TAMA 38 Haifa 2026 — What Changed, What Still Applies, and What Comes Next

TAMA 38 in Haifa 2026 is one of the hottest topics in the Haifa real estate market, a plan that transformed entire neighborhoods and still influences active projects in the city. If you are an apartment owner, an investor or a developer, this guide will explain exactly where TAMA 38 in Haifa stands as of 2026. For professional advice, visit our urban renewal page.

TAMA 38 is only part of the picture; for the broader context of the current tracks, see the guide to urban renewal in Haifa.

What was TAMA 38 and why does it matter?

TAMA 38 was an Israeli building plan that allowed apartment owners in old buildings to reinforce the structure and add floors. It was created around 2005–2010 and was designed to enable rebuilding on existing infrastructure, mainly in urban areas. The basic model: a developer receives building rights, constructs new apartments for sale, and the existing residents receive a renewed, expanded and earthquake-protected apartment at no monetary cost.

The plan succeeded in building thousands of apartments in projects across Israel, but it also suffered from periods of lengthy bureaucracy. The legislator decided to end the plan on 1 October 2022, and projects that received a permit before then, or that filed an application prior to that date, may continue. In practice, as of 2026 dozens of TAMA 38 projects approved before the expiry are still being built in Haifa.

TAMA 38 in Haifa: summary of projects up to 2026

Haifa was one of the most active cities in TAMA 38. In neighborhoods such as Ahuza, Kiryat Ata, Ramat Aviv and the Krayot, dozens of projects were built that changed the face of the neighborhoods. According to Urban Renewal Authority data, in the period 2016–2022 more than 2,000 housing units were approved in Haifa under TAMA 38.

Areas registered for active projects: Herzl Street, Stella, Nordau, and many streets in Ahuza and Ramat Aviv. The Ahuza neighborhood in particular saw strong real estate momentum thanks to these projects, with price rises of 25–40% over three years. At the start of 2025, more than 60 TAMA 38 projects at various stages of execution were still under way in Haifa.

The 2026 situation: TAMA 38 after expiry

On 1 October 2022, TAMA 38 officially expired. This means it is no longer possible to file new applications for approval through TAMA 38. However, projects that received a permit before 1 October 2022, or that filed a plan application prior to that date, may continue. In practice, as of 2026 dozens of TAMA 38 projects approved before the expiry are still being built in Haifa.

According to Central Bureau of Statistics data (CBS), in the years 2021–2023 more than 3,500 housing units were completed in Haifa under TAMA 38. The active projects in Haifa are at various construction stages, from planning to construction completion. Monitoring them is important for residents and investors alike.

What replaced TAMA 38? The new urban renewal laws

In place of TAMA 38, the new arrangements came into effect — evacuation-construction. This involves demolishing old buildings entirely and rebuilding new, larger structures. In Haifa, the Haifa Municipality has signed off on many evacuation-construction agreements in neighborhoods such as Kiryat Ata, Ramat Aviv and the Lower City. Evacuation-construction enables a far higher value increase than the TAMA 38 standard.

Evacuation-construction gives the resident a new apartment 20–35% larger than the old one, rent payments during the works, and sometimes the option to choose an apartment within the new compound. This is the dominant arrangement in Haifa for the years 2024–2030. See also apartment prices in Haifa to understand the current real estate market.

Resident rights in active TAMA 38 projects

Residents in an active TAMA 38 project are entitled to: (1) an expanded, code-reinforced apartment; (2) an alternative apartment during construction; (3) payment for related and additional expenses; (4) protection of their rights over the details of the existing apartment. It is important to turn to a professional lawyer, not only for clarification but also to properly manage the agreements with the developer.

In 2026, with projects still active, it is important for the resident to check: did the project receive a lawful permit? What is the expected completion date? What does the new apartment include? Ahuza Real Estate helps residents and buyers navigate this maze professionally and safely.

Comparison: TAMA 38 vs evacuation-construction in Haifa 2026

Investment potential in active TAMA 38 apartments in Haifa

Buying an apartment in an active TAMA 38 project can be an excellent opportunity for savvy investors. The state grants tax benefits to single-apartment investors on capital gains. Rental yields in Haifa stand at 3.5–4.5% per year, and apartment values have risen above the national average.

The supply of new TAMA 38 apartments is limited, and real demand exceeds supply, which creates consistent price increases. In Haifa a cumulative rise of 18–25% was recorded in 2023–2025 in neighborhoods where housing units were added. Read more about an investment apartment in Haifa.

Tips for a resident in an active TAMA 38 project

Before you sign to buy an apartment in an active TAMA 38 project, it is important to make sure the developer is well known and reliable, with a proven track record in Israel. It is important to examine the contract for hidden depths such as the cancellation clause, final warranty, management fees and regulations. Ahuza Real Estate accompanies its clients in reading every contract and explains each clause.

Financing the purchase is a critical issue: it is possible to buy during construction with a 20–30% mortgage, or to use a smaller mortgage. Most buyers combine a 20% equity payment with a bank mortgage. It is important to plan the payment schedule with a professional mortgage adviser.

In addition, it is important to check the expected construction completion status and to make sure the developer is experienced and professional. According to Bank of Israel data (Bank of Israel), the Haifa real estate market is expected to rise significantly in 2025–2027 due to expanding urban renewal and falling interest rates. Now is the time to examine the opportunity.

Summary: TAMA 38 in Haifa 2026, an opportunity not to miss

TAMA 38 in Haifa 2026 presents an interesting picture: active projects from the past are still being built and completed, while new applications are no longer possible bureaucratically. For the experienced investor, this is the moment to examine the active projects before it all comes to an end. In the Ahuza, Kiryat Ata and Ramat Aviv neighborhoods there are still projects that were approved before the expiry and are still under construction.

If you are considering buying an apartment to live in, to invest in, or simply to check the potential, contact the Ahuza Real Estate team today. Read more about an investment apartment in Haifa. We will assist at every stage — navigating the approval process, legal contract review, guidance through to signing and assistance in dealings with the developer.

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Last updated: May 2026