Yad Eliyahu, Tel Aviv. יד אליהו

01

Where it is

Yad Eliyahu sits in east Tel Aviv, bounded by the Ayalon Highway to the west, Yitzhak Sadeh Street to the north, Moshe Dayan Road to the east and HaHagana Street to the south. La Guardia Street runs through the middle from east to west, and the La Guardia interchange connects it to the Ayalon. Bitzaron and Nahalat Yitzhak are neighbours, with Givatayim beyond.

For drivers the location is strong: Yigal Alon, Moshe Dayan, HaHagana and La Guardia are all main roads, and the Ayalon is minutes away. The price is rush-hour congestion, worst around the La Guardia interchange. The HaHagana and HaShalom railway stations are about 10 minutes by bike or 15 by bus, and many bus lines cross the area.

The Purple Line light rail will run along HaHagana Street on the southern edge and is expected in 2028. A metro station is also planned near the arena, but not until around the end of the 2030s. The Green Line does not serve Yad Eliyahu. A new bridge over the Ayalon, the Shlosha Bridge, is planned to link Shlosha Street with Montefiore for walkers, cyclists and cars. Its design was chosen in 2023, with no published opening date.

02

From ex-servicemen's flats to cranes

The neighbourhood is named after Eliyahu Golomb, a leader of the Haganah. It was planned under Tel Aviv's city engineer Jacob Ben Sira. Sixteen houses went up in 1943 for families who had been living in tin huts.

The real start came in 1945, as the Second World War ended. The municipality and its housing company, Ezra uBitzaron, built hundreds of small flats for Jewish soldiers returning from the British Army. One-room flats came first, then two-room family flats and three-room soldiers' housing.

In 1963 the sports hall on Yigal Alon Street opened, now the Menora Mivtachim Arena. Maccabi Tel Aviv has played there since 1964, and the hall has hosted EuroLeague Final Fours and EuroBasket games. For most Israelis, "Yad Eliyahu" still means basketball.

03

What it is actually like today

Most of the stock is old and low: three- and four-storey blocks, some five-storey buildings and a few houses, many of them railway-style shikunim. About 40% of flats are three-rooms. Many have no mamad, and in August 2026 ICE linked falling rents in parts of the area to weak demand for older flats without one.

It is greener than it looks from the road. There is the Landes garden, the Dolphinarium garden, and Galit Park, which was built on the site of an old pool and has a skatepark. Residents quoted in a 2019 local profile liked the parks and felt safe. They were less happy with services and with the disruption of renewal.

Schools are mixed. They include the Israel Rokach primary school and the Shevach Mofet state high school, which Madlan rated among the better local schools, along with religious and Haredi options. Check the registration zone for the exact address.

On game and concert nights the arena on Yigal Alon brings crowds and traffic. It seats more than 10,000. If you are looking at flats close by, visit on a match night before you decide.

04

Renewal: the plans for Yad Eliyahu

The numbers are big. In 2024 Madlan counted 6,863 homes and 16,470 residents, with about 3,675 units in construction or planning and 28 developers active. The city's projection is 13,000 homes by 2040 and about 31,000 residents by 2035.

The flagship is La Guardia 35–45. Anshei HaIr, part of the Rotstein group, will replace 118 flats in six buildings with 420 in seven buildings of 7 to 15 floors. The plan is approved and about 71% of owners have signed. The developer expects a permit in two to three years and occupancy during 2031. On Derech HaShalom 105–117, near the Givatayim border, Doniz-Elad's plan replaces 150 flats in seven railway blocks with about 490, including three 19-storey towers. It received final local approval in March 2025.

Smaller schemes fill the gaps. On Yitzhak Sadeh, Acro's plan would replace 72 flats with 215 in four buildings of up to 10 floors and went for deposit in May 2025. B.S.R.'s plan beside the Dolphinarium garden would replace 68 flats with up to 220, and was recommended for deposit in July 2026. The municipal Beit Bracha plan at La Guardia 14–22 would replace 207 units with 312 in buildings of 9 to 17 floors, once the sheltered housing there moves to Sde Dov.

Tama 38 is no longer available. It expired nationally in May 2026, and Tel Aviv has no building-by-building replacement in force outside Rova 3 and 4. A block that is not in a pinui-binui scheme has no easy route to a new building.

05

Who lives here

Yad Eliyahu is mixed in age and background. A 2019 profile found a large share of residents in their 30s and another large share aged 60 and over, with about half of flats owner-occupied. Madlan puts it in socio-economic cluster 8 of 10, as of 2021.

Renewal is pulling in younger buyers and renters who want Tel Aviv without Tel Aviv prices. Many long-time owners are staying on to take a new flat through a pinui-binui deal.

There is no English-speaking community here, and Tel Aviv has no Anglo neighbourhood as such. Anglos who buy in Yad Eliyahu are usually investors or first-time buyers stretching a budget. Expect to deal with neighbours, schools and developers in Hebrew.

06

Prices and what you get

The registered median is ₪42,232 per sqm on 498 sales from January 2023 to July 2026, with a median sale price of about ₪3.05m. That puts a 70 sqm three-room at about ₪2.96m, roughly a fifth below the Tel Aviv median per sqm. Our own brief for Yad Eliyahu could not be loaded for this guide, so these are Dirobot's figures from the same Tax Authority register.

Prices have held, not risen. The yearly median was ₪43,333 per sqm in 2023, ₪41,608 in 2024, ₪40,745 in 2025 and ₪43,478 so far in 2026. Recent deals show the spread: a 70 sqm three-room on Emek Ayalon sold for ₪3.14m in June 2026, a 112 sqm four-room on Parzon for ₪3.13m, and a 128 sqm five-room on Tur Malka for ₪6.7m. Small flats with renewal value can sell high: a 48 sqm three-room on Lochamei Gallipoli went for ₪3.74m in July.

Purchase tax on a ₪2.96m three-room works out at about ₪4,900 for an eligible oleh, about ₪43,300 for a resident buying a sole home and about ₪236,500 for a non-resident or additional home.

Rents are among the lowest in the city. Madlan showed 32 flats for rent in October 2026, with three-rooms asking ₪4,800–8,000 and most four-rooms ₪7,000–11,500, against a Tel Aviv three-room average of about ₪10,123. ICE reported in August 2026 that rents for larger flats across Yad Eliyahu had fallen about 7.5%.

Full price brief for Yad Eliyahu: every registered sale, rents and purchase tax →

07

Buying here: what to check before you sign

• Which scheme, which stage. Find out whether the building is in La Guardia 35–45, the Derech HaShalom plan, an Acro or B.S.R. scheme, or none. Get the stage, the developer and the signature count in writing.
• Registered ownership. Some residents here were never registered as owners at the Tabu, though the city promised to transfer title. Check the Tabu extract before you pay, because a pinui-binui deal needs registered rights.
• No Tama 38 fallback. Tama 38 expired in May 2026. A block outside a scheme has no quick upgrade route.
• Mamad. Much of the stock has no mamad, and that is already showing in rents. Ask where the nearest shelter is.
• Arena nights. If the flat is near Yigal Alon, visit on a game or concert night before you sign.
• Purple Line works. Check how close the flat is to HaHagana Street. You will live with the works before you ride the trains.
• Rent assumptions. Do not plan on central Tel Aviv rents. Old flats here let for far less, and rents have been falling.
• School catchment. Confirm the registration zone for the exact address with the municipality before you sign.

08

Who it suits

09

The verdict