In April 2025 a really particular house was offered in Jerusalem. The 296 sq. meter, floor flooring, five-room house within the Nahlaot neighborhood was offered for NIS 16.15 million, though it has no protected room. The worth clearly illustrates the excessive demand for flats within the prestigious central Jerusalem neighborhood which has its personal historic character. Nonetheless, regardless of the numerous particular options of the neighborhood, it has a notable drawback – it’s previous, and so lots of its buildings would not have protected rooms.
This disadvantage isn’t distinctive to Nahlaot. In lots of cities in Israel, particularly in areas of high-demand, there are fairly just a few high-end neighborhoods with buildings that had been constructed a long time in the past with out protected rooms, that are nonetheless thought-about extremely fascinating and prestigious. So whereas on the one hand, the worth of such high-end actual property is skyrocketing, however, the flats lack a fundamental component of safety.
“Globes” seems at 5 such neighborhoods, utilizing information from the Madlan actual property web site, citing the median building 12 months – the 12 months during which 50% of the flats in every neighborhood had already been constructed.
In line with the Civil Protection Laws launched in 1992, each new constructing that’s constructed is required to incorporate both a protected room for every house, or a shared protected house for every flooring, and an institutional protected house for public, workplace and industrial buildings. Which means that buildings put up earlier than 1992, and which haven’t added further building of a protected room, don’t embrace a protected house inside the constructing. Nonetheless, many pre-1992 buildings supply underground shelters, beneath or adjoining to the constructing. The median building 12 months indicated whether or not many of the buildings in a neighborhood are previous and don’t embrace a protected house inside the constructing.
Following the current battle with Iran, which clearly demonstrated the shortfalls in safety in previous residential tasks in Israel, the query arises if the scarcity of protected rooms in such neighborhoods will result in a fall in demand for them?
Madlan CEO Tal Kopel believes it will not. He says, “Though the significance of protected rooms has been on the rise just lately, we imagine that their absence won’t hurt demand for these neighborhoods. The largest attraction of those neighborhoods is the inhabitants that lives in them and the communities which were created in consequence. Greater than any constraint of 1 variety or one other, Israelis prefer to stay with individuals much like themselves, along with the benefits that made these neighborhoods enticing within the first place, at first its location. So, we imagine the absence of protected rooms won’t hurt their reputation. However, it could speed up their renewal.”
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Actual property appraiser Saar Peled, who has been working within the Sharon area for a few years, with an emphasis on Herzliya, observes that including a protected room to an present house represents a double enhance in worth: “Firstly, including a protected room will increase the dimensions of the house, and thru this alone it will increase the worth, actually in high-end neighborhoods. Secondly, there’s a common impact on the house. At present, tasks with a protected room are undoubtedly extra wanted, even in high-end neighborhoods. Estimates are {that a} protected room provides between 5% and 10% to the worth of the house, and when it comes to high-end neighborhoods, that is an addition of a whole bunch of hundreds of shekels, whereas the price of constructing a protected room is similar for each neighborhood, in every single place. This can be a very important enchancment in worth.”
Neve Avivim, Tel Aviv: Dozens of tasks within the pipeline
Median building date: 1970
Space: 776 dunams (194 acres)
Inhabitants: About 13,000
Neve Avivim is in North Tel Aviv, north of Einstein Road, south of Keren Kayemet Boulevard, east of Derekh Namir and west of Haim Levanon Road. A lot of the buildings within the neighborhood was constructed within the Sixties and Seventies. In Neve Avivim dozens of TAMA 38 earthquake strengthening tasks are at present being promoted in addition to some city renewal (demolition and reconstruction) tasks.
The worth of flats within the neighborhood 5 years in the past had been a mean of NIS 4.187 million, in response to Madlan, whereas in the present day the common house sells for NIS 5.431 million – an increase of 30%. The typical worth per sq. meter is NIS 49,200 and the costliest sale of an house within the neighborhood has been NIS 13.5 million, for a 151 sq. meter floor flooring, 4 room house constructed final 12 months, thus together with a protected room.
A 98 sq. meter, four-room, first flooring house was offered in Might 2025 for NIS 4.95 million in a constructing constructed in 1970.
Rehavia, Jerusalem: The typical worth has fallen
Median building date: 1960
Space: 124 dunams (31 acres)
Inhabitants: About 8,000
Rehavia is certainly one of Jerusalem’s most unique and in-demand neighborhoods, amongst different issues as a result of it homes many vital nationwide establishments just like the prime minister’s residence, and the president’s residence. The neighborhood was constructed within the first half of the 20th century and many of the buildings are a long time previous.
Rehavia is the one one of many 5 neighborhoods examined right here the place the common worth has fallen over the previous 5 years because of the uncertainty on the way forward for the church-owned land, a lot of which is situated within the neighborhood. This uncertainty has led to cost declines within the neighborhood for years. In line with Madlan, 5 years in the past the common house worth within the neighborhood was about NIS 3.1 million shekels, in the present day it’s NIS 2.956 million – a 4% lower.
The typical worth per sq. meter within the neighborhood is NIS 49,500, and the best deal reported this 12 months, in January 2025, was NIS 7.8 million for a 138 sq. meter four-room house in-built 1993, with a protected room.
