Six Senses Residences Tel Aviv (Rothschild 10): What the Hotel Brand Adds to the Price.
From the Tel Aviv Property Index
The only Six Senses residential project in Tel Aviv is Rothschild 10: a 42-storey tower by Tidhar, with Ziv Aviram as partner, rising over five preserved 1909 houses between Rothschild Boulevard, Herzl and Lilienblum. Reported sales run from about ₪133,000 to ₪200,000 per m², two to three times the registered median in the surrounding Lev HaIr district. Most of that gap pays for height, size, sea views and a new tower; this page sets out how much can fairly be put down to the Six Senses name, and what to check before you pay it.
What the project actually is
Six Senses announced the Tel Aviv project in January 2023. It is a mixed scheme: a 140-key hotel on the lower floors of the tower, about 55 residences above it, and hotel uses such as a restaurant and event space in the five preserved Ahuzat Bayit houses at its base.
Reports put the hotel on the lower ten floors, with the residences above. A full floor is reported at about 600 m². Reported units range from about 170 m² up to a full floor. Reports at launch in 2023 said that residents would pay management fees to Six Senses and could use the hotel's rooftop pool, spa and restaurants. Extras such as a private chef, treatments and cleaning would be paid for separately.
If you searched for "Six Senses Israel", you may also have found Six Senses Shaharut, a desert hotel in the Arava. That is a hotel with no residences for sale. Rothschild 10 is the only Six Senses residential product in Tel Aviv that we could verify.
Timing has slipped. In 2023 the target was late 2025. A December 2025 report expected the hotel to open in late 2025 or during 2026. In March 2026, reports still described the tower as under construction. Six Senses now lists the opening for 2027. Treat any date you are given as a target, not a fact.
What buyers have reportedly paid
These are published, dated reports. They are not all registered deeds, and some figures differ between outlets.
| Reported | Unit | Price | Per m² |
|---|---|---|---|
| Nadlan Center, Dec 2024 (Aug 2024 deal) | 5 rooms, 31st floor, 309 m² | ₪47m | about ₪152,100 |
| Nadlan Center, Dec 2024 (Feb 2024 deal) | 5 rooms, 339 m² | ₪45.12m | about ₪133,100 |
| Nadlan Center, Dec 2025 (Jul 2025 deal) | 4 rooms, 27th floor, 170 m² | ₪29m | about ₪170,600 |
| N12, Oct 2025 (not in Tax Authority data as of Dec 2025) | Full floor, about 600 m² | about ₪106m | about ₪176,700 |
| N12, Mar 2026 | Not stated | about ₪70m | about ₪200,000 (as reported) |
A further June 2025 deal of ₪51m for 313 m² on the 35th floor (Tax Authority data, reported by Nadlan Center) works out at about ₪162,900 per m², inside the range above.
The premium, with the working
The registered-sales median for Lev HaIr is ₪66,562 per m² (dirobot.co.il, 843 deals, 1 January 2023 to 20 July 2026). The premium is the reported price per m² divided by that median, minus one.
| Deal | Per m² | Premium over Lev HaIr median |
|---|---|---|
| Lowest reported (339 m²) | ₪133,100 | 133,100 ÷ 66,562 − 1 = +100% |
| 31st floor (309 m²) | ₪152,100 | +129% |
| Floor 27 (170 m²) | ₪170,600 | +156% |
| Full floor (about 600 m²) | ₪176,700 | +165% |
| Highest reported | ₪200,000 | +200% |
Read this carefully. The Lev HaIr median is mostly older walk-up flats of 60–110 m². A 300 m² unit on the 31st floor of a new tower with sea views would sell well above that median with no hotel name at all. So the +100% to +200% figure is the premium for the whole package: new build, height, size, view and the brand.
Nobody can isolate the brand alone from public data. One rough check: in 2024 this tower accounted for four of the eight most expensive home deals in Israel (Nadlan Center, December 2024). In our assessment, Rothschild 10 sits at the very top of the national market, not merely the top of its street. Whether the Six Senses name is worth that position to you is the real question.
For context on the district itself, see our City Centre honest guide and the Area Briefs library.
How branded residences work in Israel
Israeli law has no special category for "branded residences". What you buy is usually an ordinary apartment in a condominium, plus a contract with a management company.
- The management company. The developer or its company appoints the operator, here Six Senses, to run the building and offer services. Your obligations come from the management agreement and from the condominium bylaws (takanon), not from the brand.
- Service charges (dmei nihul). These pay for staff, lobby, security, shared facilities and the operator's fee. Six Senses and Tidhar have not published the charge. Ask for the operating budget, the formula for raising it and what happens if the operator leaves.
