Massive Urban Renewal Transforms South Jaffa with Thousands of New Housing Units
Jaffa's urban renewal is entering a new phase, shifting focus from Ajami, the Old City, and northern Jaffa to the southern neighborhoods. Recently, demolition began on the first evacuation and reconstruction project in Jaffa D, alongside other large-scale developments in Jaffa A and along Jerusalem Boulevard, totaling hundreds of new housing units. Over the past three years, 234 building permits have been issued for urban renewal projects in Jaffa, approving 2,107 new housing units, while the municipality invested approximately 290 million shekels in upgrading public institutions, community centers, sports facilities, cultural venues, and public spaces.
The pioneering project in Jaffa D, led by Acro Real Estate under plan TA/4466, involves demolishing seven housing blocks with 96 apartments and six shops to build seven new residential buildings with 388 units. The plan includes commercial spaces, public buildings, daycare centers, open areas, and 40 affordable rental units for at least 20 years. It also provides over 1,000 square meters of public space for education, culture, sports, and welfare, plus walking and cycling paths and commercial fronts along Jerusalem Boulevard and Mahrozet Street. Deputy Mayor Amir Badran called the project a significant milestone that aims to improve both the physical environment and community life.
South of this site, the "Jerusalem Boulevard - Canada Community" project by Almog Group is progressing through licensing stages. It plans to replace 208 old housing units with about 800 new apartments in 12 buildings ranging from 9 to 29 floors, including public spaces and affordable housing. This project, known as TELAVIVA, is expected to begin marketing and receive building permits soon. Together, these projects will create a continuous urban renewal corridor along Jerusalem Boulevard from Bat Yam's border to Mahrozet Street.
In Jaffa A, Z.P. Company is advancing the Nachalim renewal project, demolishing three old railway buildings with 160 apartments and replacing them with six residential buildings of 8-10 stories totaling 370 new units. Located near the light rail station on Nachal Oz and Nachal Bashur streets, this project is part of the broader renewal wave reshaping Jaffa A.
A recent sociological study by Dr. Guy Shani for the Jaffa Research Institute at Tel Aviv-Jaffa Academic College highlights significant demographic, social, and economic changes in Jaffa over the past 15 years, especially in southern neighborhoods. The share of residents with higher education rose from 17.5% to 25.1%, and those with a bachelor's degree nearly doubled from 10.7% to 16.7%. The median age is now 34, with an increase in unmarried residents and a decline in those over 65. The middle class has strengthened, with most residents in income deciles 4-7, while northern Jaffa sees rising prices similar to Tel Aviv.
Ran Yanai, CEO and partner at Z.P., confirmed these trends, noting increased demand from young families moving to Jaffa A due to significant development and municipal investments in infrastructure, parks, public buildings, and education. Property prices in the area average around 38,000 shekels per square meter, offering a competitive alternative to Tel Aviv with future appreciation potential.
