The building-by-building database: recorded transactions, active projects, and the developer stack behind Ir Yamim's 10,000-unit coastal buildout in Netanya.
OLAM RESEARCH · THE BUILDING DATABASE
Originally published August 3, 2026. Updated October 4, 2026.
Ir Yamim, Netanya's master-planned coastal district, has delivered roughly 10,000 units since the early 2000s. The district's median resale price sits at approximately 31,732 NIS per square meter based on 418 recorded transactions, with individual recorded deals ranging from 19,327 to 56,038 NIS per square meter depending on building, floor, and sea view. Below is the tower-by-tower and transaction-level data.
Ir Yamim ("City of Seas") is the largest single master-planned coastal district built by any Israeli municipality since the founding-era new towns of the 1950s and 1960s, roughly 10,000 residential units delivered or in pipeline on greenfield coastal land south of central Netanya. The data below draws on recorded resale transactions (Israel's Real Estate Taxation Authority deal registry, as aggregated by Madlan and Nadlan.gov.il trackers), active developer listings, and primary-market pricing current as of 2026.
What Do Recorded Ir Yamim Transactions Actually Show?
A sample of recorded resale deals pulled from the government deal registry, tracked by Madlan.
| Building / project | Price (NIS) | Size (sqm) | NIS / sqm | Rooms | Floor | Built |
|---|---|---|---|---|---|---|
| Dimri Ir Yamim, Natan Yonatan | 11,600,000 | 207 | 56,038 | 4 | 15 | 2026 |
| Dimri Ir Yamim, Natan Yonatan | 8,410,000 | 169 | 49,792 | – | – | 2022 |
| Chalomot Tzukei HaShmura | 7,850,000 | 150 | 52,333 | – | – | 2022 |
| Chalomot Tzukei HaShmura | 5,750,000 | 130 | 44,230 | – | – | – |
| Dimri Ir Yamim, Natan Yonatan 6-10 | 5,000,000 | 136 | 36,764 | 5 | 10 | 2021 |
| Ofek Shabiro, Ir Yamim | 4,880,000 | 133 | 36,654 | – | – | – |
| Unidentified building | 4,000,000 | 139 | 28,776 | – | – | 2015 |
| Shikun & Binui, Ir Yamim | 2,300,000 | 119 | 19,327 | – | – | – |
District-wide average asking price as tracked by Madlan: approximately 4,763,456 NIS to buy, approximately 9,600 NIS/month to rent, with roughly 95 active for-sale listings at any given time.
Which Towers Are Currently Building or Selling in Ir Yamim?
Named active projects, by developer, floor count, and unit mix.
| Project | Developer | Floors | Unit mix | Entry price |
|---|---|---|---|---|
| Tzukei HaShmura | Independent developer group | 3 towers, 25 each | 4-5 rooms, lofts, penthouses | Median ~31,732 NIS/sqm (418 deals) |
| Yama Ir Yamim | Y.H. Dimri | 24 and 17 stories | 4-5 rooms, mini-penthouse | Not disclosed |
| Momentum Netanya | Not disclosed | 21 | 4-5 rooms | Not disclosed |
| GD Towers Netanya | Gindi Holdings | 37 | 5-6 rooms | Not disclosed |
| David Netanya | Not disclosed | – | 3-6 rooms | From 2,180,000 NIS |
| Yamim HaTze'ira | Not disclosed | – | 3-6 rooms | From 2,650,000 NIS |
| Migdal Yuvalim Park HaYam | Not disclosed | – | 5 rooms | From 3,590,000 NIS |
| Briga Towers / Briga Yam | Not disclosed | – | 4-5 rooms, beachfront | Resale listings around 7,200,000 NIS |
"Not disclosed" means the developer was not named in the listing data pulled for this database; several of these projects are widely attributed in local coverage to the Ashdar, Electra, and Amos Luzon pipelines referenced below, but this table only states what the source data confirms directly.
Who Built the District, and in What Order?
