Neve Eliezer, Tel Aviv.

Where it is

Neve Eliezer lies in the south-east of Tel Aviv. For statistics it is grouped with the eastern part of Kfar Shalem, and the registered-sales data reports it under that combined name. Yad Eliyahu lies to the north, and the neighbourhoods of Neve Chen and Nir Aviv are close by.

Its residential streets include Tzvia Lubetkin, Yitzhak Tzukerman, Mach"l, Tikva and Sheshet HaYamim. Several are named after fighters of the Warsaw Ghetto uprising. The Ayalon and the main roads east into Givatayim and Ramat Gan are a short drive away.

From Kfar Shalem to the shikunim

The wider Kfar Shalem area has a difficult history. After 1948 it was settled largely by new immigrants, many from Yemen and other Middle Eastern countries, in the buildings of a former Arab village. For decades, questions of land ownership and evictions shaped relations between residents and the authorities.

Neve Eliezer grew as a public-housing estate in the same part of the city. The typical building is a block of three or four storeys on pilotis, with small flats and shared green space between buildings. Many flats were later sold to tenants.

The neighbourhood has long ranked among the poorer parts of Tel Aviv. That status is now changing slowly, driven by renewal and by buyers priced out of the rest of the city.

What it is actually like today

Neve Eliezer is quiet, residential and unpolished. There is more open space between buildings than in central Tel Aviv, and the streets are less crowded. Neighbours tend to know each other, and many families have been here for generations.

The housing is old and often in poor condition. Most original blocks have no lift and no mamad. Stairwells, roofs and pipes have frequently been neglected, especially where owners cannot afford repairs.

Social challenges are real. Like other older estates in the city's south-east, parts of it show neglect, and the municipality treats it as a renewal priority. Walk the streets at different times of day, including at night, before you decide.

Shopping is local: small supermarkets, bakeries and kiosks. For larger stores, residents drive to Yad Eliyahu, Givatayim or the HaTikva market area.

Public transport is limited to buses. No light rail line serves the neighbourhood directly today. Most commuters drive or take a bus to a rail or light rail station further west.

Renewal: the city at the wheel

Unusually, renewal here is being led by the municipality. Ezra U'Bitzaron, the city's urban renewal company, acts as developer alongside the owners, and Tel Aviv has published a renewal presentation covering Neve Eliezer, Neve Chen and Nir Aviv together.

The best-documented scheme covers Tikva Street 11–33. It replaces 96 flats in four-storey shikun blocks with 315 new homes. Four buildings of nine storeys line the street, with a 24-storey tower on the corner of Tikva and Sheshet HaYamim. The plan adds public buildings, a little commercial space and a colonnaded street front.

City-led schemes can move more steadily than purely private ones, because the municipality has an interest in delivery. They are still slow. Expect years between plan approval, signatures, permits and keys.

Renewal will lift the neighbourhood's housing. It will also raise density and prices, and change who can afford to live here. Long-time renters are the most exposed.

Who lives here

Neve Eliezer has many older residents and long-time owners, alongside working families. In recent years younger buyers, priced out of the rest of Tel Aviv, have started to arrive, attracted by price and by the prospect of renewal.

We found no organised Anglo community here. English-speaking buyers who look at Neve Eliezer are usually investors or first-time buyers focused on price.

School places are allocated by municipal zoning. Visit the zoned schools in person, because quality varies across the city's south-east.

Prices and what you get

Neve Eliezer is the cheapest neighbourhood in this comparison, both by median price and per metre.

Registered sales, Jan 2023 – Aug 2026 (Yad Eliyahu and Neve Sharett to Jul 2026).

Per metre, Neve Eliezer trades about 40% below the city average. The median per metre rose from about ₪27,882 in 2023 to ₪31,989 in 2024 and ₪33,904 in 2025, then eased to about ₪30,857 in the partial 2026 data. That rise is consistent with renewal expectations being priced in.

Recent registered deals:

• Yitzhak Tzukerman Street, four rooms, 112 m², ₪2,530,000, August 2026
• Tzvia Lubetkin Street, three rooms, 51 m², ₪1,920,000, June 2026
• Tzvia Lubetkin Street, four rooms, 90 m², ₪2,675,000, February 2026
• Mach"l Street, four rooms, 96 m², ₪2,540,000, February 2026

At the median of about ₪2.06 million, expect a three-room flat of around 50–65 m² in an older block, usually without a lift. Larger figures often reflect bigger or renewed flats.

Purchase tax at the ₪2,060,000 median works out as follows. A buyer of a single home pays about ₪2,840. An oleh within the Reg 12A window pays about ₪410. A foreign resident or buyer of an additional home pays ₪164,800.

For investors, the gross yield looks better than in the north, because prices are lower. At the median, each ₪1,000 of monthly rent equals about 0.58% gross a year. Net is another matter: older buildings bring repairs, arrears risk and vacancy. A renewal project also means the tenant leaves and rent stops for years.

The discount is pricing in the buildings, the social profile and the wait. Buy it with open eyes.

Buying here: what to check before you sign

Who it suits

The verdict