Tel Aviv border land seen as a cheaper entry point into the 2026 planning boom

Israeli real-estate firm DOR 2 says private land near Tel Aviv can now be bought for hundreds of thousands of shekels and used as a low-cost entry into a major planning upswing. The company argues that the opportunity lies not in finished apartments, but in the underlying land, where a small group of investors can buy early and benefit from future appreciation.

According to the firm, the legal basis for the shift took effect on January 4, 2026, when an updated Tel Aviv master plan, TA/5500, came into force in sync with National Outline Plan 70. It says plots that were once designated for special commercial or employment use are now being reclassified for intensive residential mixed-use development, creating what it calls the true developer profit for those who buy in now.

DOR 2 says the opportunity centers on a transit hub under National Outline Plan TA/65, one of only seven strategic hubs in Israel. The company describes a roughly 10-dunam privately owned site at the Tel Aviv, Holon border as the hottest area it mapped, because four mass-transit systems converge there: the existing Israel Railways station, the future Green Line of the light rail expected to open in 2028, a planned main bus terminal, and the M1 metro line already under construction.

The site is currently designated for a 13,200-square-meter commercial complex, but the company says Tel Aviv and Holon are advancing the Ben Zvi urban center plans there. Those plans are expected to turn the area into a dense mixed-use district with towers of up to 120 floors for housing, commerce, offices and leisure, while preserving urban nature. Founders and appraisers Dor Golbari and Dor Kind say early buyers who acquire full private title in the land can ride the value increase as metro works and tower approvals advance.