Haifa Residential New-Builds 2026: The Gateway 65-Floor Tower, Bat Galim 1,300 Units, and the Coastal Urban-Renewal Grid Tower-by-Tower

Northern Israel's tallest just got approved. Shoval Engineering Group's Gateway in Kiryat Eliezer — 618 units in a 65 + 51 + 35-floor tower cluster, approved by the Haifa Local Planning and Building Committee on July 12, 2026. Alongside it: the 1,300-unit Bat Galim naval-base plan, BSRE Bat Galim (~400 units), Almogim/Knafo Klimor's 700-unit Heyl HaYam-HaAliya HaShniya complex, Yashar × Ron Arad's Bay 51, and the coastal E-B tower grid running through Kiryat Eliyahu, Neve David, and Kiryat Haim. Every named residential project moving through the Haifa pipeline.

Haifa's residential development pipeline turned decisively in 2024-2026. A dormant coastal grid — Kiryat Eliezer, Kiryat Eliyahu, Bat Galim, the lower city — sits on approved masterplans allowing towers up to 22-30 floors in the older neighborhoods and up to 65 floors at the southern gateway. The city's previous mayoral administration approved a wave of TABAs half a decade ago that are only now hitting the construction phase, and the Israel Land Authority's eviction of the Navy training base in Bat Galim opened a 1,300-unit coastal development site that had been off the market since the Mandate. This is the named-project map, tower by tower.

The Gateway (Kiryat Eliezer) — Shoval Group — 618 units, 65 + 51 + 35 floors

Approved July 12, 2026 by the Haifa Local Planning and Building Committee under city engineer Orit Mertz. Developer: Shoval Engineering Group (CEO Yishay Roth). 128 existing apartments in four four-floor buildings demolished; replaced with 618 units across three towers of 65, 51, and 35 floors. The 65-floor tower becomes the tallest building in northern Israel. Architects: Lavers Tivoni London and Gil Halamish. Mix includes very small apartments (30-55 sqm), small apartments (56-80 sqm), student dormitories, and special housing. 8,445 sqm commerce; 21,860 sqm offices; 4,500 sqm public buildings in the towers complex; a new 18-class elementary school; 520-space underground parking (expandable to 800 in exchange for 4,230 sqm of additional employment space). Adjacent to Hagana Boulevard, a new central railway station, planned metro lines, and an existing bus network. Roth described the project as being of "strategic importance for Haifa and the entire north." Construction start pending statutory deposit; occupancy timeline TBD.

Bat Galim naval-base plan — Israel Land Authority — 1,300 units

Approved by the Haifa District Planning and Construction Committee on March 27, 2024. ILA-initiated coastal tourist neighborhood covering the site of the Navy training base at the entrance to Bat Galim. Site bounded by the Mediterranean coast (north), Efron Street and Rambam Hospital (east), Aliya Second Street (south), and Sherel Lutz Street (west). Density 27 units per net dunam. Program: approximately 1,300 residential units (20% small apartments), roughly 200 hotel rooms, approximately 250 sheltered-housing units, mixed commerce and employment, and a public beach promenade. Architecture: Derman Verbakel. Building heights graded from 4-7 storey textured construction on the Bat Galim interface up to 22-25 storey towers at the Rambam Hospital / Bruce Rappaport School of Medicine interface. Contiguous with the Aharon Rosenfeld wharf and the existing urban seafront. First construction phases pending final ILA marketing tenders — the same land-release mechanic that governs the Tel Aviv Sde Dov and Ramat Gan Tel HaShomer sites.

Bat Galim (BSRE — Blue Square Real Estate) — ~400 units

Blue Square Real Estate urban-renewal complex in Bat Galim, station-adjacent to the Bat Galim rail terminal. Approximately 400 new units in a mixed-use format with an active commercial floor at ground level serving the neighborhood. Positioned as the mid-tier renewal complement to the ILA naval-base site — smaller in unit count but faster to market given the existing BSRE land bank and the shorter statutory pathway on urban-renewal versus new-development tenders. BSRE is one of the more active listed real estate developers on the northern coastal corridor and remains inside the Alon Blue Square family of companies.

