Port TLV Residence at Tel Aviv Port: The Hotel Premium, Checked Against Old North and Ramat Aviv.
From the Tel Aviv Property Index
At the Tel Aviv Port there is one main project of homes above a hotel: Port TLV Residence by the Hagag brothers, a ten-storey building at the start of Yordei HaSira, with a 44-room boutique hotel on the lower floors and about 40 apartments above. Reported sale prices for ordinary units run from about ₪70,000 to ₪121,000 per m², roughly 7–86% above the Old North median and 17–102% above Ramat Aviv; a penthouse sold in 2024 at about ₪130,000 per m². Part of that is the beach, and part is the service. We found no confirmation that the hotel has opened, and completion dates have slipped.
Which project is it?
We looked for hotel-branded or serviced homes at or near the port. One project fits: Port TLV Residence. It sits between Yordei HaSira and Sha'ar Zion, next to the port's main entrance and facing Metzitzim beach.
The facts reported over the years:
- Building: ten storeys on a site of about 2.5–3 dunams, designed by Ilan Pivko.
- Hotel: a 44-room boutique hotel on the first two floors, with its own lobby.
- Homes: about 40 units on the upper floors (Maariv, November 2021), from about 90 m² to two duplex penthouses with private pools.
- Services for residents: concierge, 24-hour security, gym, pool, sauna and synagogue. Residents may enter hotel areas; hotel guests may not enter the residences.
- Management: a 2022 report said the developer manages and markets the residences. Who will run the building on completion has not been confirmed.
Other branded schemes on the Tel Aviv seafront, such as the Mandarin Oriental residences announced in 2019, are not at the port and are outside this page.
On timing: in 2021 completion was expected in about two and a half years. In February 2023, during 2024. In July 2024 Globes described the building as "set to be occupied". We could not confirm that a completion certificate (Form 4) has been issued, or that the hotel has opened.
What buyers have paid and been asked
| Source and date | Unit | Price | Per m² |
|---|---|---|---|
| Maariv, Nov 2021 (two sales) | 200 m² + 107 m² balcony, 8th floor | about ₪62m for both | about ₪121,000 (as reported) |
| Jerusalem Post, Feb 2022 (sale) | About 400 m² + 50 m² balconies, 7th floor, shell stage | ₪43m | about ₪98,000 (as reported) |
| Globes, Jul 2024 (sale about 2022) | 145 m² | ₪10.13m | about ₪69,900 |
| Globes, Jul 2024 (sale about 2022) | 88 m² | ₪8.74m | about ₪99,300 |
| Jerusalem Post, Feb 2022; Maariv, Feb 2023 (asking) | Duplex penthouse, about 240 m² | about ₪64m | about ₪265,000 |
| Globes, Jul 2024 (sale) | Penthouse, 243 m² | ₪36m | about ₪130,000 (as reported) |
The 2021 figures do not reconcile: ₪121,000 × 400 m² is about ₪48m, not ₪62m. The reported price per m² probably counts balconies in some way. Treat it as the outlet's figure, not ours. The same applies to the 2024 penthouse: ₪36m ÷ 243 m² is about ₪148,100, so Globes' ₪130,000 probably includes outdoor space. Furnished model flats were also offered in 2023, but furniture inflates the per-metre figure, so we have left them out.
The premium, with the working
The comparison areas are the closest ordinary housing markets.
- Old North, northern part: median ₪65,124 per m², 736 registered deals, 4 January 2023 to 28 July 2026 (dirobot.co.il). Yordei HaSira itself had only four registered deals in that period.
- Ramat Aviv: median ₪59,914 per m², 154 registered deals, 8 January 2023 to 29 July 2026 (dirobot.co.il).
Premium = reported price per m² ÷ area median − 1.
| Unit | Per m² | vs Old North (₪65,124) | vs Ramat Aviv (₪59,914) |
|---|---|---|---|
| 145 m² sale, about 2022 | ₪69,900 | +7% | +17% |
| 7th floor shell sale, 2022 | ₪98,000 | +50% | +64% |
| 88 m² sale, about 2022 | ₪99,300 | +52% | +66% |
| 8th floor sales, 2021 | ₪121,000 | +86% | +102% |
| Penthouse sale, 2024 | ₪130,000 | +100% | +117% |
What the premium buys. The Old North median is mostly older walk-ups, few with sea views and almost none on the beach. Port TLV is new, 50 m from the water, with every unit facing the sea. A new, sea-facing flat on the Old North seafront would also sell well above the median with no hotel at all. So the 7–102% range covers location, newness, view and service together. The hotel element cannot be split out from public data.
Asking prices are not sale prices either. A penthouse of the type offered at about ₪64m in 2022–23 sold for ₪36m in 2024, which in our view suggests the developer was not selling out at list.
For the wider areas, see the Old North area brief, the Ramat Aviv area brief and our Old North honest guide.
How hotel-serviced homes work in Israel
There is no legal category for "branded residences". In practice you buy an apartment in a condominium and sign up to a management arrangement.
