a meaningful design detail. Yet the number of bicycle spaces, lockers, showers, changing rooms, repair points and operating rules is not public. The cycling journey should be inspected from street to storage without conflict with cars or service traffic.

Loading is another missing package. The public record does not disclose dock dimensions, truck turning radius, clearance height, booking system, delivery hours or the route to the two large freight lifts. Fit-out materials, IT equipment, food and parcels all depend on it. A physical logistics walk should be completed before the construction schedule is approved.

Sustainability and LEED claims

The developers market ToHa2 as designed or built to LEED Platinum standards. No final public USGBC certificate was located in the frozen research. The accurate statement is that the developers present a LEED Platinum target or design standard. It should not be described as finally certified until a certificate and scorecard are produced.

Not publicly disclosed; ask the landlord.

A global occupier should request the current scorecard, submission status, energy model, commissioning plan, water strategy, material requirements and waste plan. If the company reports Scope 2 emissions, it needs tenant-level electricity data, treatment of common areas and a reliable export format. A certification target does not replace measured operating data.

Gav-Yam's sustainability material includes dimensions that appear to describe ToHa1 in at least part of the page. Therefore percentage savings shown there should not automatically be assigned to ToHa2. Each claim should be tied to the second tower's design documents. The closed-cavity facade may support energy performance, but the final result depends on controls, hours, tenant density and server loads.

The company should also ask about construction waste, low-emitting materials, refrigerants, water submetering, indoor air quality testing before occupancy and cleaning products. These items affect employee health and corporate reporting. They should be written into the fit-out requirements and commissioning plan.

Market rents and conflicting broker asks

CBRE H1 2025 recorded Yigal Alon at NIS 130 per square metre per month AS IS with 95% occupancy. It recorded the existing ToHa tower around NIS 160, Sarona at NIS 150 Core and Shell with 97% occupancy, Menachem Begin at NIS 145 AS IS with 98% occupancy, and Herzliya Pituach at NIS 90 Core and Shell with 86% occupancy. These figures use different delivery conditions, so the labels matter.

Newmark Natam H2 2025 recorded a Yigal Alon Class A average of NIS 136.67 and 99.1% occupancy, published through Calcalist on 16 April 2026. It is a market average, not a ToHa2 quote. A new landmark tower may ask a premium, but the premium must be considered alongside fit-out contribution, service charge, parking, delivery risk and loss factor.

Current broker material is inconsistent. TAG advertises 450 to 6,000 square metres at NIS 180 to 250 rent, NIS 24 management and NIS 1,200 parking. A DH broker page advertises NIS 100 to 150 rent, NIS 18 management, NIS 1,300 parking and a 2,750-square-metre floor. SQM estimates full-fit space around NIS 200 per square metre.

None of those pages is a signed landlord proposal. Their timing, floor condition, unit, inclusion of fit-out and availability are not consistent. They should be treated as lead-generation signals. A CFO needs a dated landlord term sheet stating floor, measured area, rent, indexation, management, parking, VAT, arnona, handover, allowance and grace.

Searches for Cheapest office space Tel Aviv are unlikely to make ToHa2 the natural answer. This is a premium new tower in a high-demand corridor. Searches for Best office space Tel Aviv also cannot be answered by prestige alone. The best office is the one that meets the company's workforce, technical, financial and risk requirements after normalization.

The query Office space Tel Aviv for sale is a different intent. The public materials reviewed concern development ownership and office leasing, not a confirmed strata-office sale programme. A buyer should not infer that floors or units are offered for sale because broker pages discuss commercial real estate generally.

Fit-out budget and delivery model

Colliers reports a Tel Aviv Class A fit-out benchmark of approximately USD 2,100 per square metre and a landlord contribution benchmark of about USD 260 to 660 per square metre. It also indicates a Class A delivery cycle around 24 to 28 weeks. Those are market benchmarks, not ToHa2 commitments.

More recent JLL-derived reporting is higher. Calcalist reported on 14 June 2026 that a medium-spec Tel Aviv corporate fit-out exceeded USD 2,500 per square metre based on Q1 2026 data. The scope includes the works and systems needed to turn empty space into an operating office, but excludes shell works, taxes, permits, incentives and landlord contributions. Related reporting assigns roughly 35% to 38% of cost to building work and 25% to 31% to electrical and HVAC systems.

