Ramat Gan's 72-Floor Tower — and the 111-Floor One Behind It

Israel Canada + BSR + Clal are building Israel's tallest residential tower — 72 floors, Bursa Triangle. Phase 2 TABA in process: 111-floor office tower to top every existing building in the country, alongside a 72-floor residential and a 60-floor mixed-use. Plus Dan Nadlan's 40-floor Pisgat Dan on Jabotinsky, Mishab's 600-unit Hibat Zion complex, and February 2026 approvals for 725 more units across Nigba 52-56, Arlozorov 33-41, and a 60-story Jabotinsky tower.

Ramat Gan's residential pipeline is running at the highest density in Israel. February 2026 alone produced Tel Aviv District Committee deposits for approximately 725 new housing units across three separate pinui-binui projects. The Bursa Triangle (Stock Exchange / Diamond Exchange district) — a 12-dunam site anchored by the Israel Canada / BSR / Clal Insurance Vertical City consortium — carries the tallest residential tower ever approved in Israel at 72 floors, with a 111-floor future phase in TABA that would surpass every existing Israeli tower if built. And the Jabotinsky axis, historically an office and commercial spine, is now the delivery corridor for a stack of 40-60-floor mixed-use residential towers. This is the named-project map, tower by tower.

Vertical City / Bursa Triangle — Israel Canada + BSR + Clal Insurance

The flagship. Consortium structure: Israel Canada Group (TASE: ISCN) 56%, BSR Group 20%, Clal Insurance Enterprise Holdings (TASE: CLIS) 24%. Site: Bursa (Stock Exchange) Triangle, Ramat Gan, adjacent to the Diamond Exchange district. Building permits granted 2025 for two towers: a 72-floor residential tower — the tallest residential building ever approved in Israel — and a 60-floor office tower. Additional 8-floor commercial/public building. 6-level underground public parking with 900 spaces (owned by Ramat Gan Municipality; 4 levels leased to Vertical City). Total approved construction: 170,000 sqm out of 340,000 sqm planned for the full complex. Mix: 85,000 sqm offices, 400 long-term rental housing units (~35,000 sqm), 350 student dormitory units. Architects: Bareli Levitsky Kasif La Fontaine. Construction is at earthworks and foundation-support stage; first occupancy targeted 2030. Land purchased from the Israel Land Authority in 2022 for NIS 936 million. Total expected project revenue ~NIS 2 billion with projected gross profit ~NIS 534 million. As of Israel Canada's 2025 annual report, marketing rate stood at 36%. Barak Rosen is the operating principal at Israel Canada.

Vertical City Phase 2 — the 111-floor tower — TABA in process

The Tel Aviv District Committee is advancing a district TABA to expand the Vertical City envelope to include the Kern Bags building at 1-3 HaTa'as Street, extending the project to approximately 11 dunams. If approved, the plan adds a 111-floor office tower (which would become Israel's tallest building of any type), a 72-floor residential tower, and a 60-floor tower — total built area 354,000 sqm. 20% of the third tower designated residential. Includes a new campus for Shenkar College after Shenkar vacates its existing 12-dunam site on Anne Frank Street. Combination agreements signed with 1-3 HaTa'as Street rights-holders, contingent on TABA approval by December 2026. Roof park of 4,000 sqm at 450 meters altitude. Projected 40,000 daily visitors at full operation.

Pisgat Dan Tower — Dan Nadlan — Jabotinsky × HaYarkon

A 40-story upscale residential tower on Jabotinsky Road in central Ramat Gan, adjacent to HaYarkon Park and the Tel Aviv Light Rail Red Line. 193 apartments plus an adjacent 2,000 sqm commerce center. First mixed-use complex on this segment of Jabotinsky. Architects: MYS Architects. Developer: Dan Nadlan Urban Renewal (Dan Real Estate Group), which manages approximately 35 projects across Israel's most sought-after cities with a total of about 13,000 new apartments in the pipeline. Pisgat Dan Tower is the flagship of Dan Nadlan's Ramat Gan portfolio.

Nigba 52-56 — 210 units in two 23-story towers

Tel Aviv District Planning Committee deposit, February 2026. Pinui-binui: four aging residential structures currently housing 66 families and several businesses demolished; replaced with two towers rising approximately 23 stories, delivering roughly 210 units. The committee mandated increased average apartment size and additional retail and public space alongside the residential program — a policy signal that Tel Aviv District is now pushing higher-quality mid-density outcomes on Ramat Gan pinui-binui rather than defaulting to the maximum unit count developers propose.

Arlozorov 33-41 — historic Hashmonaim district

February 2026 deposit as part of the same three-project committee decision. Located in the historic Hashmonaim district on the western side of Ramat Gan. Emphasis on pedestrian access, seamless integration with the existing historic urban grid, and mixed-use activation at street level. The Hashmonaim location makes Arlozorov 33-41 the pinui-binui test for how the district handles heritage-adjacent renewal at high density.