A grasp plan for the Rehavia neighborhood, which got here into impact in 2014, is at present being carried out. It additionally contains components of the Kiryat Shmuel, Talbiya and Shaarei Hesed neighborhoods, masking an space of 650 dunams (162.5 acres). The plan provides new building rights and additions to 300 of the 650 housing items within the neighborhood, which will even permit for added protected rooms. The plan additionally designates about 150 buildings for preservation.
Veteran Jerusalem RE/MAX agent Alyssa Friedland says: “Individuals do not select a neighborhood primarily based on the variety of protected rooms it has. They select a neighborhood due to its neighborhood, due to its training, due to its synagogues. In any other case new neighborhoods could be extra in demand, as a result of all of the properties have protected rooms. However that is not the consideration guiding patrons.”
Nahlaot, Jerusalem: NIS 16 million for a house with out a protected room
Median building date: 1955
Space: 200 dunams (50 acres)
Inhabitants: About 12,000
Nahlaot is among the greatest recognized neighborhoods within the capital, and in all of Israel, constructed as a part of the method of Jerusalem residents transferring outdoors the Outdated Metropolis partitions. It extends over the world between Jaffa Road to the north and Bezalel Road to the south. The primary homes within the neighborhood had been constructed within the late nineteenth century, and the world is characterised by low-rise properties, constructed of the well-known Jerusalem stone, and naturally most of them with out a protected room.
In line with Madlan, house costs within the neighborhood have risen 46% within the final 5 years, and the common worth per sq. meter NIS 45,300.The costliest house offered this 12 months was for NIS 16.15 million, which because it was in-built 1960 doesn’t have a protected room. The Jerusalem Municipality drafted an in depth grasp plan for the south of the Nahlaot neighborhood, which was authorized in 2016. The plan contains an addition of 470 flats to the present 960, and goals to stability growth whereas preserving the neighborhood’s character and values.
Friedland observes that in the present day, even in Jerusalem’s high-end neighborhoods, patrons are primarily within the safety obtainable within the house. “One of many first issues individuals ask is whether or not there’s a protected room,” she says, “even in the case of flats price greater than NIS 10 million, and even when the patrons are overseas residents. The protected room is now a very powerful factor. “There’s an house that I have been renting out for years, and I simply hire it from one tenant to a different and now for 3 months I have not been capable of finding a tenant, as a result of there is no protected room, and the closest shelter is not within the constructing, however a couple of minutes away.”
Lamed neighborhood, Tel Aviv: No plan for Rova 1
Median building date: 1970
Space: 837 dunams (209.5 acres)
Inhabitants: About 10,000
The Lamed neighborhood is taken into account one of the neighborhood and household oriented in Tel Aviv and is on the northernmost excessive of town. It’s east of the at present beneath building Sde Dov, west of Ramat Aviv A and Derech Namir, south of the New Ramat Aviv and Nofei Yam neighborhoods, and north of the Kochav Hatzafon neighborhood.
Building started a bit of later than the primary properties within the Neve Avivim neighborhood, however it was additionally constructed primarily within the Seventies. The typical worth for an house within the neighborhood 5 years in the past, in response to Madlan, was NIS 3.743 million, and is in the present day NIS 4.381, up 17%. The typical worth per sq. meter within the neighborhood is NIS 48,300.
A penthouse within the neighborhood, on Levi Eshkol Boulevard, with out a protected room, was just lately offered for NIS 7.95 million. The very best deal within the neighborhood this 12 months was NIS 8.85 million for 146 sq. meter, five-room house in March. This can be a new house resulting from be accomplished in 2028, so it can have a protected room. Lamed isn’t at present having fun with a serious renewal growth, partly as a result of the plan for Rova 1, during which it’s included, has not but been authorized.
Herzliya Wager, Herzliya: A lot of the properties are homes with gardens
Median building date: 2004
Space: 1,250 dunams (316.5 acres)
Inhabitants: About 4,000
Herzliya Wager is a slim strip surrounded by Highway 2 to the west and the railway line to the east, very near Herzliya Pituah, a really high-end neighborhood in itself. Building started within the Sixties, however over the past decade, a lot land has been cleared for single-family homes – a growth that impacts the median building 12 months information. In any case, many residential buildings within the neighborhood are fairly previous, 50 years previous or extra, and they don’t embrace a protected room.
In line with Madlan, the common worth for an house within the neighborhood 5 years in the past was NIS 3.913 million, whereas in the present day it’s NIS 4.602 million up 17.5%. The worth per sq. meter is NIS 51,100. These figures are impacted by the development of homes with gardens within the neighborhood lately, which in fact embrace a protected room.
The largest deal this 12 months within the neighborhood this 12 months was for NIS 7.35 million, for a 124 sq. meters, five-room, seventh flooring house to be accomplished in 2028, which can in fact embrace a protected room.
On the finish of April 2025, an house was bought within the neighborhood in a constructing in-built 1970, so it doesn’t have a protected room. The house, 84 sq. meter, 4 room house was offered for NIS 3.55 million. Appraiser Saar Peled believes that the present scenario will result in accelerated renewal in Herzliya Wager. He says, “In such neighborhoods, it is going to be simpler to advertise renewal tasks as a result of the residents have the monetary capacity. I do not imagine that the absence of protected rooms will have an effect on the demand for such a neighborhood. The residents won’t run away from it however will work to resume it. These are neighborhoods that can stay unique and sought-after a technique or one other.”
Revealed by Globes, Israel enterprise information – en.globes.co.il – on July 24, 2025.
© Copyright of Globes Writer Itonut (1983) Ltd., 2025.