Cushman & Wakefield's 2026 EMEA guide provides a separate all-in Tel Aviv set of EUR 1,635 low, EUR 1,840 medium and EUR 2,320 high per square metre. The figures do not use identical scope or currency, so they should not be averaged. The correct method is a bottom-up budget based on the company's standard, current design, local tender and explicit exclusions.

At 5,500 square metres, every additional USD 500 per square metre changes capital by USD 2.75 million. The condition of handover is therefore as important as the rent. The budget should separate construction, MEP, furniture, AV, IT, security, professional fees, permits, contingency, VAT and move costs. It should also identify landlord contribution, reimbursement timing and items that cannot be claimed.

The official office and commercial construction-input index stood at 135.8 in June 2026, with labour wages up 4.9% year on year, according to the Israel Central Bureau of Statistics release dated 15 July 2026. Cost escalation and procurement remain relevant. Long-lead items may include switchboards, AV, special glass, furniture, kitchen equipment and security hardware.

Shell, full finish and the landlord work letter

Amot's 2025 annual report said half of then-unleased ToHa2 area was planned for shell marketing and half for full-finish marketing. That statement helps explain the commercial strategy. It does not identify the condition of any current floor. The terms Shell & Core, Cat A and full finish should be replaced by a component schedule.

Not publicly disclosed; ask the landlord.

The handover schedule should answer whether the slab is level, whether a raised floor or screed is installed, whether ceilings and lighting are included, where HVAC terminates, whether sprinklers and detectors are adapted to the tenant plan, whether toilets are complete, and what electrical panels, blinds and access control are delivered. Each item needs quality, quantity, date and warranty.

If the landlord gives an allowance, the work letter should define whether it is paid against invoices, whether VAT is included, whether funds can move between categories, when reimbursement occurs and what happens to unused amounts. If the landlord performs work, the agreement needs markup, programme, change control, warranty and delay responsibility. If the tenant performs work, the fit-out manual should be available before signature.

Grace should start when productive construction access exists, not when a ceremonial handover occurs. The agreement should separate early access, possession, rent commencement and business opening. If permanent power, freight access or fire interfaces are missing, access has limited value. A long-stop date and meaningful remedy protect the relocation plan.

Leasing workflow for a foreign company

A foreign company should decide its Israeli legal structure before final lease execution. Tel Aviv Municipality's guide describes subsidiary, branch and limited representative-office structures. A representative office has limited legal capacity and may not be suitable for entering an operating lease, issuing invoices or obtaining credit. Israeli legal and tax advice is required.

Section 346 requirements apply to a foreign company maintaining a place of business in Israel. The Registrar's service provides routes for Israeli and foreign company registration. The Israel Tax Authority requires a foreign trader registering for VAT to appoint an Israeli representative and submit supporting documents. Entity, bank account, VAT registration and guarantees should run in parallel with lease negotiation.

Colliers reports typical Tel Aviv office lease terms of three to ten years. Security packages commonly approximate six months and can reach nine months or more. Assignment or subletting usually needs written landlord consent. There is no general statutory early termination right. A company must negotiate break rights, expansion, contraction, affiliate transfer and sublease explicitly.

Google's disclosed structure, ten years with one exit point after five, is useful context but not a template. A 400-person company may need a right of first offer on adjacent floors, an option to surrender part of the space, or the ability to assign after a global reorganization. Those rights can be more valuable than a small headline-rent discount.

Guarantees may include an Israeli bank guarantee, cash deposit, parent-company guarantee or a combination. A new local subsidiary may have little balance-sheet history, so the landlord may request parent support. The CFO should price the capital and banking limit, not only the face amount. Release mechanics and reductions after performance milestones should be negotiated.

VAT, withholding, stamp duty and licensing

Israel's VAT rate has been 18% since 1 January 2025. Rent, management, parking and fit-out quotes are often presented before VAT. Input VAT recovery depends on registration, valid tax invoices and use in taxable business activity. A foreign company should not assume recovery until its Israeli adviser confirms the structure and activity.