- The management company. Here, who will run the building on completion has not been confirmed. Your duties to it come from the management agreement and the condominium bylaws.
- Service charges (dmei nihul). These pay for the concierge, security, pool, gym and staff. No figure has been published. Expect them to be far higher than an ordinary vaad bayit; see utilities and vaad bayit for the ordinary benchmark.
- Rental programme. We found no report of a rental pool for the apartments. Do not count on hotel income.
- Owner use. Where flats are themselves hotel units, Israeli rules can cap owner use at about three months a year, with the rest let to the public. The Supreme Court upheld that restriction in CA 3805/23 (2024), holding void a hidden side deal that let owners stay longer. Port TLV's homes are reported as separate from the hotel.
Legal checks specific to the port site
Zoning. Globes reported that the site was formed from five privately owned plots of about 2.5 dunams and that the ten-storey building was approved by the Tel Aviv local committee in 2013. Sites this close to the shoreline are typically also subject to the national coastal plan and coastal-committee review. Have your lawyer confirm the final permitted use of your unit in the permit and in the land registry, not in the brochure.
Arnona. Classification follows the use. A residential unit is billed as housing; a hotel unit may not be. See arnona.
Sale Law protections. If you buy from the developer before delivery, payments above 7% must be secured under s.2 Sale (Apartments) (Assurance of Investments) Law 5735-1974. Delay compensation applies under s.5A Sale (Apartments) Law 5733-1973 for contracts from 7 July 2022. Only the first 20% of the price is unlinked; at most half of each later payment may be index-linked. In a project that has slipped this often, check the delivery date in your contract and the compensation that follows it.
Condominium order. Under s.6 Sale (Apartments) Law, any carve-out from the common property, such as the pool, roof terraces or parking, must be in the specification. In a hotel-and-homes building, that decides who owns and pays for what.
Purchase tax. Developer prices include VAT. Purchase tax is extra:
| Price | Single home | Oleh (Reg 12A) | Foreign resident / additional home |
|---|---|---|---|
| ₪7.6m | ₪321,886 | ₪143,976 | ₪638,899 |
| ₪21m | ₪1,410,215 | ₪1,410,215 (no Reg 12A relief above about ₪20m) | ₪1,978,899 |
Mortgage. Directive 329 caps lending at 75% for a single home, 70% for a replacement and 50% for an additional home. Banks often apply 50% to non-residents as policy. See mortgages for non-residents.
Resale liquidity
The port is not a deep resale market. Only four deals on Yordei HaSira appear in the Old North register over three and a half years. Only a small number of Israeli homes sell above ₪20m in a year (N12 counted 18 in 2023). A smaller flat at ₪7–10m has more buyers than a penthouse, but it still competes with whatever the developer has left to sell. Resale value also depends on the hotel opening and the service being kept up.
Who it suits
- A buyer who wants a new, serviced, sea-facing home on the beach and will pay for that location.
- A part-year owner who wants staff, security and facilities while away.
It suits less well:
- Anyone buying for rental yield, because at these prices rents are unlikely to cover the cost of capital.
- Anyone who needs a quick sale.
- A family who wants space for the money: the same budget buys a far larger flat in Ramat Aviv.
Before you act: what to check
Form 4 and occupancy.Ask whether a completion certificate has been issued and when keys will be handed over.
The hotel operator.Find out who runs the hotel and services, under what contract, and for how long.
Permitted use.Have your lawyer confirm residential use in the permit and land registry.
Service charges.Get the budget, the formula and any cap on increases in writing.
Guarantees and delay terms.Check that payments above 7% are secured and how s.5A compensation applies to your delivery date.
The specification.Read the s.6 carve-outs for the pool, roof and parking.
Value against comparables.Compare with new Old North seafront sales, not only with the developer's list, and get an independent appraisal.
Questions people ask
Is Port TLV a branded hotel residence?
It has a 44-room boutique hotel on its lower floors and hotel-style services for residents. In 2023 the hotel was reported as POLI PORT, to be run by the Dayan family. We found no later confirmation, and no international brand.
How much more do I pay than for an ordinary Old North flat?
Reported sale prices for standard units run about 7–86% above the Old North median of ₪65,124 per m², and 17–102% above Ramat Aviv. Penthouses run higher.
Is it finished?
Completion was targeted for 2024, and in July 2024 Globes described it as set to be occupied. We could not confirm completion. Ask for Form 4 before you rely on any date.
Can I let my apartment through the hotel?
We found no report of a rental pool. Ask the developer in writing.
Are there other hotel-residence options at the port?
We found no other verified project of this type at the port itself. Other branded schemes on the seafront are further south.
The bottom line
Port TLV is the only hotel-and-homes project we could verify at the Tel Aviv Port. Reported sales run from roughly 1.1 to 2 times the local median per metre, mostly, in our assessment, for the beach, the newness and the sea view. The hotel service is part of it, but the operator's contract, the charges and the opening date are all still unconfirmed in public.
Pay for the beach if you want it; do not pay for a hotel that has not yet opened. For an independent check on any unit, ask for a free report.
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