Entry‏10,000 ‏₪

Ramat Gan · BursaDevelopment projectGrowthIllustrative beta preview

Bursa District Tower

The one asset outside Tel Aviv. Residential floors in the Diamond Exchange district, where square-metre pricing runs roughly NIS 45,000-60,000 against NIS 80,000-100,000 for comparable Tel Aviv stock, and where transit-adjacent Ramat Gan has been recording some of the faster price growth in the country at about 3-6% a year. Corporate and short-stay tenants from the surrounding office towers support the rent assumption.

Entry budget: ‏10,000 ‏₪; Smallest planned amount per person
Target total return: ⁦5.8%–9.5%⁩; A year: rent plus value change
Target hold: 5 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

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

⁦2.8%–3.5%⁩

a year

Partial only: rent starts after handover.

Value change

⁦3.0%–6.0%⁩

a year, projected

Projected change in value. Not cash until an exit.

Total target

⁦5.8%–9.5%⁩

a year, before tax

A target range, not a promise.

Over a target hold of 5 years, this asset models ⁦5.8%–9.5%⁩ a year in total: ⁦2.8%–3.5%⁩ from rent and ⁦3.0%–6.0%⁩ from projected value change.

What the rent range means on the minimum entry

On an entry of: ‏10,000 ‏₪
Rent at the low end: ‏280 ‏₪; a year, before fees
Rent at the high end: ‏350 ‏₪; 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: ‏10,000 ‏₪; Per person
Platform fee: 1.2%; One-time
Management fee: 0.8%; Charged on the asset, annually
Target hold: 5 years; Fees apply for the whole period

How the asset is capitalised

Purchase price: ‏13,900,000 ‏₪; Asset acquisition basis
Total project cost: ‏17,300,000 ‏₪; Purchase plus works, fees and costs
Reserve amount: ‏880,000 ‏₪; Held back for overruns and vacancy

The property

Apartments in the holding: 4 apartments
Interior area: 300 sqm
Price per sqm: ‏46,333 ‏₪
Rooms: 3–4
Floors: 18–24 of 40
Parking: 4
Completion: Expected 2028
Land rights: Registered (Tabu)
Building permit: Granted
Rent once let: ‏36,500 ‏₪ a month

Mortgage

None planned

None

Some

High

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

Timeline

From permit to first payout

Building permitDone · Q2 2024
Construction startsDone · Q4 2024
Frame completeIn progress · Q1 2027
Occupancy permit (Form 4)Expected · Q3 2028
Apartments handed overExpected · Q4 2028
First tenants move inExpected · Q1 2029
First payoutExpected · Q2 2029

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

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

Scenario	Annual rent	Exit value
DownsideVacancy and costs worsen	‏125,798 ‏₪	‏15,570,000 ‏₪
BaseCurrent assumptions	‏174,720 ‏₪	‏17,300,000 ‏₪
UpsideHigher occupancy and stronger exit market	‏235,872 ‏₪	‏19,376,000 ‏₪

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
Delivery and permit risk
This is a development asset. Permits, financing conditions and contractor availability can move the delivery date, and nothing is distributed before handover.
Medium
Tower supply pipeline in the same district
The Bursa area has a substantial approved residential pipeline. Competing completions landing in the same window can hold back both rent and resale pricing.
Medium
Tenant demand tied to surrounding offices
The rent assumption leans on corporate and short-stay tenants from the Diamond Exchange office cluster. A sustained fall in occupancy in those towers reaches this asset through its tenant pool.

Answer these before you rely on the numbers

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

What current evidence supports tenant demand in this local market?
Do recent rent and vacancy data support the occupancy assumptions?
What upcoming supply could change the exit valuation?
How do employment and transit access affect local demand?
Do you understand the execution risk of the construction or renovation?
Which documents are complete, and which are still placeholders?
Do the minimum entry, fees, and hold period fit your budget?
Are the source confidence and the last review date good enough to rely on?
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.

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