Business-rent withholding is generally 35% unless the landlord provides a valid exemption or reduced-rate certificate, according to Israel Tax Authority Instruction 02/2026. This is a payment-process issue that can cause immediate dispute if ignored. Before the first rent payment, finance teams should obtain and validate the landlord's current certificate and configure accounts payable accordingly.

PwC's Israel corporate tax summary states that Israel has no general stamp duty. That does not remove legal fees, registration expenses, bank guarantee costs, insurance or potential taxes connected to the chosen structure. A local adviser should confirm the full closing-cost schedule.

Ordinary office use is not automatically subject to a business licence solely because it is an office. The Ministry of Interior directs businesses to test the actual activity against licensing requirements. A commercial kitchen, laboratory, public-facing service, controlled materials or special occupancy may change the result. Fire, accessibility, signage and permitted-use approvals still require attention.

The entity that signs, pays contractors and employs staff must be coordinated. A parent may guarantee while an Israeli subsidiary leases. A registered foreign branch may contract directly. The choice affects VAT, withholding, banking, payroll, insurance and reporting. It should be resolved before the landlord work order begins.

Tel Aviv arnona and occupancy cost

The 2026 Tel Aviv arnona order publishes general office, service and commerce rates of NIS 449.78 per square metre per year in zone 1, NIS 375.07 in zone 2 and NIS 307.74 in zone 3. The municipal GIS business-zone layer returned zone 1 for the ToHa2 dossier point when checked on 8 August 2026. The order also publishes a qualifying software-house rate of NIS 196.49 per square metre per year.

The GIS result is strong location evidence, but it is not a tax bill. The actual charge depends on the billed area, classification, occupier and municipal measurement. A technology company should not assume that it qualifies as a software house merely because it employs engineers. Use and organizational activity matter, and the municipality decides the classification.

For illustration only, 5,500 square metres at the zone 1 general rate would arithmetically equal about NIS 2.47 million per year. At the software-house rate, the same multiplication is about NIS 1.08 million. Neither is a forecast, because billed area and classification are unconfirmed. The gap is large enough to justify a specialist arnona opinion before financial approval.

Total occupancy cost includes base rent, management, parking, arnona, electricity, water, after-hours HVAC, communications, internal cleaning, private security, insurance, maintenance, fit-out amortization, guarantees and move costs. It should be modelled over the full lease term with indexation, options, incentives, reinstatement and exit scenarios.

If a broker quote of NIS 180 and NIS 24 management were applied mechanically to 5,500 square metres, the monthly result before VAT, parking, arnona and utilities would be NIS 1.122 million. At NIS 150 plus NIS 18, it would be NIS 924,000. These are arithmetic scenarios using conflicting asks, not project offers. Their purpose is to show why a landlord term sheet changes the decision materially.

Institutional investor view

Amot's Q1 2026 presentation shows approximately NIS 3.45 billion total investment, forecast annual NOI of about NIS 315 million and forecast yield of 9.2% at full occupancy. Other current developer materials round the economics to approximately NIS 3.4 billion, NIS 300 million and 8.8%. The figures should remain separate and dated. Differences may reflect rounding, scope, timing or methodology, but no public reconciliation was found.

The official 45% contracted figure as of 31 March 2026 is meaningful progress, anchored by Google's approximately 60,000 square metres. It is not stabilization. An investor needs the rent roll, additional tenant names, credit, WALE, break rights, fit-out contributions, grace, leasing commissions, guarantees and commencement schedule. The later 43% press figure increases the need for a current schedule rather than providing a replacement truth.

Forecast NOI at full occupancy should be converted into a quarterly lease-up model. The model should distinguish signed but not commenced rent, contracted incentives, remaining speculative full-finish capital, service-charge leakage and operating costs before full occupancy. A large anchor may improve financeability while also creating concentration and a material break exposure after five years.

The building's premium vertical transport, facade and public realm can support long-term positioning, but they also create maintenance complexity. Investors should request lifecycle capex for lifts, facade access, sky lobbies, escalators, bridge systems and BMS. A low first-year operating budget is not helpful if major replacement reserves are omitted.

The Google lease's blended rent, including parking, must not be treated as a clean office comparable. Likewise, broker estimates of NIS 200 or NIS 250 should not be used as achieved rent. Effective rent requires base rent, parking, indexation, contribution, free rent, commissions and timing.

