{"id":5578,"date":"2026-06-15T11:23:09","date_gmt":"2026-06-15T08:23:09","guid":{"rendered":"https:\/\/ahuza.co.il\/dor-neuman-planning-reform\/"},"modified":"2026-07-21T09:49:30","modified_gmt":"2026-07-21T06:49:30","slug":"dor-neuman-planning-reform","status":"publish","type":"post","link":"https:\/\/ahuza.co.il\/en\/dor-neuman-planning-reform\/","title":{"rendered":"Dor Neuman on the Channel 14 Panel: Instead of a Discounted Apartment, We Need a Drastic Planning Reform"},"content":{"rendered":"\n<p class=\"wp-block-paragraph\">Seven years to foundations, why is bureaucracy the real enemy of housing?<\/p>\n\n<div class=\"sgo-toc\" style=\"background:#FCF1E0;border-left:4px solid #EFAA4B;padding:20px 25px;margin:20px 0;border-radius:8px;direction:ltr;\"><h3 style=\"margin:0 0 12px;font-size:18px;color:#000;\">Table of contents<\/h3><ul style=\"list-style:none;padding:0;margin:0;\"><li style=\"margin:6px 0;\"><a href=\"#h-\u05d4\u05d1\u05e2\u05d9\u05d4-\u05e9\u05d0\u05e3-\u05d0\u05d7\u05d3-\u05dc\u05d0-\u05e8\u05d5\u05e6\u05d4-\u05dc\u05d3\u05d1\u05e8-\u05e2\u05dc\u05d9\u05d4\" style=\"color:#EFAA4B;text-decoration:none;font-size:15px;\"> The problem no one wants to talk about<\/a><\/li><li style=\"margin:6px 0;\"><a href=\"#h-\u05e9\u05d1\u05e2-\u05e9\u05e0\u05d9\u05dd-\u05d5\u05d0\u05d6-\u05e2\u05d5\u05d3\" style=\"color:#EFAA4B;text-decoration:none;font-size:15px;\"> Seven years, and then more<\/a><\/li><li style=\"margin:6px 0;\"><a href=\"#h-\u05e8\u05e4\u05d5\u05e8\u05de\u05d4-\u05de\u05d1\u05e0\u05d9\u05ea-\u05d1\u05de\u05e7\u05d5\u05dd-\u05d4\u05e0\u05d7\u05d4\" style=\"color:#EFAA4B;text-decoration:none;font-size:15px;\"> A structural reform instead of a discount<\/a><\/li><li style=\"margin:6px 0;\"><a href=\"#h-\u05d9\u05d6\u05de\u05d9\u05dd-\u05e6\u05e8\u05d9\u05db\u05d9\u05dd-\u05d5\u05d3\u05d0\u05d5\u05ea-\u05dc\u05d0-\u05db\u05e4\u05d9\u05d9\u05d4\" style=\"color:#EFAA4B;text-decoration:none;font-size:15px;\"> Developers need certainty, not coercion<\/a><\/li><li style=\"margin:6px 0;\"><a href=\"#h-\u05e8\u05e4\u05d5\u05e8\u05de\u05d4-\u05d2\u05e8\u05d6\u05e0\u05d9\u05ea-\u05d1\u05ea\u05db\u05e0\u05d5\u05df\" style=\"color:#EFAA4B;text-decoration:none;font-size:15px;\"> A drastic planning reform<\/a><\/li><li style=\"margin:6px 0;\"><a href=\"#h-\u05dc\u05d0-\u05de\u05e8\u05db\u05d6-\u05de\u05d5\u05dc-\u05e4\u05e8\u05d9\u05e4\u05e8\u05d9\u05d4-\u05d1\u05e2\u05d9\u05d9\u05ea-\u05d4\u05d9\u05e6\u05e2\" style=\"color:#EFAA4B;text-decoration:none;font-size:15px;\"> Not center vs. periphery, a supply problem<\/a><\/li><li style=\"margin:6px 0;\"><a href=\"#h-\u05d1\u05dc\u05d9-\u05d1\u05e0\u05d9\u05d9\u05d4-\u05e9\u05d5\u05dd-\u05d4\u05d2\u05e8\u05dc\u05d4-\u05dc\u05d0-\u05ea\u05e2\u05d6\u05d5\u05e8\" style=\"color:#EFAA4B;text-decoration:none;font-size:15px;\"> Without construction, no lottery will help<\/a><\/li><\/ul><\/div>\n\n\n\n\n<figure class=\"wp-block-embed is-type-video is-provider-vimeo wp-block-embed-vimeo wp-embed-aspect-16-9 wp-has-aspect-ratio\"><div class=\"wp-block-embed__wrapper\">\n<iframe title=\"\u05d3\u05d5\u05e8 \u05e0\u05d5\u05d9\u05de\u05df \u05d1\u05e2\u05e8\u05d5\u05e5 \u05d4\u05db\u05dc\u05db\u05dc\u05d4 - \u05e2\u05e8\u05d5\u05e5 14\" src=\"https:\/\/player.vimeo.com\/video\/1201340076?dnt=1&amp;app_id=122963\" width=\"800\" height=\"431\" frameborder=\"0\" allow=\"autoplay; fullscreen; picture-in-picture; clipboard-write; encrypted-media; web-share\" referrerpolicy=\"strict-origin-when-cross-origin\"><\/iframe>\n<\/div><\/figure>\n\n\n\n<p class=\"wp-block-paragraph\">Courtesy of the economy channel, Channel 14<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 id=\"h-\u05d4\u05d1\u05e2\u05d9\u05d4-\u05e9\u05d0\u05e3-\u05d0\u05d7\u05d3-\u05dc\u05d0-\u05e8\u05d5\u05e6\u05d4-\u05dc\u05d3\u05d1\u05e8-\u05e2\u05dc\u05d9\u05d4\" class=\"wp-block-heading\">The problem no one wants to talk about<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">In the middle of the heated discussion about &#8220;Buyer&#8217;s Price&#8221; on Channel 14, Dor Neuman shifted the conversation to a completely different place, to the problem few dare to say out loud: bureaucracy.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 id=\"h-\u05e9\u05d1\u05e2-\u05e9\u05e0\u05d9\u05dd-\u05d5\u05d0\u05d6-\u05e2\u05d5\u05d3\" class=\"wp-block-heading\">Seven years: and then more<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Neuman, who leads real estate projects and development at the Ahuza company, spoke as a developer who knows what happens on the ground. &#8220;The most daunting thing that can happen to a developer today,&#8221; he said, &#8220;is to take a risk and start building a building, it will take him seven years. More.&#8221; In Israel, he said, it is not only about money or land, but about time. Time during which prices rise, needs grow, and the public keeps waiting.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 id=\"h-\u05e8\u05e4\u05d5\u05e8\u05de\u05d4-\u05de\u05d1\u05e0\u05d9\u05ea-\u05d1\u05de\u05e7\u05d5\u05dd-\u05d4\u05e0\u05d7\u05d4\" class=\"wp-block-heading\">A structural reform instead of a discount<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">His solution did not go through yet another discount program. &#8220;Instead of making a discounted apartment, we need to carry out structural reforms,&#8221; Neuman proposed. He spoke about increasing supply, about urban renewal, and about changing the incentive system so that developers will want to build, rather than run away from it.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 id=\"h-\u05d9\u05d6\u05de\u05d9\u05dd-\u05e6\u05e8\u05d9\u05db\u05d9\u05dd-\u05d5\u05d3\u05d0\u05d5\u05ea-\u05dc\u05d0-\u05db\u05e4\u05d9\u05d9\u05d4\" class=\"wp-block-heading\">Developers need certainty, not coercion<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Neuman also referred to existing laws, such as the urban renewal laws, and argued that they have already been &#8220;over-legislated,&#8221; that is, there have been attempts to fix them, but not enough. The problem, in his view, is that people try to persuade developers to invest without giving them certainty. &#8220;You need to persuade the developer, instead of coercing him, to provide him with certainty about this, that he will earn at an affordable price.