Defense and cyber firms leased 140,000+ sqm of Israeli office space in H1 2026, up 32%. Olam mapped 63 named tenants across 13 hubs — Rafael, Wiz, Palo Alto, Elbit — the towers, landlords, and lease values.
Israel's office market has a new anchor tenant class — and it is not high-tech. It is defense.
Defense-Tech Office Leasing: Key Metrics (H1 2026)
| H1 2026 defense-tech leasing | 140,000+ sqm (+32% vs H2 2025) |
| Active demand pipeline | 145,000 sqm (~30% of all live office demand in Israel) |
| Named tenants mapped | 63 defense, cyber, and defense-adjacent companies |
| Hubs covered | 13 (Tel Aviv, Petah Tikva, Herzliya, Haifa, Ness Ziona, Be'er Sheva, others) |
| Largest single transaction | Rafael — 6.5 floors Cosmopolitan Tower 1, NIS 521M (~$150M) |
| Largest annual lease | Wiz — 13 floors Landmark Tower B, NIS 60M/yr, NIS 300M+ total |
| Largest hunt | Palo Alto Networks — 85,000–100,000 sqm consolidated campus |
| Densest cyber address globally | Landmark Sarona, 2 Leonardo da Vinci St — ~150,000 sqm |
| Most exposed REIT | Melisron (TASE: MLSR) |
Landlord league table
| REIT | Ticker | Key properties | Exposure |
|---|---|---|---|
| Melisron | MLSR | Landmark Sarona; Ofer Park Kiryat Aryeh | Highest |
| Gav-Yam | GVYM | Herzliya; MATAM Haifa; ToHa; Negev | High — diversified |
| Amot | AMOT | Kiryat Aryeh; ToHa 2 | High |
| Azrieli | AZRG | Azrieli Center; Azrieli Sarona | Meaningful |
Defense and defense-adjacent cybersecurity firms leased more than 140,000 square meters of Israeli office space in the first half of 2026, up 32% from the previous six months, according to Colliers Israel. Another 145,000 square meters sit in active demand — roughly 30% of the country's live office demand. Sixty-two percent of the transactions closed in the greater Tel Aviv metropolitan area — Tel Aviv, Petah Tikva, Ramat Gan, Bnei Brak, and Holon.
This is a structural repricing of Israeli commercial real estate. It is also a rare window into which private companies are scaling behind Israel's post–October 7 defense expansion. When SaaS was the growth engine, it drove the towers. When defense becomes the growth engine, it drives the towers. The market is now in the second phase.
Olam mapped 63 named defense, cyber, and defense-adjacent tenants across 13 hubs — the towers they occupy, the streets they sit on, the landlords collecting the rent, the floor allocations, and the annual lease values where disclosed.
Why This Map Does Not Exist Anywhere Else
Colliers Israel, Avison Young Israel, Natam, and 770 Offices publish aggregate market reports every six months — total square meters leased, average rent per hub, defense's share of demand. They do not publish tenant lists. IVC Research Center and Duns 100 sell company databases with headquarter cities but not tower-level mapping. Start-Up Nation Central's Finder is filterable by sector but stops at municipality. Wikipedia entries for the major landlords list a few anchor tenants but nothing systematic. Calcalist, Globes, TheMarker, and Ynetnews cover individual leases as news events — a scoop about Wiz at Landmark, a scoop about Rafael at Cosmopolitan — but nobody has consolidated the picture in English or in Hebrew.
That is what this piece is. What follows is the full address book of the Israeli defense-tech tower market as of July 2026 — with quarterly refreshes to follow.
Rafael's $150 Million Move Into Tel Aviv
The largest single defense-tech real estate transaction of the year is Rafael Advanced Defense Systems — the state-owned developer of Iron Dome, David's Sling, Trophy, and Spike — purchasing 6.5 floors of Cosmopolitan Tower 1 at the intersection of HaMasger Street and Yisrael Tal Street in Tel Aviv's emerging Yitzhak Sadeh district. The transaction was executed through the Israel Land Authority process and is worth NIS 521 million (approximately $150 million). Rafael's Tel Aviv development center will vacate the Horodetsky complex, which developer Rothstein Real Estate is redeveloping for residential.
Cosmopolitan is the product of a developer consortium: Acro Real Estate + Phoenix Holdings + City Boy + Shevet Moshe Properties. Phase 1 delivers a 100,000-square-meter office tower and a mixed-use residential tower on adjacent parcels. Rafael's arrival makes Cosmopolitan the district's first named defense anchor.
Landmark Sarona: The Densest Cyber Tower Complex In The World
The clearest hub-formation story is at Landmark Sarona — the two-tower complex at 2 Leonardo da Vinci Street, north of Ha'arba'a Street, owned in joint venture by Melisron (TASE: MLSR) and Efi Properties / Mapi. Tower A rises 41 floors and delivers approximately 100,000 square meters of Class-A office space. Tower B is under construction — 45,000 square meters of office space on the lower floors, 116 residential apartments on the top floors, delivery late 2026.
Tower A confirmed floor-by-floor breakdown:
- Meta / Facebook Israel — floors 15–23, floor 7, halves of floors 3–6 (cut from 20 floors to 9)
- Cyera — floors 8–10, half of 11. ~10,000 sqm. $9B valuation Q1 2026.
- Cato Networks — 7 floors, ~17,000 sqm. Shlomo Kramer's SASE platform.