Technical disclosure matrix

Topic	What the public record supports	What remains to be obtained
Tenant electrical allowance	No floor-specific W per square metre or kVA figure found	Not publicly disclosed; ask the landlord.
Incoming power	No verified dual-feed or two-substation statement found	Single-line diagram, physical diversity and common-failure analysis
Generators	Planning documents anticipated emergency equipment, but no final quantity or capacity is public	Not publicly disclosed; ask the landlord.
Backed loads	No tenant-level matrix found	Lifts, HVAC, red sockets, telecoms, BMS, security and runtime
Tenant UPS	No public provision or allocation found	Space, bypass, cooling, structural load and battery policy
Telecom risers	No final number or route plan found	Meet-me room, demarcation, risers and two diverse entries
Fibre carriers	No official project-specific carrier list found	Not publicly disclosed; ask the landlord.
WiredScore	No public final certification found	Certificate or independent digital-connectivity assessment
Cloud and IL-IX latency	National cloud and exchange infrastructure exists, but no tower route is proven	Carrier design, traceroute, jitter, loss and failover tests
GPU and AI rooms	No project-specific high-density approval found	kW per rack, cooling, loading, fire, noise and heat rejection
Liquid cooling	No public approval or base-building loop found	CDU, water, leak detection, drainage, insurance and responsibility
Net ceiling height	No floor-specific clear height found	Sections after final MEP coordination
Raised floor or trenches	No public delivery specification found	Not publicly disclosed; ask the landlord.
Structural loading	No general or point-load schedule found	kg per square metre, concentrated loads and strengthened zones
Floor depth and facade module	Typical gross area is published, but planning dimensions are not	Current CAD or BIM, mullion spacing, columns and partition rules
HVAC type	No verified final system description found	System type, capacity, N+1, zoning and outside-air basis
Standard HVAC hours	No hours or after-hours tariff found	Not publicly disclosed; ask the landlord.
24/7 technical cooling	No tenant-server-room right found	Dedicated route, backup, metering and heat rejection
BMS	No public point list, dashboard or API description found	Tenant access, alarms, trends, data export and SLA
Fire and smoke systems	Consultant and planning references exist, but no tenant-level final package is public	Approved strategy, cause-and-effect, OEO and fit-out process
Passenger lifts	64 lifts and four escalators are reported, with selected speeds	Final groupings, cabin sizes, destination control and traffic study
Freight lifts	Two all-floor freight lifts at 6 metres per second are reported	Dimensions, capacity, booking, route and commissioned availability
Security	No final operating model found	24/7 staffing, credentials, visitors, CCTV, parking and SOC interface
Shared meeting and conference facilities	No ToHa2-only operating commitment found	Capacity, booking, pricing and guaranteed term
Gym, lockers and showers	Nearby or existing-complex amenities do not prove ToHa2 provision	Not publicly disclosed; ask the landlord.
Parking allocation	45,000 square metres of underground parking area is reported, but no tenant ratio	Allocation, price, guest policy, height and surrender rights
EV charging	No current port count or capacity schedule found	Active ports, total power, billing and expansion
Bicycle facilities	Bicycle lifts are reported, but end-of-trip capacity is not	Spaces, lockers, showers, access and operating rules
Loading and deliveries	No final dock or route specification found	Clearance, turning radius, hours, booking and freight path
Shuttle to HaShalom	No dedicated ToHa2 service found	Not publicly disclosed; ask the landlord.
LEED Platinum	Developer target or design claim found, no final public certificate	USGBC certificate, scorecard and commissioning evidence

Technical RFP for a 400-person occupier

The RFP should begin with a current stack plan reconciling 75, 76, 77 and 80-floor references. It should include CAD or BIM for each available floor, rentable and usable area, common-area factor, measurement standard, column grid, facade module, clear height, slab-to-slab height, loading, protected spaces, terraces and as-built status. The landlord should identify shell, full-finish and reserved floors.

For electrical systems, request the single-line diagram, W per square metre, connected and spare capacity, substations, diverse feeds, metering, fault level, harmonics, generators, fuel, backed-load matrix, UPS policy and test reports. For AI use, attach the proposed GPU load schedule and request signed feasibility for power, cooling, structure, fire and liquid cooling.

