Aerial view of the Eshkol complex of Sde Dov under construction beside the Mediterranean, January 2026

The Eshkol complex rising on the former airfield, January 2026 · sdedov.co.il

The last runway in Tel Aviv is becoming its next great neighborhood.

For 81 years, Sde Dov was the little airport on the city's best beach. Now its 1,500 dunams are turning into 16,000 homes, three parks, and two kilometers of open waterfront — the largest thing Tel Aviv will build in our lifetime.

Explore the projects Open the Data Terminal Read the story

SDV → TLV

Dov Hoz Airfield, est. 1938

First keys 2029estimated

1,500dunams

the city's last land reserve

16,000homes

planned across three complexes

2 kmof beach

with a 240-dunam coastal park

1938The airfield

Sde Dov opened in September 1938, carved out of the dunes north of the Yarkon while the roads to Lydda were unsafe. Palestine Airways flew from here; the RAF took it in the war; Israel's first air force squadron lifted off from this strip in 1947. The city grew up around it and never quite got over it — a working airport on the most valuable coastline in the country.

In its final full year the little field moved 703,649 passengers, most of them shuttling to Eilat. On June 30, 2019, the last flight departed and the tower went quiet. Only that tower still stands today — the one building the plan preserves.

The main hangar at the Dov Hoz airfield near Tel Aviv, 1938 — The main hangar, photographed the year the airfield openedZoltan Kluger, Government Press Office

An Israir turboprop on final approach over Sde Dov with the control tower behind — Final approach over the field, the control tower on the horizonWikimedia Commons

1970sHalf a century of tug-of-war

1,892 owners, one runway.

The land under the runway was never simple. Inside the airport's fence sat "the Big Bloc" — famous parcels bought by private families generations ago, 1,892 owners whose rights a court only finished sorting in September 2025. Around them, the state, the city, and the army argued for fifty years about whether planes or people should own this coast.

The government decided in 2012. The Defense Ministry took a billion shekels to leave early, the Supreme Court set the date, and in July 2019 the fence came down. Within a year the runway was rubble and Tel Aviv was staring at something it had never had: an empty, city-sized piece of itself, one row of dunes from the sea.

Aerial photograph of the demolished Sde Dov airport site in October 2020 — October 2020 — the airport erased, the land waitingStas Umansky, Wikimedia Commons (CC)

2020A district drawn from scratch

Masterplan TA/4444 was validated in March 2020, and it is not a housing estate — it is a full district drawn at once, the way planners dream and cities rarely allow. Sixteen thousand homes in three complexes. Half a million square meters of schools and public buildings. Offices, shops, around 3,000 hotel rooms, and almost a third of the ground given to parks.

Towers stand back from the water behind low "fabric" buildings of seven to nine floors, so the street stays human and the skyline steps up as you walk inland. The old runway becomes Runway Park. The Green Line light rail crosses the district with four stations. Even the garbage is planned: pneumatic pipes instead of trucks.

complexes — Eshkol, Central, North: 3complexes — Eshkol, Central, North
dunams of public space: ~480dunams of public space
light-rail stations on the Green Line: 4light-rail stations on the Green Line
hotel rooms planned: 3,000hotel rooms planned
sqm of public buildings: 500Ksqm of public buildings
floors, low streets to landmark towers: 7–45floors, low streets to landmark towers

Sources: Plan TA/4444 program figures — Tel Aviv-Yafo municipality and district-plan documents, via sdedov.co.il.

The Sde Dov district masterplan map showing the three complexes along the coast — The masterplan — Eshkol south, Central, and North along two kilometers of coastPlan TA/4444, via sdedov.co.il

Map of the Green Line light rail route through Sde Dov with its four stations — Four light-rail stations: Propes, Nofei Yam, Einstein, Zahara LevitovNTA / sdedov.co.il

2021The most expensive dirt in Israel

When the state finally auctioned the first lots in 2021, developers paid ₪4.4 billion for the right to build 1,540 homes — about ₪2.8 million per apartment before a shovel touched the ground, six and a half times the minimum price. Then came the biggest residential tender wave in Tel Aviv's history: land for more than 7,100 homes offered in one push in September 2024.