&#8221;<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 id=\"h-\u05e8\u05e4\u05d5\u05e8\u05de\u05d4-\u05d2\u05e8\u05d6\u05e0\u05d9\u05ea-\u05d1\u05ea\u05db\u05e0\u05d5\u05df\" class=\"wp-block-heading\">A drastic planning reform<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">He called for a &#8220;drastic&#8221; reform of the planning committees, not another cosmetic fix, but a systematic change. &#8220;Deal with this,&#8221; he said emphatically. &#8220;If you deal with this, we won&#8217;t need all sorts of cosmetics first.&#8221;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">In other words: if the committee solves the planning and regulation problem, it will not need to apply band-aids like lotteries and discounted apartments.<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 id=\"h-\u05dc\u05d0-\u05de\u05e8\u05db\u05d6-\u05de\u05d5\u05dc-\u05e4\u05e8\u05d9\u05e4\u05e8\u05d9\u05d4-\u05d1\u05e2\u05d9\u05d9\u05ea-\u05d4\u05d9\u05e6\u05e2\" class=\"wp-block-heading\">Not center vs. periphery: a supply problem<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">At this point, Neuman crossed lines with part of the panel. When the talk turned to opening up areas in the Galilee or the periphery, he did not see the issue as center versus periphery, but as a supply problem. &#8220;The issue is not whether periphery or center,&#8221; he said. &#8220;The issue is why only ten thousand apartments, when there are hundreds of thousands of applicants?&#8221;<\/p>\n\n\n\n<hr class=\"wp-block-separator has-alpha-channel-opacity\"\/>\n\n\n\n<h2 id=\"h-\u05d1\u05dc\u05d9-\u05d1\u05e0\u05d9\u05d9\u05d4-\u05e9\u05d5\u05dd-\u05d4\u05d2\u05e8\u05dc\u05d4-\u05dc\u05d0-\u05ea\u05e2\u05d6\u05d5\u05e8\" class=\"wp-block-heading\">Without construction, no lottery will help<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">His message was clear: as long as a developer cannot build efficiently, as long as public money goes to the wrong places, and as long as planning committees block projects, no lottery will solve the housing crisis. Not a Mercedes in Kfar Saba, and not a slogan on television.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>\n\n<p class=\"sgo-funnel-link\">For in-depth reading on the subject, we also recommend consulting our guide on <a href=\"https:\/\/ahuza.co.il\/en\/buyers-price-dor-neuman\/\">&#8220;Buyer&#8217;s Price&#8221;, cosmetics or an opportunity<\/a>.<\/p>\n<p class=\"sgo-funnel-link\">For in-depth reading on the subject, we also recommend consulting our guide on <a href=\"https:\/\/ahuza.co.il\/en\/haifa-property-stigma-interview\/\">the interview on Nadlanist radio<\/a>.<\/p>\n<p>Further reading: <a href=\"https:\/\/ahuza.co.il\/en\/haifa-urban-renewal-2026\/\">urban renewal in Haifa<\/a>.<\/p>\n<div class=\"sgo-related-cluster\" style=\"margin-top:24px\"><h3>\u05de\u05d0\u05de\u05e8\u05d9\u05dd \u05e7\u05e9\u05d5\u05e8\u05d9\u05dd<\/h3><ul><li><a href=\"https:\/\/ahuza.co.il\/%d7%91%d7%a8%d7%90%d7%99%d7%95%d7%9f-%d7%91%d7%aa%d7%97%d7%a0%d7%aa-%d7%a8%d7%93%d7%99%d7%95-%d7%a0%d7%93%d7%9c%d7%a0%d7%99%d7%a1%d7%98-%d7%9c%d7%9e%d7%94-%d7%9e%d7%a9%d7%a7%d7%99%d7%a2%d7%99%d7%9d\/\">&quot;30-40 \u05d0\u05dc\u05e3 \u05e9\u05e7\u05dc \u05d1\u05e7\u05d9\u05e5&quot;: \u05d3\u05d5\u05e8 \u05e0\u05d9\u05d9\u05de\u05df \u05de\u05e1\u05d1\u05d9\u05e8 \u05d0\u05d9\u05da \u05de\u05e9\u05e4\u05d7\u05d5\u05ea \u05d9\u05db\u05d5\u05dc\u05d5\u05ea \u05dc\u05d7\u05e1\u05d5\u05da \u05db\u05d1\u05e8 \u05d4\u05e9\u05e0\u05d4 \u05d1\u05e8\u05d0\u05d9\u05d5\u05df \u05dc- YNET \u05e2\u05dc \u05d9\u05d5\u05e7\u05e8 \u05d4\u05d7\u05d5\u05e4\u05e9 \u05d4\u05d2\u05d3\u05d5\u05dc<\/a><\/li><li><a href=\"https:\/\/ahuza.co.il\/purchase-tax-first-apartment-haifa\/\">\u05de\u05e1 \u05e8\u05db\u05d9\u05e9\u05d4 \u05d3\u05d9\u05e8\u05d4 \u05e8\u05d0\u05e9\u05d5\u05e0\u05d4 \u05d1\u05d7\u05d9\u05e4\u05d4 2026, \u05de\u05d3\u05e8\u05d2\u05d5\u05ea, \u05e4\u05d8\u05d5\u05e8 \u05d5\u05d7\u05d9\u05e1\u05db\u05d5\u05df<\/a><\/li><li><a href=\"https:\/\/ahuza.co.il\/%d7%9e%d7%95%d7%9e%d7%97%d7%94-%d7%94%d7%a0%d7%93%d7%9c%d7%9f-%d7%93%d7%95%d7%a8-%d7%a0%d7%95%d7%99%d7%9e%d7%9f-%d7%91%d7%a2%d7%a8%d7%95%d7%a5-14-%d7%a7%d7%95%d7%a8%d7%90-%d7%9c%d7%a6%d7%a2%d7%99\/\">\u05d1\u05e8\u05d0\u05d9\u05d5\u05df \u05d1\u05ea\u05d7\u05e0\u05ea \u05e8\u05d3\u05d9\u05d5 &quot;\u05e0\u05d3\u05dc\u05e0\u05d9\u05e1\u05d8&quot;: \u05dc\u05de\u05d4 \u05de\u05e9\u05e7\u05d9\u05e2\u05d9\u05dd \u05e2\u05d3\u05d9\u05d9\u05df \u05e9\u05d5\u05d0\u05dc\u05d9\u05dd \u05e2\u05dc \u05d7\u05d6\u05d9\u05e8\u05d9 \u05d1\u05e8 \u05d5\u05d6\u05d9\u05d4\u05d5\u05dd \u05d0\u05d5\u05d5\u05d9\u05e8 &#8211; \u05d5\u05de\u05d4 \u05d1\u05d0\u05de\u05ea \u05e7\u05d5\u05e8\u05d4 \u05d1\u05e9\u05d8\u05d7<\/a><\/li><li><a href=\"https:\/\/ahuza.co.il\/%d7%93%d7%95%d7%a8-%d7%a0%d7%95%d7%99%d7%9e%d7%9f-%d7%91%d7%a4%d7%90%d7%a0%d7%9c-%d7%91%d7%a2%d7%a8%d7%95%d7%a5-14-%d7%91%d7%9e%d7%a7%d7%95%d7%9d-%d7%93%d7%99%d7%a8%d7%94-%d7%91%d7%94%d7%a0%d7%97\/\">\u05de\u05d5\u05de\u05d7\u05d4 \u05d4\u05e0\u05d3\u05dc&quot;\u05df \u05d3\u05d5\u05e8 \u05e0\u05d5\u05d9\u05de\u05df \u05d1\u05e2\u05e8\u05d5\u05e5 14 \u05e7\u05d5\u05e8\u05d0 \u05dc\u05e6\u05e2\u05d9\u05e8\u05d9\u05dd \u05dc\u05d4\u05db\u05e0\u05d9\u05e1 \u05e8\u05d2\u05dc \u05d1\u05d3\u05dc\u05ea &#8211; \u05d2\u05dd \u05d0\u05dd \u05d6\u05d4 \u05e8\u05d7\u05d5\u05e7 \u05de\u05d4\u05de\u05e8\u05db\u05d6<\/a><\/li><\/ul><\/div>","protected":false},"excerpt":{"rendered":"<p>As Israel&#8217;s real estate market and economy experience upheavals, in a recent interview at the Ynet studio, Dor analyzed the wave of price increases in the economy and explained how the right entrepreneurship and focus can help.<\/p>\n","protected":false},"author":2,"featured_media":5154,"comment_status":"open","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[32,31,29,1],"tags":[],"class_list":["post-5578","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-ahuza-in-the-media","category-ahuza-media","category-real-estate-investment","category-1"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.9 (Yoast SEO v28.2) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Dor Neuman: Planning Reform, Not Discounted Homes<\/title>\n<meta name=\"description\" content=\"Dor Neuman on planning reform, Channel 14 panel: instead of a discounted apartment, Israel needs a drastic reform to truly solve the housing crisis.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" 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