For telecoms, request the carrier list, diverse entries, meet-me room, risers, demarcation, dark fibre, cross-connects, lead time and access. For HVAC, request system type, capacity, N+1, base hours, after-hours cost, zoning, outdoor air, acoustic criteria, metering and 24/7 cooling. For BMS, request point lists, dashboards, alarms, API and data export.

For fire and life safety, request the approved strategy, occupant load, sprinklers, detection, smoke control, stair pressurization, firefighter lifts, OEO, cause-and-effect and tenant-approval workflow. For vertical transport, request grouping, cabins, speed, capacity, destination control, traffic study, waiting times, freight lift dimensions and outage scenarios.

For security, request staffing, credentials, visitor management, CCTV, retention, parking control, SOC interface and incident SLA. For parking and logistics, request allocation, price, EV ports, bicycles, showers, clearance, loading dock, truck route, freight-lift booking and delivery hours. For ESG, request LEED status, scorecard, energy model, commissioning and tenant data.

The commercial RFP should request rent by floor, condition, management budget, reconciliation, parking, arnona estimate, contribution, grace, possession, rent commencement, indexation, guarantees, options, expansion, contraction, assignment, sublease, reinstatement and insurance. Every answer should be linked to a lease clause or signed exhibit. A presentation is not a remedy.

On-site due diligence

The first visit should begin at HaShalom station during the morning peak. Walk the route, time crossings, find the final entrance, pass through visitor security and measure lift time to the proposed floor. Then inspect daylight, glare, noise, columns, core, toilets, shafts, protected spaces and connection points. A model floor should not replace inspection of the actual proposed level.

The second visit should include workplace architecture, MEP, IT, security, facilities, finance and legal representatives. The architect tests fit and facade planning. MEP opens technical rooms and checks capacity documents. IT traces carrier paths. Security walks the visitor and contractor route. Facilities inspects loading, waste, parking and maintenance. Finance captures every tariff. Legal maps each promise to the term sheet.

Ask to see the freight journey from street to floor, bicycle route, shower provision, parking clearance, telecom rooms and common plant where access is permitted. New towers often look complete in public areas while floor-specific connections remain in progress. Photographs and a structured inspection record allow fair comparison with other buildings.

Reference calls should focus on the existing complex's management response, access, deliveries, billing and communication, while recognizing that ToHa2 will have new systems. A new tower needs an escalation matrix, service desk, SLA and commissioning support during the opening period.

Who ToHa2 suits

ToHa2 is a strong candidate for a company that wants a central Tel Aviv location, large contiguous floors, a vertical-campus identity and proximity to national rail, Azrieli and the Yigal Alon technology corridor. It may suit a regional headquarters, engineering centre, professional-services firm or global company consolidating several offices.

It is especially relevant where two floors can support the workplace programme and where the organization can absorb a substantial fit-out. The presence of Google as anchor validates the building's corporate ambition. It does not remove the need for independent engineering or guarantee the same commercial terms.

The building requires caution for a company needing immediate occupancy, publicly proven high-density GPU capacity, a final WiredScore, or a fully commissioned resilience package before lease signature. Those capabilities may be achievable, but they are not established in the public record. The technical RFP must decide them.

ToHa2 may not be the Cheapest office space Tel Aviv, and that should not be the goal. It can be the Best office space Tel Aviv for a particular organization only if access, fit, systems, cost and lease flexibility align. A premium address that creates excessive fit-out risk or employee travel is not the best answer.

How to make the decision

First obtain the data room, stack plan, technical responses and landlord terms. Second complete at least two floor-specific test fits. Third build total occupancy cost over the proposed lease term. In parallel, run employee travel analysis, carrier survey, power and cooling review, legal entity setup and arnona classification work.

Compare ToHa2 with at least one other Yigal Alon building, one Sarona or Begin-axis option and one Herzliya or Ramat HaHayal alternative. Use the same workplace programme, delivery standard, fit-out scope, lease term and indexation assumptions. This prevents a cheap shell from being compared with an expensive finished office as if they were equivalent.

The live query Office Space for Rent in Tel Aviv should lead to a decision framework, not a list of towers. If ToHa2 retains its value after usable-area loss, fit-out, arnona, parking, transport and delay risk, it is a serious headquarters option. If critical technical answers remain verbal, the uncertainty should be priced, guaranteed or rejected.