- Tenable — floors 13–14
- Workday — subleased from Meta
- Walmart Israel R&D — floor 28 + half of 27, 4,000+ sqm
- JP Morgan — half of floor 41, ~1,300 sqm
- Pitango VC — half of floor 41, ~1,300 sqm
Tower A generated ~NIS 380 million in new lease commitments during 2025.
Tower B signed leases:
- Wiz — 13 floors, 23,500 sqm, 6-year term, NIS 60M/yr (~$19.3M), total >NIS 300M. Occupancy from 2027.
- Cyberstarts portfolio — 22,400 sqm. Gili Raanan negotiated discounted rate for portfolio consolidation.
There is no comparable single-address concentration of cybersecurity companies globally.
Palo Alto Networks Is Hunting A 100,000 Square Meter Campus
Palo Alto Networks occupies 19 of 26 floors in Alon 1 Tower at 94 Yigal Alon Street, owned by Harel Insurance and Migdal Insurance. After acquiring CyberArk ($25B, Feb 2026), combined Israeli headcount is ~2,600 across ~55,000 sqm. Now hunting 85,000–100,000 sqm of consolidated campus. Named candidates: Spiral Tower (Levinstein), ToHa 2 (Gav-Yam/Amot), Beyond Tower (Union/Tidhar, 130,000 sqm). Harel and Migdal exploring Alon 1 sale at ~NIS 2.5B.
The Full Address Book
Tel Aviv — Sarona / Landmark
- Wiz — Landmark Tower B, 2 Leonardo da Vinci St
- Cato Networks — Landmark Tower A, 2 Leonardo da Vinci St
- Cyera — Landmark Tower A, 2 Leonardo da Vinci St
- Tenable — Landmark Tower A
- Cyberstarts portfolio — Landmark Tower B
Tel Aviv — Ayalon Corridor
- Palo Alto Networks — Alon 1 Tower, 94 Yigal Alon St
- SentinelOne — Azrieli Round Tower, 132 Menachem Begin Rd
- KELA — Begin 52 Tower, floor 24
Tel Aviv — Yitzhak Sadeh
- Rafael — Cosmopolitan Tower 1, HaMasger / Yisrael Tal
Tel Aviv — Ramat HaHayal / Kiryat Atidim
- Check Point — 5 Shlomo Kaplan St
- Radware — two Zisapel buildings
- Xtend — 7 HaBarzel St
- Vigilant Technology — 34 HaBarzel St
- Kiryat Atidim — Dvora HaNevi'a St, 250,000 sqm, 20+ CityZone startups
Tel Aviv — Downtown
- Palantir Israel — 46 Rothschild Blvd
- Lockheed Martin Israel — Museum Tower, 4 Berkovitch St
Petah Tikva — Kiryat Aryeh
- CyberArk (Palo Alto) — Park Ofer 2, 9 HaPsagot St
- Marvell Technology — Ofer Park E+W, HaPsagot St
- Teledyne FLIR — Ofer Park East
- Global-E, Intuit, IBM, Pentera, Cellebrite, Kyndryl — Ofer Park
Herzliya Pituach
- Microsoft Israel — ~43,000 sqm
- Apple Israel — expanding to ~70,000 sqm
- Varonis — 7 Shenkar St, 11,000 sqm
- Verint — 33 Maskit St
Haifa / Northern
- Rafael HQ — Haifa
- Elbit HQ — MATAM Park, Haifa
- Smart Shooter — Kibbutz Yagur
Ness Ziona / Rehovot
- Elbit Systems — 40,000 sqm Ness Ziona
- Elbit/Elop — ~540,000 sqft Rehovot
Be'er Sheva
- Morphisec — Gav-Yam Negev
- Lockheed Martin IS&GS — Gav-Yam Negev
Foreign Primes And The Anduril Arrival
Anduril Industries ($61B valuation, June 2026) is finalizing Israeli entry. Leadership candidates: former IAF Commander Gen. (res.) Amikam Norkin and former Planning Directorate chief Amir Abulafia. Roadmap: MOD sales first, Elbit partnership on Sigma 155, then domestic factory. Palmer Luckey attempted to acquire Kela Technologies during February 2026 visit; declined.
Israeli MOD engaged 300+ startups in 2025, including 86 new companies. MAFAT committed 10% of 2026 R&D budget to startups. Total Israeli defense-tech venture/M&A activity: ~$1B in 2025.
Frequently Asked Questions
Why is defense tech taking over Israeli office towers?
Post–Oct 7 IDF procurement surge + global defense spending increase + Israeli VC rotation into defense. ~30% of Israeli high-tech capital now flows to defense/security.
Which landlord has largest defense exposure?
Melisron (TASE: MLSR) — Landmark Sarona + Kiryat Aryeh. Then Gav-Yam (TASE: GVYM) — Herzliya, MATAM, ToHa, Negev.
What is the Landmark Cyber Tower?
Two-tower complex at 2 Leonardo da Vinci St, Tel Aviv. ~150,000 sqm. Tenants: Wiz, Cato, Cyera, Tenable, Cyberstarts, Meta, Walmart, JP Morgan, Pitango.
How much is Wiz paying?
NIS 60M/yr (~$19.3M), 6-year term, NIS 300M+ total. 13 floors, 23,500 sqm Landmark Tower B.
Does this map exist anywhere else?
No. This is the first published address-level map of Israel's defense-tech tenant base in English or Hebrew, updated quarterly.
Sources: Colliers Israel; Avison Young Israel; 770 Offices; Calcalist/Ctech; Globes; TheMarker; company filings; TASE filings for Melisron, Gav-Yam, Amot, Azrieli; SEC 20-F filings. Last reviewed: August 2026.