The developer stack behind two decades of buildout.
| Developer | Role | Era |
|---|---|---|
| Africa Israel Residences | Anchor developer, set the original price floor and product standard | Early-to-mid 2000s |
| Ashdar (Ashtrom Group) | Largest mid-premium volume pipeline | Mid-2000s onward |
| Electra Real Estate | Adjacent project delivery | 2000s-2010s |
| Amos Luzon Development and Energy | Mid-premium phases, TASE-listed | 2010s onward |
| Y.H. Dimri | Coastal-corridor extension into Ir Yamim, active current-year delivery (Yama, Natan Yonatan towers) | 2010s-2026 |
| Rotshtein Real Estate / Zemach Hammerman | Mid-market layer | 2000s-2010s |
| Gindi Holdings | Selective positions, GD Towers | 2010s onward |
How Was This Database Built?
Transaction-level figures are pulled from Israel's government real-estate deal registry (Nadlan.gov.il) as aggregated and displayed by Madlan's neighborhood transaction tracker, current as of 2026. Active project and pricing data is drawn from developer listings and real-estate marketplace aggregators (Yad2, Nadlan.com, Shukshuk) current as of mid-to-late 2026. Historical developer-sequence facts (Africa Israel's anchor role, the Ashdar/Electra/Amos Luzon/Dimri buildout sequence) are drawn from Africa Israel Investments' public TASE filings, Ashtrom Group's public filings, and Netanya Municipality planning documentation. Figures in this table are listing-market and registry snapshots and will shift as new transactions record; a human reviewer should re-verify current pricing before this page is used for any investment or transactional decision.
The History Behind the Numbers
Ir Yamim was built on undeveloped coastal land, sand dunes and agricultural adjacencies south of central Netanya, rather than aged residential stock being redeveloped. That makes it a greenfield master-planned district, not a pinui-binui rebuild or a TAMA 38 retrofit, a category of Israeli development that had essentially stopped after the 1970s and was revived here by the Netanya Municipality in coordination with the Israel Land Authority.
Africa Israel Residences, controlled by Lev Leviev from 1996 to 2010, built the initial anchor phases using Danya Cebus, Africa Israel's own construction subsidiary. The 2008-2009 financial crisis triggered a multi-year debt restructuring across the Africa Israel group, and control later passed through Israeli industrialist Moti Ben-Moshe's Extra Holdings; the Netanya residential business continued operating throughout and remains part of the group's core Israeli portfolio today.
Africa Israel marketed the district internationally, particularly to the French Jewish community, and the 2013-2018 French property wave following the Toulouse, Hyper Cacher, and Bataclan attacks concentrated substantial additional French buyer flow into Ir Yamim specifically. Later phases have absorbed more diverse demand: Israeli upgraders and Tel Aviv commuters, and, after 2023, a growing Anglo cohort of American Modern Orthodox, British, South African, and Australian buyers. The French cohort remains the marginal price-setter for premium beachfront stock, a dynamic that mirrors what later emerged in Bat Yam's TABA 3700 densification roughly a decade later.
The commercial core, the Ir Yamim Mall (Kanyon Ir Yamim), anchors the district with retail, a food court, cinema, and everyday-services layer, supplemented by a beachfront hospitality strip of Fattal, Isrotel, and Herods hotel properties and restaurants. Healthcare access runs through nearby Klalit and Maccabi clinics.
Primary Sources
- Madlan, Ir Yamim neighborhood transaction and pricing tracker
- Shukshuk, Tzukei HaShmura project data, citing Nadlan.gov.il deal registry
- Y.H. Dimri, Yama Netanya project specifications
- Netanya Municipality, Ir Yamim master plan and district documentation
- Israel Land Authority, coastal-district land allocation records
- Africa Israel Investments, annual reports and TASE filings
- Ashtrom Group / Ashdar Ltd, TASE filings and residential portfolio
Olam Coverage
Part of Olam's Netanya real-estate series. See also Netanya: The French Jewish Coastal Capital and The Netanya Economy: The Coastal Gamble.
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How we report: Olam stories draw on public filings, company disclosures and named sources, checked by our editors. Read our methodology · Corrections
