Ramat Gan: 10 towers up to 100 floors in the Bourse district
Ten towers of up to 100 floors, 3.7 million sqm approved and more than 2,000 homes: Ramat Gan's Bourse district is changing scale. What the plan provides, its risks and its opportunities for buyers.
The Bourse district of Ramat Gan is about to scale up. The municipality is moving forward with ten new towers that could reach up to 100 floors, including what would become the tallest in Israel. Offices, shops, hotels, and residences: this project is reshaping the skyline of the country's center. What should you know as a buyer from abroad or an Israeli considering living in or investing in Ramat Gan?
Ten Towers Up to 100 Floors in the Bursa District
According to Globes, by September 30, 2026, Ramat Gan is advancing ten additional towers that could reach up to 100 floors. These are part of a master plan adopted in 2022, which authorizes a total of 3.7 million square meters of construction in the Bursa district.
What the Master Plan Provides
| Component of the Master Plan (2022) | Maximum Capacity |
|---|---|
| Total authorized area | 3.7 M m² |
| Office space | up to 2.98 M m² |
| Retail | 200,000 m² |
| Residential units | more than 2,000 |
| Hotel rooms | 1,500 |
Among the projects cited by Globes is a complex of three towers with 95, 72, and 64 floors, totaling 330,000 m², including what will be Israel’s tallest tower at approximately 395 meters. Another complex of two towers, 61 and 50 floors, with 70,000 m², includes 355 residential units.
The Challenge of Mixed-Use Development
Historically, the Bursa district has been a business hub that empties out in the evening. The stated goal of the plan is to bring life to the area beyond office hours by integrating housing, hotels, and shops. For residents, this mix can mean more local services and a livelier urban environment throughout the day.
Globes, however, highlights an open question: the combined addition of office towers in Ramat Gan and Tel Aviv raises concerns about a potential oversupply of office space. If some offices struggle to find tenants, the timeline for certain towers could be delayed.
The Nearby Example of Givatayim
The neighboring city of Givatayim offers insight into the impact of these towers on local finances. According to Globes, the tallest tower in the country to date, about 320 meters high with 78 floors and 120,000 sqm of offices, will begin occupancy on October 4, 2026. It is 60% leased, with an additional 10% in the process of being signed. The city is expected to collect around 40 M₪ per year in arnona, representing a 14.5% increase from its previous revenue of 275 M₪. These funds can finance public services and facilities, benefiting residents as well.
Ramat Gan and Urban Renewal: A Significant Decline
The dynamism of the towers contrasts with residential urban renewal. According to CBS data published by Globes on September 29, 2026, Ramat Gan fell to ninth place nationally in the first half of 2026, with 314 housing units started in urban renewal projects, compared to 707 in the first half of 2025. The municipality indicates it is prioritizing new construction areas. To understand the differences between cities, read our analysis of the urban renewal city ranking.
The high-end segment of Ramat Gan is also experiencing adjustments, as shown in our article on the slowdown in the penthouse market.
What This Changes for Buyers
For an Israeli already living in Israel, working in the Bursa district and living nearby is becoming a more credible option, especially since most of the towers include a residential component. For a buyer from abroad, an apartment in a mixed-use tower can combine personal use during visits and rental income for the rest of the year.
A few precautions before committing:
- Distinguish between plans and reality: a master plan grants building rights, but it does not guarantee the timeline or delivery. The lawyer checks the actual status of permits.
- Analyze the fees: high-rise towers involve high condominium and maintenance costs (elevators, security, technical systems). The architect can estimate these.
- Assess exposure to the office market: if there is an oversupply of office space, it may take longer for the neighborhood to become lively.
- Calculate the full cost: 18% VAT is included in the price of new properties, closing costs range from 10 to 13%, and purchase tax should be calculated with the tax and fee calculator.
To estimate your budget, see the Ramat Gan page.
Invest in Ramat Gan with IsraelStart
IsraelStart lists 300+ new developments across Israel, including projects in Ramat Gan and Givatayim. Our three experts—lawyer, broker, and architect—help you evaluate each project: the lawyer checks permits and contracts, the broker structures the financing, and the architect analyzes plans, orientation, and future costs. Request a personalized assessment, with no obligation, to see if a property in the Bursa district fits your strategy.
Sources
- Globes — Ramat Gan, 10 towers up to 100 floors in the Bursa district (09/30/2026)
- Globes — Givatayim, the tallest tower in the country now occupied (09/29/2026)
- Globes — Urban renewal construction starts H1 2026 (09/29/2026, CBS data)
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