Ma'oz Aviv, Tel Aviv.
The Honest Guide from the Tel Aviv Property Index
Ma'oz Aviv is a small, leafy estate in north Tel Aviv, built around green lawns and older apartment blocks. It is quiet and well located, it is being rebuilt in stages, and its registered prices per metre already sit well above the city average.
Where it is
Ma'oz Aviv is one of the smaller neighbourhoods of north Tel Aviv, north of the Yarkon. It belongs to the group of residential areas that includes Ramat Aviv Gimel, Kiryat Shaul and, a little further east, Ramat HaHayal.
Bnei Ephraim Street is its main road and the address of most registered sales. The internal streets carry military names, such as Mivtza Kadesh and Kadesh Barnea. Derech Namir and the Ayalon give quick road access south into the city and north towards Herzliya.
An estate with a military flavour
Ma'oz Aviv is generally described as having been built for career army families, and its street names, taken from Israeli military operations, reflect that. The original stock is plain apartment blocks, set back from the road among shared gardens.
That layout gives the area its character today. There is more green space per home than in most of Tel Aviv, and the streets are calm. Developers selling renewal schemes here stress the same point: quiet, green, and close to the centre.
The buildings themselves have aged. Many have no lift, no mamad and limited parking, and the flats are modest. That is why the neighbourhood has become a renewal target.
What it is actually like today
Living here feels suburban by Tel Aviv standards. Children play on the lawns, traffic inside the estate is light and the noise of the city centre is far away. For families who want north Tel Aviv without the density of the Old North, that is the appeal.
Daily shopping is local and limited. Larger supermarkets, malls and restaurants are a short drive away in Ramat Aviv and Ramat HaHayal. Most households run at least one car.
Public transport is adequate rather than strong. Buses run along the main roads, but there is no light rail station in the neighbourhood. Tel Aviv University and the Ramat HaHayal business district are both within reach, which matters to many residents.
Construction is now part of the picture. As older blocks are demolished and replaced, the quiet lawns sit next to building sites. That will continue for several years.
Renewal: what is being built
The best-documented scheme is in the north-east of the neighbourhood. In August 2022 Tel Aviv's local planning committee approved an Aviv Urban plan covering about 12.6 dunams. It replaces 96 flats in three buildings with 265 new homes.
The plan provides one tower of up to eleven storeys with shops at ground level, and three mid-rise buildings of up to nine storeys, with underground parking. It also enlarges and relocates a public-building plot, moving it to the corner of Mivtza Kadesh and Kadesh Barnea.
These are modest heights by Tel Aviv standards. That keeps something of the estate's scale, but density will still rise. More homes mean more cars, and the infrastructure has to keep up.
For buyers, the market is splitting in two. Original flats in unrenewed buildings trade at one level. New and renewed flats, with a lift, mamad and parking, trade at another. Registered deals in 2026 suggest much of the recent activity is new stock.
Who lives here
Ma'oz Aviv combines long-time owners, some of them original families, with younger households who have bought into renewed buildings. Many residents work in north Tel Aviv, at the university or in Ramat HaHayal.
We found no organised Anglo community here. English speakers who choose it usually come for the space and the location. Most newcomers find their community through schools and nearby synagogues.
School places are allocated by municipal zoning. Confirm the allocation for the exact address before you commit.
Prices and what you get
Ma'oz Aviv is expensive per metre. Its median price sits above the city's, and its price per metre is well above it.
| Neighbourhood | Median price | ₪/m² | Registered deals |
|---|---|---|---|
| Ma'oz Aviv | ₪4,650,000 | ₪63,580 | 45 |
| Neve Sharett | ₪2,875,000 | ₪39,000 | 183 |
| Kiryat Shaul (thin data) | ₪6,237,500 | ₪33,090 | 6 |
| Tel Aviv-Yafo (city) | ₪3,775,000 | ₪51,845 | 11,867 |
Registered sales, Jan 2023 – Jul 2026 (Neve Sharett to Jul 2026, Kiryat Shaul to Apr 2026, city to Aug 2026).
Per metre, Ma'oz Aviv trades about 23% above the city average. The yearly median per metre has been broadly flat: about ₪62,800 in 2023, ₪68,657 in 2024, ₪62,654 in 2025 and ₪63,574 so far in 2026.
The sample is small, with 45 deals across three streets. A handful of large project deliveries can swing the figures. Several 2026 deals share identical sizes, which usually means a new building being registered unit by unit.
Recent registered deals on Bnei Ephraim Street include:
- Four rooms, 104 m², ₪5,200,000, July 2026
- Four rooms, 104 m², ₪5,050,000, July 2026
- Four and a half rooms, registered at 59 m², ₪4,550,000, January 2026
Some registered records here look inconsistent, with prices far above or below their neighbours for the same size. Rely on the cluster, not on single outliers.
At the median of ₪4.65 million, expect a renewed or new four-room flat of roughly 75–105 m², or a larger original flat in an older block.
Purchase tax at the ₪4,650,000 median works out as follows. A buyer of a single home pays about ₪128,000. An oleh within the Reg 12A window pays about ₪13,360. A foreign resident or buyer of an additional home pays ₪372,000.
As a rental, judge the net. At the median, each ₪1,000 of monthly rent is about 0.26% gross a year. After costs and tax, this is a place to live, not an income play.
Buying here: what to check before you sign
Which side of the renewal line.Establish whether the building has been rebuilt, is in a live plan, or has nothing in hand. Each carries a different price and a different risk.
The developer's agreement.If the building has signed for pinui-binui, read the agreement before your own contract. Check the replacement flat, parking, guarantees and timetable. Dissenting-owner rules sit in the Evacuation and Reconstruction (Compensation) Law 5766-2006.
TAMA 38 status.TAMA 38 expired on 18 May 2026. Only projects with a valid permit continue. Otherwise the routes are pinui-binui or the Shaked Alternative.
New-build contracts.Payments above 7% must be secured under s.2 of the Sale (Apartments) (Assurance of Investments) Law 5735-1974. Delay compensation runs under s.5A of the Sale (Apartments) Law 5733-1973 for contracts from 7 July 2022. Only the first 20% is unlinked, and at most half of each later payment can be index-linked.
Registered area.Measure the flat and compare it with the Tabu and municipal records. Registered sizes here vary oddly between similar units.
Parking and storage.In new buildings, confirm that the parking space and storage room are registered to the flat, not merely promised.
Mortgage limits.Under Directive 329, banks lend up to 75% for a single home, 70% for a replacement and 50% for an additional home. The 50% often quoted to non-residents is bank policy, not law.
Who it suits
Works well for
- Families wanting green space and quiet streets within Tel Aviv
Harder to recommend for
- Buyers who rely on public transport for daily life
- Investors focused on rental yield
- People who want cafés and nightlife on the doorstep
- Buyers uneasy with thin, lumpy transaction data
The verdict
Ma'oz Aviv offers something rare in Tel Aviv: green, quiet streets in the north of the city. Renewal is giving it modern buildings without, so far, turning it into a tower district.
It is not cheap. You pay above the city average per metre, the data is thin, and the building you choose matters more than the street.
Quiet costs extra here, so make sure you are buying the quiet and not the building site.
Get your free report
Thinking about Ma'oz Aviv, Tel Aviv or anywhere else in Israel? Tell us what you need and we will send you a free, personalised buy or rent report built on registered transaction data: what really sold, at what price, and what is on the market now.