Jabotinsky-axis 60-story tower

The third project in the February 2026 deposit trio: a 60-story residential tower on the Jabotinsky axis. Part of a broader vertical shift on Jabotinsky — from mid-rise commercial and office to skyscraper mixed-use residential — that Pisgat Dan Tower opened and this project extends. Together the three February 2026 deposits total approximately 725 new units and represent one of the largest single-committee residential approvals in Ramat Gan's modern planning history.

Hibat Zion Complex — Mishab — 190 → 600 units

Mishab Housing Construction & Development pinui-binui project. 190 existing apartments evicted; approximately 600 new apartments to be built with a ground-floor commerce level and attentive architectural detailing. One of the larger pinui-binui projects in the Ramat Gan pipeline outside the Bursa Triangle, and one of dozens of Mishab projects — the company has more than 700 populated apartments in its urban-renewal track record and a 5,000-unit forward inventory across Israel.

Mishmar HaYarden — Mishab — 80 → 224 units

Mishab pinui-binui. 80 existing apartments evicted; 224 new apartments built in their place. A representative example of the Ramat Gan mid-scale renewal complex — the segment that produces most of the city's pipeline unit count outside the Bursa flagship. Mishab's parallel Central Heights project in adjacent Givatayim (528 units in four towers between the Stock Exchange Complex, Azrieli Mall, and Namir Road) is the sister deliverable feeding the same Gush Dan submarket.

Karnitsi HaZeitim — Dan Nadlan — 73 luxury apartments

Upscale urban-renewal project in a prime location. 73 apartments in two 10-story luxury buildings. Architect: Shimi Yaacobi. Positioned as the boutique-luxury tier of the Dan Nadlan Ramat Gan portfolio alongside the Pisgat Dan Tower flagship — a smaller-format play targeting the same buyer demographic that Tel Aviv's Rothschild boutique buildings serve.

Ofek Holdings — Haruzim 16

Groundbreaking underway as of mid-2026. Part of the same pinui-binui wave running through Ramat Gan. The project sold out its allocation before demolition — a signal of continuing demand for off-plan renewal apartments in central Ramat Gan even against a broader Israeli home-sales freeze near a twenty-year low.

At a glance — Ramat Gan named residential pipeline 2026

Vertical City Phase 1: Israel Canada 56% / BSR 20% / Clal 24% · 72-floor residential (tallest in Israel) + 60-floor office · Bareli Levitsky Kasif La Fontaine · occupancy 2030
Vertical City Phase 2 (TABA): 111-floor office (tallest in Israel) + 72-floor + 60-floor · 354,000 sqm · Shenkar campus · deposit by Dec 2026
Pisgat Dan Tower: Dan Nadlan · 40 floors · 193 apartments · Jabotinsky × HaYarkon · MYS Architects
Nigba 52-56: Pinui-binui · 2 × 23-floor towers · 210 units · Feb 2026 deposit
Arlozorov 33-41: Pinui-binui · Hashmonaim district · Feb 2026 deposit
Jabotinsky 60-story: Pinui-binui · 60-floor residential · Feb 2026 deposit
Hibat Zion Complex: Mishab · 190 → 600 units
Mishmar HaYarden: Mishab · 80 → 224 units
Karnitsi HaZeitim: Dan Nadlan · 73 units · 2 × 10-story luxury · Shimi Yaacobi
Ofek Holdings Haruzim 16: Pinui-binui · sold out pre-demolition

The February 2026 court ruling and what it means for the pipeline

A February 2026 Tel Aviv District Court decision on a Ramat Gan pinui-binui project produced the year's most-debated real-estate ruling. The subject building had unusual apartment size variance — units ranging from roughly 380 to more than 1,100 square feet. The developer offered every owner the same 130-square-foot addition. The court found this inequitable for larger-unit owners and ordered a balancing payment of approximately $38,000 to one of them. Israeli real-estate media treated the ruling as a watershed against the uniform-addition compensation model that has underpinned most pinui-binui deals. The reality is narrower: the decision addresses a specific case of extreme size variance, not standard buildings where apartment sizes fall within a reasonable range. An appeal to the Israeli Supreme Court remains open. The Ramat Gan pipeline continues to move; the ruling has changed developer diligence on size variance at the front end of new deals, not the aggregate pace of committee deposits.

The structural read

Ramat Gan's density is the highest of any Israeli residential development market outside central Tel Aviv, and its trajectory is more vertical. The Vertical City complex places the tallest residential tower in Israel and (if Phase 2 approves) the tallest building in the country in a single 11-dunam site. The Jabotinsky axis extends the same vertical thesis into the wider city grid. The pinui-binui pipeline — Nigba, Arlozorov, Hibat Zion, Mishmar HaYarden, Karnitsi HaZeitim — supplies the mid-market unit volume. Ramat Gan's municipal government has moved decisively to underwrite the shift with the ILA land sale, the Shenkar relocation, and the public parking commitments under Vertical City. The city's residential future is verticalizing at a pace no other Israeli municipality has matched. Read alongside Olam's Israeli Real Estate 2026 guide, the Tel Aviv trophy market, and the Jerusalem pinui-binui parallel for the full Gush Dan-versus-Jerusalem renewal frame.