Bat Galim (Almogim × Knafo Klimor) — Heyl HaYam and HaAliya HaShniya — 175 → 700 units

Almogim Group — a 36-year Tel Aviv-listed developer with a five-thousand-plus unit track record — runs the Heyl HaYam and HaAliya HaShniya urban-renewal complexes in Bat Galim, designed by Knafo Klimor Architects. Statutory pinui-binui plan: demolition of 17 existing residential buildings holding 175 housing units, replaced with 11 residential buildings totaling 700 units. Mixed high-rise and low-rise construction. Commercial facade along Second Aliyah Street (Bat Galim's main artery). Open central public space. Complications include high groundwater impacting underground parking economics, statutory layering with airport authority coordination, and preservation constraints on historic BHD buildings on-site. Located adjacent to Bat Galim train station, Rambam Hospital, and the Rappaport School of Medicine.

Bay 51 (Bat Galim boardwalk) — Yashar × Ron Arad Architects — 42 apartments

Bay 51 is a boutique 42-apartment residential project on the Bat Galim boardwalk directly on the Mediterranean waterfront. Designed by Ron Arad Architects (London) in collaboration with Yashar Architects. 1,700 sqm site. The building wraps around the historic Dr. Rappaport house. Bay 51 is the reference boutique-luxury property in Haifa's coastal residential market — the property that establishes what beachfront pricing power looks like at the top end of the local market, in a segment that the Almogim mid-tier and the Shoval flagship do not compete in.

Kiryat Eliyahu, Neve David, and the coastal E-B tower cluster

The Kiryat Eliezer / Kiryat Eliyahu / Bat Galim / Lower City corridor sits inside a coordinated urban-renewal grid. Every approved E-B (evacuation-construction) plan in Bat Galim allows towers between 30 and 40 floors. Neve David and Kiryat Eliezer E-B plans allow towers of 25-30 floors. The Haifa master plan formally caps residential towers at 22 floors — but the earlier-vintage TABAs approved under prior administrations grant significantly higher rights that developers are exercising while they remain in force. Neot Peres in southwestern Haifa, additional construction in Kiryat Eliezer, Ramat Almogi, the Derekh Freud serpentine corridor, Stella Maris on the Carmel headland, and Kiryat Haim (where fuel-tank dismantling has opened a new development plot) sit inside the same renewal wave. Neve Sha'anan and northern Carmel Tzafon remain the traditional middle-class residential markets that flank the coastal renewal grid.

At a glance — Haifa named residential pipeline 2026

The Gateway (Kiryat Eliezer): Shoval Group · 618 units · 65 + 51 + 35 floors · Lavers Tivoni London + Gil Halamish · approved Jul 12, 2026
Bat Galim naval-base plan: Israel Land Authority · ~1,300 units + 200 hotel rooms + 250 sheltered housing · Derman Verbakel · approved Mar 27, 2024
BSRE Bat Galim: Blue Square Real Estate · ~400 units · station-adjacent · mixed-use
Almogim Heyl HaYam / HaAliya HaShniya: Knafo Klimor · 175 → 700 units · 11 buildings · Bat Galim
Bay 51: Yashar × Ron Arad Architects · 42 apartments · Bat Galim boardwalk · Dr. Rappaport house preservation
Neot Peres / Kiryat Haim / Ramat Almogi / Stella Maris: Multiple developers · SW Haifa, Krayot, Ramat Almogi, Carmel headland
Master plan cap: 22 floors residential (older TABAs override up to 65)

The structural read

Haifa's residential development story sits inside a specific window. The master plan says 22 floors; the older TABAs say 65. The gap between the two documents is where the current pipeline is being built. Kiryat Eliezer's Gateway approval on July 12 confirmed that the city planning apparatus is willing to approve the older, taller rights when the developer, architecture, transit connectivity, and public infrastructure package is credible. Bat Galim confirms that the Israel Land Authority is now willing to release long-frozen coastal sites at scale — the same land-release cycle that transformed Sde Dov in Tel Aviv over the past decade. Together, the two decisions turn Haifa from a residential-development laggard into a market with genuine coastal supply for the first time since the 1970s. Read alongside Olam's Israeli Real Estate 2026 guide, the Jerusalem developer map, the Port of Haifa profile, and the Frank Melloul / Haifa Bay IMEC pitch for the broader Haifa economic context. The next named project — the Kiryat Haim fuel-tank site — will be the tell on whether the coastal shift extends into the northern Krayot.