The project-by-project database for Bat Yam's Rambam Street corridor: named pinui-binui and TAMA 38 sites, recorded transaction prices, and the developer stack behind the city's densification pipeline.
OLAM RESEARCH · THE BUILDING DATABASE
Originally published August 4, 2026. Updated October 4, 2026.
The Rambam Street corridor in central Bat Yam is one of at least five active pinui-binui and TAMA 38 project sites in its immediate surroundings, part of a citywide pipeline of thousands of units. The average sale on Rambam Street itself runs 1,547,568 NIS at 24,830 NIS per square meter, with new-build towers nearby ranging 26,000 to 47,000+ NIS per square meter depending on building and floor. Below is the project-by-project and transaction-level data.
What is commonly called "the Rambam Complex" is, on the ground, a corridor rather than a single project, Rambam Street runs through a dense pocket of central Bat Yam where at least five distinct pinui-binui and TAMA 38 projects are active simultaneously, replacing 1950s-70s Amidar-era walk-ups with towers of 9 to 39 stories. Data below draws on municipal urban-renewal filings, developer project pages, and recorded resale transactions current as of 2026.
What Recorded Sales Show on Rambam Street Itself
Average pricing by room count, trailing 12 months, per Madadirot.
| Rooms | Resale price | Rent |
|---|---|---|
| 2 | 1.64M NIS | – |
| 3 | 1.92M NIS | 4,570 NIS/mo |
| 4 | 2.70M NIS | – |
| 5 | 3.66M NIS | – |
| 6 | 7.13M NIS | – |
Street-wide average: 1,547,568 NIS per sale, 24,830 NIS per square meter, up 19% year-over-year; average asking rent 4,567 NIS/month, per Madadirot's 12-month tracker.
Which Specific Projects Are Active in the Corridor?
Named active sites in the immediate Rambam Street area.
| Project | Type | Existing → new | Developer | Detail |
|---|---|---|---|---|
| Rambam 15-17 | TAMA 38 (2 boutique buildings) | → 9-story building, +23 units | New Era | 3-5 room units; ~3 years to occupancy; 15% down, no index-linking |
| Hatzmaut-Balfour complex | Pinui-binui | 11 buildings, 148 units → new upscale neighborhood | Not disclosed in source data | Each unit gains 2+ floors in height, ~13 sqm interior plus ~12 sqm balcony |
| Balfour 81 | Pinui-binui (demolition underway) | 2 buildings, 31 units → 25-story tower, 105 units | Av-Gad Holdings | Legal counsel: Adv. Ram Ratzon; backed by Phoenix |
| Wider corridor (per Madlan environmental data) | 5 pinui-binui projects planned | 7 buildings of 5-39 stories to replace existing stock | Multiple | Figures as aggregated by Madlan's neighborhood planning layer |
"Not disclosed" means the specific developer was not named in the source consulted for this database; see the citywide developer table below for who is active in Bat Yam more broadly.
Who Is Building at City Scale in Bat Yam?
The developer stack running the broader TABA 3700 pipeline.
| Developer | Role |
|---|---|
| Aura Investments (Yaakov Atrakchi) | Largest single pinui-binui portfolio in the city; anchor project Aura Sky on the Ben Gurion Boulevard corridor; also operates UK residential via a London-listed subsidiary |
| Ashtrom Group | Largest beachfront pinui-binui, multi-tower complex at the former Cliff Hotel site |
| Y.H. Dimri | Interior mid-market volume, assembling 4-8 adjacent blocks at a time |
| Av-Gad Holdings | Balfour 81 project (31 → 105 units) |
| New Era | Rambam 15-17 TAMA 38 project |
| Elad, Rotem Shani, and a longer tail | Mid-tier operators filling remaining sites |
Why This Corridor, and Why Now
Roughly 60% of Bat Yam's residential stock was built mid-1950s to mid-1970s under the Amidar public-housing program, standardized four-story walk-ups on small parcels that now lack elevators, structured parking, and modern seismic engineering, and are too small individually for TAMA 38 economics to work without pooling land across blocks. Bat Yam's northern border runs directly against south Tel Aviv-Yafo, which keeps land values tracking Tel Aviv with a narrowing discount; French Jewish buyers (accelerated after the 2015 Paris attacks) and a growing Anglo cohort price the exit units against their home markets rather than local incomes, which is what makes the compensation-to-original-owners math work for developers. The city's TABA 3700 masterplan targets roughly doubling the population to 250,000 by the mid-2030s and has already resolved the political fight over whether density is allowed at all, which is why execution is now the only open question on most of these sites.
How Was This Database Built?
Transaction and pricing data for Rambam Street is drawn from Madadirot's 12-month tracker and Madlan's address-level transaction history. Named project details (Rambam 15-17, Balfour 81, the Hatzmaut-Balfour complex) are drawn from the respective developer and project marketing pages and from Magdilim's construction-industry reporting. Citywide developer roles are drawn from Bat Yam Municipality's TABA 3700 documentation and Israel Land Authority pinui-binui pipeline data. Figures are listing-market and registry snapshots; a human reviewer should re-verify current pricing before this page is used for any investment or transactional decision.
Sources
- Madadirot, Rambam Street, Bat Yam pricing tracker
- Madlan, Rambam Street transaction history
- Williams Group, Rambam 15-17 project page
- Magdilim, Balfour 81 demolition reporting
- Hatzmaut-Balfour complex project site
- Bat Yam Municipality, TABA 3700 outline plan and pinui-binui registry
- Amidar Ltd, public housing stock history
Olam Coverage
Part of Olam's coastal-cities coverage. See also Two Coasts, Two Doctrines and Bat Yam 250,000: Can the City Absorb Doubling in a Decade?
Corrections, additions, and verification requests: contact olam.business.
How we report: Olam stories draw on public filings, company disclosures and named sources, checked by our editors. Read our methodology · Corrections
