Rishon LeZion and Mevaseret Zion: 1,550 homes submitted in the north, 500 above Route 1
Despite the market cooldown, the Israel Land Authority keeps pushing full-scale neighborhoods forward. Two major plans were officially filed this week, kicking off the formal objection period: one in northern Rishon LeZion, the other in Mevaseret Zion, right on Jerusalem's doorstep. Whether you are buying from abroad or already based in Israel, these developments give a clear preview of tomorrow's new construction landscape. Their common thread? Seamlessly blending residential life, business hubs, and everyday services.
Rishon LeZion: Nahalat Tzafon Plan Officially Deposited
Last week, we reported that the district commission was set to review the master plan. According to Nadlan Center, on October 26, 2026, it officially resolved to deposit it.
| Feature | Value |
|---|---|
| Residential units | 1,550 |
| Employment & commercial | Approx. 500,000 sqm in building rights |
| Total area | Approx. 486 dunams |
| Public facilities | Approx. 41 dunams |
| Open public spaces | Approx. 20 dunams |
| Residential height | Up to 10 floors, with select buildings up to 20 |
| Commercial height | 12 to 16 floors, restricted by airport proximity |
Location & Transit
The site sits in the northern part of town, nestled between Maccabim Road (Route 412) and Yitzhak Shamir Street, just south of the agricultural research center. Daily commutes will rely heavily on the Light Rail network: the Green Line is already under construction right by the employment hub, alongside the Blue Line being built along Route 412.
An Intergenerational District
The Central District head at the Planning Administration envisions a multi-generational residential neighborhood anchored by an enormous business park. With around 500,000 sqm of commercial footprint for just 1,550 apartments, Nahalat Tzafon is poised to become a major corporate engine—which points toward sustained rental demand from working professionals.
Mevaseret Zion: A New Neighborhood Above Route 1
According to Nadlan Center, on October 25, 2026, the Jerusalem District Planning Commission approved the deposit of an ambitious plan right above the HaRael interchange on the Tel Aviv-Jerusalem highway.
| Element | Value |
|---|---|
| Area | Approx. 37 dunams |
| Standard housing | 200 units, including 100 long-term rentals (15 years) |
| Assisted living / Serviced units | 300 units |
| Commercial and office space | Approx. 26,000 sqm |
| Public facilities | Approx. 4,700 sqm |
| Height | Up to 9 floors |
The goal? Reconnecting two parts of town currently split in half by Route 1 by building directly over the highway infrastructure. Jerusalem district planners see this as a direct fix for the acute shortage of assisted living facilities and long-term rental options for young families.
Long-Term Rentals Built Into the Master Plan
Reserving 100 rental units locked in for 15 years reflects a major structural shift. Recent urban plans systematically set aside inventory for institutional rental housing—we've seen this in Holon and across several campaign manifestos covered in our breakdown on elections and real estate. If you plan to buy here, expect buildings shared between individual owners and tenants managed by a single institutional landlord.
Serviced Residences: A Booming Segment
With 300 out of 500 units dedicated to serviced senior living, planners are betting heavily on an aging demographic. For families already living in Israel, it offers a practical way to bring an aging parent closer to home. For families based overseas, it stands out as a serious option to explore if your parents want to settle within minutes of Jerusalem.
What does a deposited plan actually mean?
| Stage | Nahalat Tzafon | Mevaseret Zion |
|---|---|---|
| Plan deposit review | Passed on October 26 | Passed on October 25 |
| Public objection period | Upcoming | Upcoming |
| Final approval | Upcoming | Upcoming |
| Land marketing | Upcoming | Upcoming |
| Building permits & site work | Upcoming | Upcoming |
Sources: Nadlan Center. No construction timeline has been announced yet. Selling the plots is far from a done deal, too: the recent setback in Harish, detailed in our piece on the tender with zero winning bids, makes one thing clear—developers have become much more selective.
Key takeaways for buyers
If you're looking to buy right now
Focus on projects that already have permits in Rishon LeZion and around Jerusalem. You can run the numbers and compare price ranges using our city budget calculator.
Playing the long game
A future business hub connected by two transit lines has solid potential to drive up property values and rental demand. Keep in mind, though, that this is a multi-year horizon surrounded by active construction sites. Test your strategy with our financing calculator.
Buying locally vs. from abroad
An Israeli on the ground who works in the area will find it easier to track phase releases, especially any government-subsidized programs. If you're buying from abroad with your sights set on Jerusalem, Mevaseret Zion offers a much quieter, greener alternative just minutes from the city.
Getting the right team on your side
Factor in the full cost: 18% VAT included in new build prices, 10% to 13% in closing costs, plus purchase tax (Mas Rechisha) depending on your profile. Three key experts should have your back: lawyer · mortgage broker · architect.
IsraelStart lists 300+ new development projects across Israel: request your tailored assessment, zero commitment required.
Sources
- Nadlan Center — 1,550 housing units and 500,000 sqm of commercial space: Rishon LeZion's new northern district approved for deposit (27/10/2026)
- Nadlan Center — Along the Tel Aviv-Jerusalem corridor, a plan for hundreds of homes approved for deposit (25/10/2026)
- Nadlan Center — Harish land tender falls through: no bids selected for 722 homes (28/10/2026)
Sources
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- Source 2
- Source 3
