Hod Hasharon: Matkham HaTefer grows from 1,755 to 3,085 homes

In the ring of sought-after Sharon cities, every densification plan is scrutinized closely. In Hod Hasharon, the “Matkham HaTefer” area has just passed a milestone: the plan moves forward and grows from 1,755 to 3,085 homes, according to the November 1, 2026 announcement. That is 1,330 more homes than initially planned — an increase of nearly 76%. What justifies such a jump, and what must a buyer understand before setting their sights there?

The jump in figures

“HaTefer” designates the seam — the junction zone between urban fabrics. These seam areas have become one of the main sources of building land in central cities: brownfields, underused plots or neighborhood boundaries allow whole developments there where the traditional lot pattern is saturated. Hod Hasharon, a residential city prized by families, is no exception: its growth now comes less from sprawl than from densifying these pockets.

Why plans swell along the way

A plan growing from 1,755 to 3,085 homes is not an anomaly: it has become a frequent pattern in the center of the country. Several factors are at work. Profitability first: with high construction costs and a policy rate at 3.25%, a developer only finances an operation if the number of saleable homes covers land, works and infrastructure. Housing policy next: planning bodies push density near transport corridors to respond to the shortage without consuming open land. Finally, local negotiations: the municipality often trades additional rights for public facilities — schools, parks, roads.

For the buyer, this swelling of the plan cuts both ways. More homes means more choice and sometimes entry prices kept in check by competition among units within the project. But it is also a denser neighborhood than that of the initial brochures: overlooking, traffic, nursery and school places become concrete questions to ask, figures in hand.

Hod Hasharon: a family market, not a bargain market

Hod Hasharon is one of the Sharon cities where demand for family housing is structurally strong: houses and low buildings, school reputation, access to central axes. A 3,085-home program there targets first families buying and “meshaprei diyur” — owners trading up by selling their current home. This buyer profile is under pressure today: selling the old home becomes slower, and the taxation of the transition matters, as we analyze in our article on taxation of rental income for the tax side, and in the market review of the week.

In practical terms, if you are targeting this area, the order of operations matters: have your current property realistically valued, secure the financing plan with the financing simulator, and check the typical schedule of an off-plan purchase with the payment schedule simulator before committing to a sale date.

What still lies ahead

A plan that “moves forward” is not a definitively approved plan, and even less a construction site. The remaining stages — review, possible objections, final approval, tenders or permits depending on the setup — will take time, and the project may still change slightly. It is the same gap between announcement and reality found this week in Safed or in Dimona: building rights are created in stages, and each can slow the timetable.

There is also a neighborhood-level reading of this kind of move, useful if you already live in Hod Hasharon or are looking there in resale: a plan that densifies changes the value of surrounding streets. In the short term, the area around what will become one large construction site may suffer — noise, traffic, parking. In the medium term, a new, well-served neighborhood generally pulls up the prices of neighboring buildings, especially if they are in good condition. The decision to buy a resale home in the immediate vicinity of a plan like Matkham HaTefer must therefore factor in the timetable: buy today's living environment knowing tomorrow's, not the reverse.

The right approach is therefore twofold: put Matkham HaTefer on your watchlist if Sharon is your target, and do not integrate any of these 3,085 homes into a dated purchase project until permits and marketing are public.

Where to start if you are targeting this area

Browse projects already open in Sharon via the catalogue, compare the full budget of a purchase in Hod Hasharon with other cities using the budget by city simulator, and keep the Tel Aviv page as a comparison point for center prices. When the first Matkham HaTefer homes are marketed, we will publish launch prices and conditions, project by project — that is when, and not before, comparison with existing stock will become real and price gaps between new homes in the area and resale homes in neighboring streets can be compared on documents.

Sources

- Announcement of November 1, 2026 — Hod Hasharon, Matkham HaTefer sector: the plan moves from 1,755 to 3,085 homes (Nadlan Center, media homepage, exact article URL not available)