Major Projects in Ramat Gan 2025–2026: What's Approved and What's Coming
Ramat Gan has become one of Israel's most active cities for pinui binui. The city's master plan targets 59,000 new housing units over the long term, and 2025 set a record with 4,224 units approved in a single year. The most prominent projects include the Tzela-Sokolov complex, where 201 existing units will be demolished to make way for 648 new apartments in 42-story towers — among the tallest buildings planned in the city. The Aba Hillel 80-88 / HaTikva 2 / Herzel 21 complex received approval in November 2025 and will include 202 units in a 35-story tower. Construction firm Acro won a municipal tender for the Miriam-Arlozorov-Bialik project with 500 new units.
The 'Aladdin' project, comprising 17 buildings near the city museum, features a mix of residential and commercial space. Beyond these approved projects, dozens more complexes are at various planning stages, meaning many more Ramat Gan neighborhoods are already in quiet negotiations with developers.
- Tzela-Sokolov complex: 201 old units → 648 new units in 42-story towers
- Aba Hillel 80-88 / HaTikva 2 / Herzel 21: Approved November 2025 — 35-story tower, 202 units
- Miriam-Arlozorov-Bialik (Acro): 500 new units — won municipal tender
- 'Aladdin' complex near the city museum: 17 buildings, mixed residential and commercial
- City master plan: long-term target of 59,000 new housing units
What Residents Are Entitled To: Rights, Additions, and Guarantees
In a pinui binui deal, residents are typically the weaker party in terms of experience and negotiating power — which is why Israeli law provides them with broad protections. First, the resident receives a larger new apartment at no cost: typically 20–40 sqm of additional primary area above the current apartment size, plus a balcony, parking spot, and storage unit. During the construction period — which can last 4–5 years — the developer is legally required to pay market-rate rent, cover moving costs, and pay disturbance compensation.
Under Israel's Sale Law (Hok Mecher), the developer must provide a bank guarantee equal to the full value of the new apartment before the resident vacates. This guarantee protects the resident even if the developer goes bankrupt. Additional requirements include a performance bond, building insurance, and a warranty period after receiving the keys. All rental payments during construction must be index-linked to ensure they keep pace with market rates.
- New apartment + average addition of 20–40 sqm, plus balcony, parking, and storage
- Market-rate rent paid by developer for the full construction period (avg. 4–5 years) + moving costs
- Bank guarantee under the Sale Law — must equal the full value of the new apartment before evacuation
- Full capital gains tax exemption when the new apartment is up to 120 sqm primary area
- Tax exemption also applies to rental payments made by the developer during construction
Real Risks: What Can Go Wrong and How to Protect Yourself
The biggest risk in pinui binui is developer bankruptcy — and this is not a theoretical scenario. Projects spanning a decade are highly exposed to interest rate changes, financing difficulties, and real estate market downturns. Before signing, you must review the developer's financial statements and leverage ratio. The law requires a bank guarantee, but a guarantee set too low won't protect you adequately. Make sure the guarantee is index-linked and covers the value of the new apartment you'll receive, not your current apartment's value.
A second risk is holdouts — residents who refuse to sign and delay the project. Since 2021, the threshold was reduced to 66.67%: if two-thirds of residents have signed, the process can proceed to a government committee empowered to compel the remaining holdouts. However, a holdout with a legitimate legal argument — such as an inadequate guarantee or unreasonable apartment offer — may file a lawsuit that delays the project by years. A third risk is a court ruling against the project due to deficient planning or non-compliance with committee requirements. All of these factors make independent legal representation — not the developer's attorney — absolutely essential.
- Developer bankruptcy: Review financial statements, leverage ratios, and existing projects before signing
- Bank guarantee (Sale Law): Verify it is index-linked and covers the full value of the new apartment
- Holdouts and delays: 66.67% threshold allows committee proceedings, but lawsuits can delay by years
- Timeline: 18–36 months for district committee approval + 3–4 years for building permit + 5 years construction = 10–15 years total
- Renters: Tenants do not receive a new apartment — only property owners do. Renters are compensated by their landlord for early lease termination
Impact on Property Value: Should You Sell Now or Wait?
This is the question that occupies every Ramat Gan homeowner whose property has entered the pinui binui track. Data shows that properties inside an active urban renewal plan trade at a 15–20% premium above market value. The high volume of projects in Ramat Gan, combined with strong demand for housing in the Gush Dan area, makes it one of the cities where the expected value appreciation is among the highest in the country. That said, the full price premium is typically realized only after the zoning plan (TBA) receives legal force — often a jump of around 20% at that stage.
The decision to sell depends on personal factors: age, financial situation, risk tolerance, and ability to wait 10–15 years. Selling now means realizing a certain profit with a meaningful premium. Staying means hoping for a larger, modern apartment in 10–15 years — with all the associated risks. Shmuel Mansian, a broker with deep experience in the Ramat Gan market, can provide a professional analysis of your specific property and help you make an informed decision.
- Pinui binui premium: Properties in an active plan trade 15–20% above market
- Further significant jump: ~20% increase after the zoning plan receives legal force
- Current prices for new apartments in Ramat Gan projects: 30,000–45,000 NIS per sqm
- Selling now: Certainty + premium + liquidity; Waiting: Larger modern apartment in 10–15 years
- Renters in buildings on the pinui binui track: Not entitled to a new apartment — only property owners are