The New North, Tel Aviv.

Where it is

HaTzafon HaHadash, the New North, sits east of the Old North. Ibn Gvirol Street is its western edge and Namir Road its eastern edge. Its southern edge is usually drawn around Arlozorov Street, and Park HaYarkon closes it off to the north.

Kikar HaMedina, the large round plaza ringed by luxury shops, is its centre of gravity. Pinkas, Yehuda HaMaccabi, Weizmann and Arlozorov are the main east–west streets. Bavli lies across Namir Road to the east, and the Old North and Tochnit Lamed are its other neighbours. For statistics, the area is split into a northern part, a southern part and the area around Kikar HaMedina, and we report all three.

A planned extension of the garden city

The New North was the next stage of Tel Aviv's northward growth after the Old North. Most of it was built in the 1950s and 1960s. The pattern is plainer than the White City: three- and four-storey blocks raised on pillars, with gardens between them and more generous flats than the pre-war stock.

Kikar HaMedina was planned as a grand civic square and stood largely empty for decades. Its ring of shops and offices, and the towers around it, came much later. The plaza itself remains a broad open green that many residents use as a park.

That 1950s and 1960s stock is exactly what TAMA 38 was designed for. For almost two decades, developers strengthened buildings across the New North and added floors, lifts and mamads. A walk down almost any side street shows the result: renewed blocks beside original ones, and scaffolding still common.

What it is actually like today

The New North is calm by Tel Aviv standards. Side streets are quiet, tree-lined and residential. The main roads carry heavy traffic, but the blocks between them feel like a large, well-kept suburb inside the city.

Park HaYarkon is the area's great asset. It is Tel Aviv's largest urban park, with cycle paths, running routes, lawns and playgrounds, and it is a short walk from most of the northern part. Kikar HaMedina and Arlozorov provide daily shopping, and Ibn Gvirol has cafés, banks and supermarkets.

Schools are a major reason people come. State schools here have strong reputations, but places are allocated by municipal zoning. Confirm the allocation for the exact address before you commit.

The downsides are familiar for this era of stock. Many unrenewed buildings have no lift and no mamad, and parking remains tight. TAMA 38 also means that a quiet street can turn into a building site for two years at a time.

Transport is decent and improving. The Red Line light rail's Arlozorov station, at the Savidor rail hub, is near the south-eastern corner. The Green Line is under construction along Ibn Gvirol, on the western edge. Its works disrupt traffic now; the payoff comes later.

TAMA 38's long tail

TAMA 38 expired in most of the country on 18 May 2026. Projects that already hold a valid permit can continue. Buildings without one now depend on the Shaked Alternative, introduced by amendments 136 and 139 to the Planning and Building Law, or on full pinui-binui.

In the New North that leaves three kinds of building. Those already renewed sell at a premium. Those with a live permit carry execution risk: works may still be years away. Those with nothing in hand now depend on routes that are newer and less tested.

There is also a neighbour effect. Even if your building is finished, a permit next door can bring noise, dust and lost parking. Walk the block and check the municipal planning system for pending files before you buy.

Who lives here

The New North is mainly families and established professionals. Many owners have lived here for decades, and many younger families bought into renewed buildings for the extra rooms and the schools.

English is commonly heard, and the area is a natural choice for Anglo families who want to stay inside the city. We found no formal Anglo community body here; people connect through schools, synagogues and informal networks. Kikar HaMedina's shops draw a wealthier crowd from across the city.

Prices and what you get

The New North is among the most expensive districts in Tel Aviv per metre. Its medians are well above the city's because the flats are larger as well as dearer.

Registered sales, Jan 2023 – Aug 2026 (New North southern part to Jul 2026, northern part to early Jul 2026).

Per metre, the New North trades at about a quarter above the city as a whole. It is close to the Old North per metre, but its median price is far higher. That tells you the flats are bigger: the southern median implies a typical flat of about 78 m².

The trend has been flat to slightly softer. In the northern part, the median per metre fell from about ₪67,500 in 2023 to about ₪63,900 in 2026 to date. The southern part held at around ₪64,500–67,400 throughout. In real terms, that is a modest decline.

Recent registered deals show the range. A three-room, 70 m² flat on Betzalel Street sold in July 2026 for ₪3,800,000. A four-room, 119 m² flat on David HaMelech Boulevard sold the same month for ₪8,000,000, around ₪67,200 per m². A three-room, 79 m² flat on Matityahu Kohen Gadol sold in July 2026 for ₪5,100,000.

At the median of about ₪5.2 million, expect a three- or small four-room flat of roughly 75–80 m². That is often in an older block. A renewed building with a lift, mamad and parking costs noticeably more for the same space.

Purchase tax at the ₪5,200,000 median works out as follows. A buyer of a single home pays about ₪155,500. An oleh within the Reg 12A window pays about ₪16,100. A foreign resident or buyer of an additional home pays ₪416,000.

As an investment, the numbers are thin. At Tel Aviv's gross yield of about 1.9%, the median flat implies rent of roughly ₪8,200 a month. Net of vacancy, repairs, management, the owner's share of building costs and tax, the real return is lower still. This is a place to live and to store wealth, not an income play.

The honest risk is paying a renewed-building price for an unrenewed building. With TAMA 38 over, that gap matters more than it did.

Buying here: what to check before you sign

Who it suits

The verdict