Sde Dov property prices 2026.
Tel Aviv's biggest new seafront district, still mostly cranes and off-plan contracts.
Sde Dov is the former city airport on Tel Aviv's north-west coast, closed to civil flights in 2019 and now being built out as a high-rise district. Registered sales so far are almost all off-plan flats in towers. Buyers are paying today for a neighbourhood that will take years to arrive.
Data area: Ezor Sde Dov (dirobot 'אזור שדה דב'); all registered deals are flats in multi-storey buildings with no street address given
Prices
Purchase tax at the median (₪5.16m)
| Buyer | Purchase tax |
|---|---|
| Single home (Israeli resident) | ₪153,640 |
| Oleh within the eligibility window | ₪15,920 |
| Foreign resident or additional home | ₪412,960 |
2026 bands. The oleh rate applies from one year before to seven years after aliyah. Confirm your own position with your lawyer before you sign.
Recent registered sales
| Date | Street | Rooms | m² | Price | ₪/m² |
|---|---|---|---|---|---|
| Aug 2026 | — | 2 | 64 | ₪5,708,000 | ₪89,188 |
| Jul 2026 | — | 5 | 150 | ₪7,851,000 | ₪52,340 |
| Jul 2026 | — | 5 | 125 | ₪6,591,000 | ₪52,728 |
| Jul 2026 | — | 5 | 131 | ₪7,371,000 | ₪56,267 |
| Jul 2026 | — | 2 | 67 | ₪3,432,000 | ₪51,224 |
| Jul 2026 | — | 2 | 54 | ₪3,489,000 | ₪64,611 |
| Jul 2026 | — | 4 | 115 | ₪6,631,000 | ₪57,661 |
| Jul 2026 | — | 5 | 137 | ₪7,129,000 | ₪52,036 |
| Jul 2026 | — | 5 | 150 | ₪8,083,000 | ₪53,887 |
| Jul 2026 | — | 5 | 170 | ₪9,577,000 | ₪56,335 |
From the Israel Tax Authority register as published by Dirobot.
Size against price
The dashed red line is the area median of ₪56,051 per m². Dots above it sold for more per metre than the median; dots below it, for less.
The area
What you get
- New flats in high-rise towers, sold off-plan by large developers.
- Every new home has a mamad, a lift and usually parking.
- At around the ₪5.2m median, expect a three- or four-room flat of roughly 90 m².
- Floor and sea view drive price far more than size: a high-floor two-room flat sold for over ₪89,000 per m².
- The beach is on the doorstep, with Ramat Aviv and the university a short distance east.
Who lives here
Almost nobody lives here yet. Early buyers are owner-occupiers buying ahead, families upgrading from older northern neighbourhoods, and investors.
Getting around
The Green Line light rail is planned to link the district to Herzliya, Ramat HaHayal, Holon and Rishon LeZion, but do not assume it will run on day one. Levi Eshkol Street and Namir Road carry the road traffic and will get busier as the district fills.
For the full picture of daily life, schools and community, read The Honest Guide to Sde Dov.
Beware
- Only the southern Eshkol compound has an approved detailed plan; the central and northern plans were still in preparation at the city's last update.
- The city plans about 16,000 homes across the district, so expect years of construction around you.
- We could not confirm a firm date for first occupation; only each project's contractual delivery date counts.
- Building-management fees in towers can be high and will cut into net rent.
- The registered sample covers only eight months and may include discounted scheme or early-phase prices, so the median is a rough guide.
Check before you make an offer
- Confirm which detailed plan covers your plot and that the building permit has been issued.
- Make sure every payment above 7% is secured under s.2 of the Sale (Apartments) (Assurance of Investments) Law 5735-1974, usually by bank guarantee.
- Read the delivery clause and the s.5A delay-compensation terms of the Sale (Apartments) Law 5733-1973.
- Model the indexation cost over a long build: only the first 20% is unlinked.
- Get the projected monthly management fee and check the technical appendix, not the renderings.
The verdict
Works well for
- Buyers who want new stock with a mamad, lift and parking near the beach.
- Families planning several years ahead who can wait for delivery.
- Upgraders from older northern neighbourhoods who want more space.
- Buyers comfortable with off-plan contracts and their protections.
Harder to recommend for
- Anyone who needs to move in soon.
- Investors relying on near-term rental income.
- Buyers who dislike tower living or years of nearby building work.
Sde Dov is the most significant new district in Tel Aviv for a generation, and the location is exceptional. Today it is a plan in progress, with construction, delivery and timing risk attached. Buy the neighbourhood it will become, and protect yourself until it does.
Questions buyers ask
What is the median property price in Sde Dov?
The median registered sale in Sde Dov is ₪5,162,000, or ₪56,051 per square metre, based on 143 registered deals (Dec 2025 – Aug 2026). These are sold prices from the Israel Tax Authority register, not asking prices.
How much purchase tax would I pay on a median-priced home in Sde Dov?
On ₪5,162,000, under the 2026 bands: about ₪153,640 for a resident buying a single home, about ₪15,920 for an oleh within the eligibility window, and about ₪412,960 for a foreign resident or someone buying an additional home. Confirm your own position with your lawyer.
What are the main risks of buying in Sde Dov?
Only the southern Eshkol compound has an approved detailed plan; the central and northern plans were still in preparation at the city's last update. The city plans about 16,000 homes across the district, so expect years of construction around you. We could not confirm a firm date for first occupation; only each project's contractual delivery date counts.
What should I check before making an offer in Sde Dov?
Confirm which detailed plan covers your plot and that the building permit has been issued. Make sure every payment above 7% is secured under s.2 of the Sale (Apartments) (Assurance of Investments) Law 5735-1974, usually by bank guarantee. Read the delivery clause and the s.5A delay-compensation terms of the Sale (Apartments) Law 5733-1973.
Who does Sde Dov suit?
It works well for: Buyers who want new stock with a mamad, lift and parking near the beach; Families planning several years ahead who can wait for delivery; Upgraders from older northern neighbourhoods who want more space; Buyers comfortable with off-plan contracts and their protections.
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Asking prices are not sold prices. Every figure here comes from registered sales unless stated. This is general information, not legal or financial advice. Updated October 2026.