What is Dira BeHanacha and How Does the 11th Lottery Work
The Dira BeHanacha (Discounted Housing) program is a government initiative designed to allow young couples and eligible applicants to purchase apartments at below-market prices. Unlike the open market, the price is set in advance by the state, and allocation is done through a lottery.
The 11th lottery is expected to open for registration on April 15, 2026. The Ministry of Housing announced approximately 7,000 units in 30 cities, with some projects in advanced construction stages and others in early phases with estimated delivery timelines of 3-5 years.
A key new feature in the 11th lottery: reserve soldiers who completed 80+ days of service since October 7, 2023, receive priority points. This significantly increases their chances of winning — in the past year, couples with reserve service backgrounds have won lotteries within under two years of registration.
Important to understand: the lottery does not guarantee a home in the city you wanted. Many winners receive a unit that changes their residential plans — sometimes that works out, sometimes it does not.
Which Gush Dan Cities Are Included in the 11th Lottery
Those searching for a home in the Gush Dan area — particularly around Bik'at Ono — should know that Kiryat Ono, Ganei Tikva, and Or Yehuda have not been included in any lottery to date. The simple explanation: available land stock for public construction in these cities is limited.
The cities closest to the Bik'at Ono area included in the 11th lottery (based on information available to date):
| City | Distance from Kiryat Ono | Unit Types |
|------|--------------------------|------------|
| Yehud-Monosson | ~8 km | 3-5 rooms |
| Or Yehuda | ~7 km | 3-4 rooms |
| Petah Tikva | ~6 km | 3-5 rooms |
| Rishon LeZion | ~18 km | 3-5 rooms |
| Bat Yam | ~22 km | 3-4 rooms |
Lottery prices in Yehud and Or Yehuda range from 1.4 to 1.9 million NIS for a 4-room apartment — a 30%-40% discount versus the open market in those cities. In Petah Tikva, prices may range from 1.6 to 2.1 million NIS.
The challenge: many projects in the lottery are in early stages — delivery expected in 2028-2029. For those who need a home now, this is not an immediate solution.
Real Cost Analysis: Lottery Unit vs. Open Market in Bik'at Ono
The real question is not whether the lottery is cheaper — of course it is. The question is: does the price difference justify a location change, years of waiting, and logistical uncertainty?
Here is a numerical comparison between a lottery unit in Petah Tikva versus the open market in Kiryat Ono:
| Parameter | Lottery (Petah Tikva) | Open Market (Kiryat Ono) |
|-----------|----------------------|--------------------------|
| Price | ~1.7M NIS | ~3.0M NIS |
| Required equity | ~340K NIS | ~600K NIS |
| Mortgage | ~1.36M NIS | ~2.4M NIS |
| Monthly payment (25yr, 4.5%) | ~7,500 NIS | ~13,200 NIS |
| Delivery | 2028-2029 | Immediate/1yr |
The monthly payment difference — approximately 5,700 NIS — is significant for anyone living with today's cost of living. However, you should also factor in rent during the waiting years (7,000-9,500 NIS/month in Kiryat Ono), construction additions and renovations for a new apartment, and dual costs during the waiting period.
In a complete calculation: someone who wins the lottery and can live in Petah Tikva saves approximately 1.2-1.5 million NIS over the lifetime of the mortgage — a sum that cannot be ignored.
Interest Rates and Mortgages in 2026: What to Know Before Entering the Lottery
One of the factors most affecting the lottery's appeal in 2026 is the interest rate environment. The Bank of Israel maintained a rate of 4.5% for most of 2025, with a slight reduction at year's end. Mortgage rates currently range between 3.8% and 5.2% depending on the track and loan duration.
For Dira BeHanacha units, there are preferred mortgage tracks approved by the Bank of Israel — including a government track that can reduce the interest rate by 0.3%-0.5%. That is a difference of hundreds of shekels per month.
For couples weighing the lottery against the open market: the cost of money in 2026 reduces the attractiveness of open-market deals, so the lottery premium is larger than it was in the near-zero interest years of 2020-2022.
Practical recommendation: before registering for the lottery, consult with a mortgage advisor to understand your loan capacity — because even if you win a discounted unit, if your equity is not sufficient for interim payments, the win could become a problem.
Who Should Apply and Who Is Better Off in the Open Market
The lottery suits you if: you have geographic flexibility (you do not have to stay in Kiryat Ono specifically), your equity is limited, you are a reserve soldier with 80+ days since October 2023, and you can wait 3-5 years for a home.
The open market in Bik'at Ono suits you if: you want an immediate home, it is important to stay in Kiryat Ono, Ganei Tikva, or adjacent Or Yehuda, you have equity of 600,000 NIS or more, or you are buying as an investment property (lottery units cannot be used for this).
An important point many miss: a lottery unit cannot be sold within the first 5 years. If your life circumstances change — new job, divorce, children — this can be very restrictive.
- Geographic flexibility: check whether you can genuinely live in another city for at least 5 years
- Equity: ensure you have 20% of the unit price available on delivery day
- Waiting period: consider whether you can afford rent plus savings simultaneously
Kiryat Ono and Bik'at Ono Real Estate Market — March 2026 Data
For those who decide the open market is the right direction, here is the current market picture in Bik'at Ono as of March 2026:
| Property Type | Location | Price Range |
|--------------|----------|-------------|
| 3 rooms | Kiryat Ono center | 2.1-2.6M NIS |
| 4 rooms | Kiryat Ono center | 2.8-3.4M NIS |
| 5 rooms | Kiryat Ono | 3.5-4.5M NIS |
| Cottage / Private home | Kiryat Ono | 4.5-8M NIS |
| 3 rooms | Ganei Tikva | 1.8-2.3M NIS |
| 4 rooms | Ganei Tikva | 2.4-2.9M NIS |
| 3 rooms | Or Yehuda | 1.5-2.0M NIS |
| 4 rooms | Yehud-Monosson | 2.0-2.5M NIS |
Demand in Kiryat Ono has remained stable in recent months, with relatively low supply. 4-5 room apartments sell within 30-60 days on average. Urban renewal projects (TAMA 38/evacuation-construction) are adding new units to the market — but at prices similar to the existing market.
Market note: The figures above are based on reported transactions in the past 3 months. The real estate market is dynamic and prices can change. For an up-to-date property valuation — contact us directly.