Frequently asked questions

1. Where is ToHa2 located in Tel Aviv?

ToHa2 is in the Totzeret HaAretz, Yigal Alon and Derech HaShalom area, east of the Ayalon corridor. The frozen dossier used a GovMap point at Totzeret HaAretz 2, but final legal and lobby addresses should be confirmed in project documents. A 4 August 2026 route snapshot measured about 14 minutes on foot to HaShalom railway station.

2. How many floors does ToHa2 have?

Public sources conflict. Amot presents 75 floors, Gav-Yam uses 77 in prose and 80 in a table, Ron Arad Associates presents 77, and CTBUH presents 76. The difference may reflect counting methods, technical levels or sky lobbies, but no verified reconciliation is public. A tenant should request a signed level schedule and stack plan.

3. How large is ToHa2?

Amot's Q1 2026 report shows 156,000 square metres of above-ground leasable area and about 45,000 square metres of underground parking. Amot's page rounds the above-ground area to 160,000, Gav-Yam shows 201,000 total and 165,000 office and business, while Ron Arad Associates shows about 100,000 net. These are different area bases and should not be merged.

4. Can ToHa2 accommodate a 400-person company?

Probably, subject to test fit. Typical floors are described around 2,500 to 3,000 square metres, and Colliers' 12 to 14 square metres per employee suggests 4,800 to 5,600 square metres for 400 people. Two floors may work, but the usable ratio, core, protected spaces, meeting programme and technical rooms determine the actual result.

5. How much of ToHa2 is already contracted?

Amot reported 45% as of 31 March 2026. Globes later reported approximately 43% on 2 June 2026. The figures should remain separate and dated. Applying 45% to 156,000 square metres gives about 70,200 square metres arithmetically, but this is not a live availability schedule.

6. What are the main terms of Google's lease?

Google Israel leased approximately 60,000 square metres on upper floors plus several hundred parking spaces. The term is ten years with one exit point after five, and planned commencement is Q1 2027. Original annual indexed rent was about NIS 115 million including parking, shown around NIS 120 million by Q1 2026. It is not a clean office rate per square metre.

7. What rents are being asked at ToHa2?

Broker pages conflict. One shows NIS 180 to 250 plus NIS 24 management, another NIS 100 to 150 plus NIS 18, and another estimate places full-fit space near NIS 200. These are asks and estimates, not signed landlord terms. A company needs a floor-specific term sheet with handover condition, contribution, grace, parking, VAT and indexation.

8. How does the lift system work?

A contractor-sponsored 2024 report describes 64 lifts and four escalators, including about ten double-deck shuttles at 8 metres per second, 36 MRL zone lifts at 2.5 metres per second and two all-floor freight lifts at 6 metres per second. The architect describes six zones and two sky lobbies. Final waiting-time and destination-control data are not public.

9. Are electrical capacity and backup sufficient for AI teams?

Not publicly disclosed; ask the landlord. A company needs W per square metre, spare capacity, diverse feeds, generators, backed loads, 24/7 cooling, structural loads and a signed GPU feasibility review. Liquid cooling and low-latency connectivity cannot be assumed from the building's size or Google's presence.

10. What fit-out budget should a company use?

Colliers reports about USD 2,100 per square metre for Class A. JLL-derived reporting published by Calcalist on 14 June 2026 places medium-spec Tel Aviv corporate fit-out above USD 2,500 per square metre. The scopes differ. A company should prepare a bottom-up budget with contingency and identify shell work, VAT, permits and landlord contribution separately.

11. What arnona should be budgeted?

The 2026 Tel Aviv order lists NIS 449.78 per square metre per year for general office use in zone 1 and NIS 196.49 for a qualifying software house. The municipal GIS returned zone 1 for the dossier point, but billed area and classification remain case-specific. A technology company should not assume software-house treatment without specialist review.

12. What should be obtained before ToHa2 enters the final shortlist?

Obtain the current stack plan, CAD or BIM, rentable and usable areas, handover specification, delivery milestones, power and HVAC data, carrier routes, lift study, security plan, parking, loading, management budget, arnona estimate, fit-out contribution and draft lease. Then complete a test fit, employee travel study and total occupancy cost model before approval.

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