- Rental programme. We found no report of a hotel rental pool for these residences. If you plan to let the unit, ask in writing whether you may let it at all, short or long term, and whether the operator must be used.
- Owner use. Separate hotel-zoned units can be limited to about three months' owner use a year, with the rest let to the public. That restriction was at issue in Supreme Court CA 3805/23 (2024), which held a hidden side agreement lifting it to be void. The Rothschild 10 residences are reported as separate apartments above the hotel, not hotel units. Confirm this in the permit and the land registry before signing.
Legal checks for this kind of project
Zoning and permit. Ask your lawyer to check the plan (taba) and the building permit and confirm the residential floors are zoned for housing, not hotel use. Hotel-zoned units can carry limits on permanent residence and may be classed differently for arnona. Our arnona guide explains how classification drives the bill.
Sale Law protections. This is an off-plan purchase from a developer. Every payment above 7% of the price must be secured under s.2 Sale (Apartments) (Assurance of Investments) Law 5735-1974, usually by a bank guarantee. Delay compensation runs under s.5A Sale (Apartments) Law 5733-1973 for contracts from 7 July 2022. Only the first 20% of the price is free of index linkage, and at most half of each later payment may be linked. On a ₪45m contract, linkage on the rest of the price is real money. See the purchase contract.
Condominium order. The building will be registered as a condominium. Under s.6 Sale (Apartments) Law, a developer who carves out parts of the common property, or departs from the standard bylaws, must disclose it in the specification. In a mixed hotel and residential tower, that is where the pool, spa, roof and parking rights are allocated. Read it line by line.
Purchase tax. Developer prices include VAT. Purchase tax is on top:
| Price | Single home | Oleh (Reg 12A) | Foreign resident / additional home |
|---|---|---|---|
| ₪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 home and 50% for an additional home. Many banks also apply 50% to non-residents as policy. See mortgages for non-residents.
Resale liquidity
This is a very thin market. Only a small number of Israeli homes sell for more than ₪20m in a year: N12 counted 18 in 2023, 14 of them in Tel Aviv. With roughly 55 units in the tower, you will often be competing with the developer's own unsold stock while it remains.
If the management agreement ends or service declines, the premium may shrink faster than the bricks.
Who it suits
- Buyers who want a large, serviced, lock-up-and-leave home and will use the hotel facilities often.
- Buyers for whom the brand, privacy and service matter more than the price per metre.
It suits less well:
- Anyone buying for yield. At ₪130,000+ per m², rental income is unlikely to cover the cost of the capital.
- Anyone who needs to sell within a few years.
- Anyone who needs a 75% mortgage to make the numbers work.
Before you act: what to check
The permit and zoning.Confirm the unit is residential in the taba and permit, not a hotel unit with use limits.
The management agreement.Get the full text, the term, the exit rights and who can replace Six Senses.
The service-charge budget.Ask for the current budget, the fee formula and any cap on increases.
Letting rights.Get written confirmation of whether you may let the unit, how, and through whom.
The bank guarantees.Check that every payment above 7% is covered under s.2 of the Assurance of Investments Law.
The specification and bylaws.Read what is carved out of the common property under s.6 Sale (Apartments) Law, including the pool and spa.
An independent valuation.Have a property appraisal done; a bank's valuation may sit well below the contract price.
Questions people ask
Is there really a Six Senses residential project in Tel Aviv?
Yes. It is Rothschild 10, developed by Tidhar with Ziv Aviram, with about 55 residences above a 140-key Six Senses hotel. It was still under construction as of March 2026.
How much more do I pay than for an ordinary flat nearby?
Reported prices run from about ₪133,000 to ₪200,000 per m², against a Lev HaIr median of ₪66,562. That is +100% to +200%, but much of it pays for size, height and view, not only the brand.
What are the service charges?
They have not been published. Ask for the operating budget and the management agreement before you sign anything.
Can I live there full time?
The residences are reported as separate apartments, not hotel units. Your lawyer should confirm this in the permit and land registry, because hotel-zoned units can carry limits on permanent residence.
Can I put it in a hotel rental pool?
We found no report of a rental pool for these residences. Do not assume income from the hotel.
The bottom line
Rothschild 10 is a top-of-market tower with a famous operator. Buyers have paid two to three times the local median per metre, and much of that would be paid for a 300 m² high-floor flat in any new tower. The brand's own share is unknown, and so are the service charges.
Pay for the view and the size if you want them; make Six Senses prove the rest in writing. For an independent read on any unit, ask for a free report.
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