The 2025 winners paid roughly forty percent less per home than the 2021 record — a rare, honest repricing of the country's most wanted address. Israel Canada, Gindi, Dimri, Hagag, Dan, Melisron, Tshuva: nearly every major name in Israeli real estate now holds a piece of the field.

2021

₪4.4B

first tender — 1,540 homes, 6.5× the minimum price

2022

₪654M

follow-up tender cools — 241 homes

2024

7,159

homes offered in one mega-tender wave

2025

−40%

land price per home vs. the 2021 record

Sources: Israel Land Authority tender results via Globes, Ynet, Nadlan Center.

NOWRising now

The first cornerstone was laid in November 2024, and the southern complex is now a forest of cranes. Rainbow's tower is climbing under Ashtrom's cranes. ASHIRA holds a full building permit. UTOPIA broke ground in October 2025. Sales run hot and cold — a ₪19.5 million penthouse here, a pricing war there — and in February 2026 the site delivered its hardest news yet: PFAS contamination in the groundwater, a legacy of decades of firefighting foam, now under a state-run cleanup fast track.

We tell that part too. This site is not selling you a render; it is tracking a district being born, permit by permit, with sources on every number. First residents are expected around 2029. The last crane leaves sometime after 2035.

The Eshkol complex under construction, January 2026 — Drag: the same ground, six years apartStas Umansky (CC) · sdedov.co.il

The cleared Sde Dov airport site, October 2020 — Drag: the same ground, six years apartStas Umansky (CC) · sdedov.co.il

Drone photograph of street and infrastructure works in the Eshkol complex, June 2025 — Streets first: Eshkol infrastructure workssdedov.co.il

Drone photograph of towers under construction in the Eshkol complex, January 2026 — Eshkol's first towers out of the groundsdedov.co.il

NOWSeven projects are already on the field.

Every project selling in Sde Dov today, with its lot, its permits, and its developer's renderings — plus the sold-price record for its ground in the terminal.

All projects & lots

Rendering: Avisror Moshe & SonsLot 101

ASHIRA

Avisror Moshe & Sons · Eshkol · 406 homes

Under construction

Rendering: Israel CanadaLot 111

RAINBOW Tel Aviv

Israel Canada · Eshkol · 480 homes

Under construction

Rendering: Nahmias GroupLot 103

UTOPIA

Nahmias Group · Eshkol · 337 homes

Under construction

Rendering: Y.H. Dimri / Studio The CraftLot 107

DIMRI YAMA TLV

Y.H. Dimri · Eshkol · 458 homes

Selling now

from ₪3.75M

Rendering: Levinstein / Metropolis / MivneLot 110

ZOHI Tel Aviv

Levinshtein Group · Eshkol · 230 homes

Selling now

Rendering: Gindi Holdings

GINDI VOGUE

Gindi Holdings · Central · 708 homes

Selling now

Rendering: Hagag Group / ODALot 2270

FIRST by Hagag

Hagag Group · Central · 350 homes

Selling now

TODAYAs it happens.

We read the Hebrew press — Globes, Calcalist, Ynet, the trade wires — and keep an English record of every move that matters.

All news

16 Aug 2026

Green light for Tel Aviv's fifth water line, paving the way to occupying Sde Dov

The fifth water line into Tel Aviv is approved, a utility the district needs before residents can move in.

Infrastructurevia sdedov.co.il

5 Aug 2026

Tel Aviv luxury housing project faces contamination battle after buyer sues developer

An option-holder sues Gindi Holdings for a refund of about ₪500K after PFAS contamination findings at Sde Dov.

Environmentvia CTech

19 Jul 2026

Environmental Protection Ministry demands halt to infrastructure works in Sde Dov

The ministry asks for infrastructure work to stop while contamination and soil treatment are handled.

Environmentvia sdedov.co.il

2029The flight path lands at the terminal.

The map, every parcel, every recorded sale, every permit — the evidence behind this page, with a source on every number.

Open the Data Terminal

ARRIVALSSDV · TLV

2029First residentsScheduled
157Cadastre parcels mappedLive
198Recorded sold dealsLive
18Construction sites trackedLive

Interested in a specific project?

Tell us which one, and what you're looking for. We're an independent guide — not a broker, not a developer — and we answer by email unless you ask otherwise.

Ask about a property Buyer's guides