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Neve Tzedek Heritage Conversion — Tel Aviv
Tel Aviv · Neve TzedekMixed-useBalancedIllustrative beta preview

Neve Tzedek Heritage Conversion

Conversion of a period building in Neve Tzedek, one of the two most expensive brackets in the city at roughly NIS 70,000-120,000/sqm. Ground floor stays commercial and the upper floors are let residentially, so part of the rent is already contracted. Conservation status constrains what may be altered, which protects the character that supports the pricing and also limits how much floor area can be added.

Entry budget
‏25,000 ‏₪
Smallest planned amount per person
Target total return
⁦5.4%–7.5%⁩
A year: rent plus value change
Target hold
6 years
Modelled window to exit
Rent status
Leased
Rent is modelled from day one

Every figure here is a target under stated assumptions, never a promise. See where the return comes from See what could go wrong

Return composition

Where the target return would come from

Rent and value change are modelled separately, because they behave differently and arrive at different times. The headline figure is simply their sum.

Rent

⁦2.4%–3.0%⁩

a year

Paid from tenant rent, after costs.

Value change

⁦3.0%–4.5%⁩

a year, projected

Projected change in value. Not cash until an exit.

Total target

⁦5.4%–7.5%⁩

a year, before tax

A target range, not a promise.

Over a target hold of 6 years, this asset models ⁦5.4%–7.5%⁩ a year in total: ⁦2.4%–3.0%⁩ from rent and ⁦3.0%–4.5%⁩ from projected value change.

What the rent range means on the minimum entry

On an entry of
‏25,000 ‏₪
Rent at the low end
‏600 ‏₪
a year, before fees
Rent at the high end
‏750 ‏₪
a year, before fees

Illustrative arithmetic on the target range, not a forecast of what any account would receive. Rent can be lower, later, or absent, and value change is not cash until an exit.

How solid are these numbers

Source confidence
Reviewed source
Check the evidence before relying on figures.
Data freshness
Reviewed 25/09/2026
When the figures were last reviewed.
Demo status
Demo, not an offer
Nothing is allocated and no money moves.

Demo only: these numbers help you compare the opportunity. They are not an offer, advice, or a guarantee, and returns are never assured.

Cost basis

What it costs, and what the money buys

Fees are charged whether or not the target range is met, so read them against the return figures above.

Minimum entry
‏25,000 ‏₪
Per person
Platform fee
1.2%
One-time
Management fee
0.8%
Charged on the asset, annually
Target hold
6 years
Fees apply for the whole period

How the asset is capitalised

Purchase price
‏12,400,000 ‏₪
Asset acquisition basis
Total project cost
‏14,800,000 ‏₪
Purchase plus works, fees and costs
Reserve amount
‏780,000 ‏₪
Held back for overruns and vacancy

The property

Apartments in the holding
2 apartments + 1 shop
Interior area
150 sqm
Price per sqm
‏82,667 ‏₪
Rooms
3–4
Floors
Shop at street level, flats on 1–2
Parking
None
Completion
Built 1925
Land rights
Registered (Tabu)
Building permit
Existing building
Rent once let
‏28,000 ‏₪ a month

Mortgage

None planned

No borrowing, so changes in value aren't made bigger by debt.

Timeline

The property so far

  1. Building completedDone · 1925
  2. Renovation completedDone · 2019
  3. Current leases signedDone · Q4 2024
  4. Next lease renewalExpected · Q4 2027

Downside first

What could go wrong, and what it would cost

The target range above assumes the base case holds. These are the moves that break it.

Scenarios, whole asset

ScenarioAnnual rentExit value
DownsideVacancy and costs worsen‏170,381 ‏₪‏13,320,000 ‏₪
BaseCurrent assumptions‏236,640 ‏₪‏14,800,000 ‏₪
UpsideHigher occupancy and stronger exit market‏319,464 ‏₪‏16,576,000 ‏₪

Whole-asset estimates, not per-participant amounts.

Sensitivity checks

  • Rent is 10% lower than expected.
  • Vacancy stays higher for 2 extra quarters.
  • Repair and renovation costs are 20% higher.
  • Financing cost rises by 1.5%.
  • Exit valuation is 8% lower than baseline.

Liquidity, final legal structure, offering documents, KYC, escrow, and payment rails all remain gated until qualified review.

Risks specific to this asset

Recorded during listing review. These sit alongside the general risks of holding property; they do not replace them.

  • High

    Conservation constraints on alterations

    Listed status limits what may be altered and how much floor area can be added. Permitted works are narrower and slower than an unlisted building of the same size.

  • Medium

    Entry pricing at the top of the city bracket

    Neve Tzedek trades in one of the two highest brackets in Tel Aviv. Buying at the top of a bracket leaves less room for the value change assumption to absorb a soft market.

  • Medium

    Commercial tenancy concentration

    Part of the income depends on the ground-floor commercial unit. Losing a single commercial tenant moves this asset's rent more than losing one residential tenant would.

Answer these before you rely on the numbers

This is education, not personal legal, tax, or investment advice.

  1. What current evidence supports tenant demand in this local market?
  2. Do recent rent and vacancy data support the occupancy assumptions?
  3. What upcoming supply could change the exit valuation?
  4. How do employment and transit access affect local demand?
  5. Do you understand the execution risk of the construction or renovation?
  6. Which documents are complete, and which are still placeholders?
  7. Do the minimum entry, fees, and hold period fit your budget?
  8. Are the source confidence and the last review date good enough to rely on?
  9. Liquidity is limited and never guaranteed. Can you hold for the full period?

Evidence pack

Documents

Contents are demo placeholders in this beta. Nothing here is an offering document.

  • Offering summary
  • Legal structure summary
  • Risk factors
  • Use of proceeds
  • Management agreement
  • Financial model
  • Valuation / appraisal
  • Property inspection
  • Tax notes
  • Quarterly reports

Common questions

  • How do distributions work?
  • How does an exit work?
  • What happens if the property is vacant?
  • What happens if costs rise?
  • How do taxes work?
  • How does liquidity work?
Read the full FAQ

What happens next

Requests are not open yet. Following a project saves it to your watchlist; it moves no money and reserves nothing.

  1. 1Research listed
  2. 2Source review
  3. 3Risk review
  4. 4Requests open, after legal approval
  5. 5Management review
  6. 6Updates reviewed
  7. 7Exit assumptions reviewed

Risk notice

  • Investing involves risk and returns are not guaranteed.
  • Property values may fall and rental income may be delayed.
  • Liquidity may be limited and is not guaranteed.
  • Forecasts and estimates are not reliable indicators of future results.
  • Investors should review all documents before investing.
  • This platform does not provide personal financial, tax, or legal advice.
  • Securities and legal structure must be approved by qualified Israeli counsel before launch.