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North Avenue Residences — Tel Aviv

AI-generated fictional Habi demo concept; not a depiction of Einstein Tower.

Tel Aviv · North Tel Aviv / EinsteinDevelopment projectBalancedIllustrative beta preview

North Avenue Residences

Demo research preview of a north Tel Aviv project at the Einstein and Levi Eshkol intersection, drawn from the developer's published project information. One 28-storey tower and two 13-storey boutique buildings above retail are described, with apartments of 50-131 sqm interior. The developer states the project is part of a purchasing group, which is structurally different from buying a finished apartment from a developer.

Entry budget
‏7,500 ‏₪
Smallest planned amount per person
Target total return
⁦5.0%–9.0%⁩
A year: rent plus value change
Target hold
6 years
Modelled window to exit
Rent status
Development stage
Rent starts after handover

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

Source

Reference project and sources

This asset carries a Habi demo title. The facts below are the developer's own published information. Every return, entry and cost figure on this page is Habi's illustrative demo assumption — not the developer's, and not an offer.

Public reference project
Einstein Tower
Developer
Hagag Group / purchasing-group structure reported by the developer

Reviewed 14/09/2026 · Public developer information; conflicts and gaps shown below

No affiliation, agency, endorsement or real Habi offering is implied. Habi is not marketing this project and has no relationship with the developer.

Reported project facts (10)

Buildings
One 28-storey tower and two 13-storey boutique buildings above retail
Architecture
Prof. Moshe Tzur / Moshe Tzur Architects
Unit range
2-4 bedroom apartments, 50-131 sqm interior plus 12-18 sqm balconies
Published starting price
From NIS 3,430,000 (developer)
Estimated construction duration
4 years; not a contractual handover date (developer)
Payment terms snapshot
About 40% of transaction price linked to the construction index (developer)
Developer lawyer fee
1.5% of net transaction price plus VAT (developer)
Structure
The developer page states the project is part of a purchasing group
Adjacent retail
H-BLVD described as about 40,000 sqm of shops, restaurants and leisure (developer)
Location claims
Near Tel Aviv Port and Ramat Aviv Mall, Green Line connection described by the developer, sea views (developer)

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

⁦2.0%–2.8%⁩

a year

Partial only: rent starts after handover.

Value change

⁦3.0%–6.2%⁩

a year, projected

Projected change in value. Not cash until an exit.

Total target

⁦5.0%–9.0%⁩

a year, before tax

A target range, not a promise.

Over a target hold of 6 years, this asset models ⁦5.0%–9.0%⁩ a year in total: ⁦2.0%–2.8%⁩ from rent and ⁦3.0%–6.2%⁩ from projected value change.

What the rent range means on the minimum entry

On an entry of
‏7,500 ‏₪
Rent at the low end
‏150 ‏₪
a year, before fees
Rent at the high end
‏210 ‏₪
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
‏7,500 ‏₪
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
‏9,600,000 ‏₪
Asset acquisition basis
Total project cost
‏11,700,000 ‏₪
Purchase plus works, fees and costs
Reserve amount
‏560,000 ‏₪
Held back for overruns and vacancy

The property

Apartments in the holding
2 apartments
Interior area
125 sqm
Price per sqm
‏76,800 ‏₪
Rooms
3–4
Rent once let
‏19,000 ‏₪ a month

Mortgage

None planned

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

Still to verify: floors, parking, completion, land rights, building permit.

Apartments, area, rooms and rent are Habi's demo holding. Building facts appear only where the developer has published them.

Timeline

From permit to first payout

  1. Building permitNot published yet
  2. Construction startsNot published yet
  3. Frame completeNot published yet
  4. Occupancy permit (Form 4)Not published yet
  5. Apartments handed overNot published yet
  6. First tenants move inNot published yet
  7. First payoutNot published yet

  • In Israel, a new residential building took 34.3 months to build on average in 2024 (Central Bureau of Statistics); towers take longer. Source

  • If the developer hands over more than 30 days late, the Sale (Apartments) Law entitles the buyer, here the property company, to compensation from the contract date, rising with the length of the delay (contracts since July 2022). Source

Dates marked “developer” are the developer's published estimates, not contractual dates.

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 worsen‏67,680 ‏₪‏10,530,000 ‏₪
BaseCurrent assumptions‏94,000 ‏₪‏11,700,000 ‏₪
UpsideHigher occupancy and stronger exit market‏142,128 ‏₪‏13,104,000 ‏₪

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

    Needs confirmation

    The published NIS 3.43M starting price is a headline entry price. It is not a price for every 50 sqm unit and it is not a Habi acquisition price.

  • High

    Needs confirmation

    The 40% index-linked payment wording and the lawyer fee are dated marketing terms and need written reconfirmation.

  • High

    Needs confirmation

    Purchasing-group participation is structurally different from buying a completed apartment from a developer. Budget, delivery and participant-governance risks need separate legal and financial review.

  • Medium

    Due-diligence gap

    No maintenance charge, title pack or Habi-grade underwriting model exists for this project.

  • Medium

    Due-diligence gap

    No remaining inventory, unit-specific floor or parking allocation was found.

  • Medium

    Due-diligence gap

    No current total residential-unit count and no fixed completion date were found.

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.