# Sde Dov in 2027: What Will Be Built, What Will Open and What Will Still Have to Wait In 2027 Sde Dov will remain mainly a district under construction, with infrastructure, foundations and frames. The first occupancy in Eshkol is planned only from 2029, and Eshkol, Centre and North are progressing at different paces. _Updated 2026-10-08._ Source: https://sdedov.city/en/blog/2027 --- ## Sde Dov in 2027: a year of frames and infrastructure, or a year of first residents? Sde Dov in 2027 will remain mainly a district under construction: according to the district's opening-order guide, the years 2024 to 2028 are devoted to infrastructure, foundations and frames, and the first occupancy in Eshkol is planned only from 2029. This post was written in October 2026, about five months before a planned land handover in the Centre complex in the first quarter of 2027. The district's openings register, updated to 23/08/2026, states that as of that date there is not yet any business, venue or building open in Sde Dov. Between the expected land handover in Centre and the date by which Tel Aviv-Yafo Municipality estimates it will complete the Levi Eshkol Bridge over Rokach Boulevard, towards autumn 2027, there is a period that the guide defines as “infrastructure and first buildings”. The difference between what is actually happening and what is merely planned is the axis of this article. On some Eshkol lots there is already work on the ground, while on some Centre lots a design plan has only been approved or land has only been handed over. Both are recorded under the heading “2027”, but they are not the same stage for anyone trying to understand what will actually be visible in the district this year. To understand the difference, it is worth separating the district's three complexes, Eshkol, Centre and North, which are progressing at different paces. ## What is the difference in pace between Eshkol, Centre and North in 2027? According to the district map, which is based on plan TA/4444, Sde Dov is divided into three complexes progressing at different paces: Eshkol in the south, Centre in the middle and North in the north. Eshkol is the only one where active construction work can already be seen on the ground; Centre is at the stage of design approvals and land handovers; North is still at the beginning of the road, a relatively short time after the land tenders closed in 2025. The following data, based on the Shavno lot catalogue and the district's opening-order guide, summarise the situation as of October 2026: This timeline, which comes from the district's opening-order guide and the Shavno lot catalogue, shows that the gap between Eshkol and North is not just a matter of a few months, but a gap of an entire planning stage. Eshkol is already in active execution, Centre is still at the stage of approvals and handovers, and North has not yet set out at all. Complex: Eshkol; Status 2026: Residential lots 101, 103, 107, 110 and 111 under construction on site; lot 101 received a full building permit in March 2026; Expected milestone in 2027: Frame works continue; the Levi Eshkol Bridge over Rokach Boulevard is estimated to be completed towards autumn 2027; Estimated occupancy: Around 2029 Complex: Centre; Status 2026: Design approvals for lots 2226, 2270, 2103, 2207 and others; the Reut Hospital campus was already approved in 2024; Expected milestone in 2027: Land handover for lot 2227 in the first quarter of 2027; Estimated occupancy: 2031 to 2035 Complex: North; Status 2026: Land tenders closed in 2025; the three seafront lots 3101, 3105 and 3106 were approved in July 2026; Expected milestone in 2027: The register supplied for this article is silent on a specific milestone in 2027; Estimated occupancy: After Centre, within the 2031 to 2035 range ## Which lots in Eshkol move from excavation and shoring to the frame during 2027? The sources supplied for this article do not give a full list of all the Eshkol lots moving to the frame in 2027. They document several example lots that are at this stage, or close to it, as of the end of 2026. Three of them, according to the Shavno project catalogue, are ASHIRA on lot 101, RAINBOW Tel Aviv on lot 111 and UTOPIA on lot 103. Lot 101, ASHIRA, developer Avisror Moshe & Sons: a full building permit was received in March 2026, and by the end of 2026 the shoring and foundations had been completed and the basement slab was in progress. The project includes 406 apartments, with estimated handover in 2030. Lot 111, RAINBOW Tel Aviv, developer Israel Canada: under construction by Ashtrom since January 2026; of 459 apartments, 275 had been sold by August 2026. Lot 103, UTOPIA, developer Nahmias Group: under construction since October 2025; the developer sets handover at about 40 months from October 2025, so the target falls around the beginning of 2029 and not within 2027 itself. Beyond these three lots, we have no public register detailing which other lots in Eshkol move from excavation and shoring to the frame precisely during 2027. Anyone who wants to follow further construction updates can read what is being built now in Sde Dov, which documents the state of construction complex by complex. ## What does the land handover in the Centre complex in the first quarter of 2027 mean? A land handover is an early stage of construction, not the start of work on site. On lot 2227 in the Centre complex, owned by the developer Luzon-Ronson, the land handover is planned for the first quarter of 2027, according to the Shavno lot catalogue, after the design plan was approved on 21/01/2026. A commercial name for the project has not yet been published. In practice, a land handover means that the developer receives legal access to the site and can begin fencing, ground surveys and preparatory work, not a frame or concrete pouring. That is the practical difference from lots such as 101 and 111 in Eshkol, where the foundations have already been completed and frame works are actually advancing, as described in the previous section. Most Centre lots are still at the design-approval stage and not under construction. Lot 2226, owned by Dan Real Estate, received design plan approval on 20/05/2026 for about 437 apartments, according to the district's openings register; a commercial name for the project was not published in the sources examined. The GINDI VOGUE project, on lots 2206 and 2255, has been on the market since June 2025, according to the Shavno lot catalogue, with expected occupancy five to seven years from August 2026; the developer's identity is reported inconsistently in the sources examined, and is therefore not cited here. FIRST by Hagag, by the Hagag Group, on lot 2270, received design plan approval in March 2026, and the permit is in process, according to the Shavno lot catalogue. Alongside the residential lots, the Reut Hospital campus plan was already approved in February 2024, according to the district's openings register, and anchors a permanent public use in the Centre complex even before the residential lots around it reach construction. As of October 2026, on most Centre lots there are not yet any visible cranes, site fencing or earthworks, unlike the situation in Eshkol. ## Levi Eshkol Bridge: will it be completed towards autumn 2027? Work on the Levi Eshkol Bridge, intended for pedestrians and cyclists over Rokach Boulevard, began on 19/07/2026. Tel Aviv-Yafo Municipality estimates a construction period of about 15 months, so according to that schedule completion is expected towards autumn 2027, provided the pace is maintained. The bridge appears in the register as one of the few transport projects within the district with a defined completion target for 2027, while most of the other records for that year concern planning approvals and not infrastructure works on the ground. The bridge connects the Eshkol complex to Yarkon Park (Gan Yehoshua) without going down to the road, and is intended to be one of the first significant routes connecting the emerging district to the open space south of it. The autumn 2027 date is the municipality's estimate of the duration of works from the moment construction began, and not a binding opening date. Delays in municipal infrastructure projects are not uncommon, and anyone planning to rely on the bridge by that date should follow further updates as they come. ## When will the Green Line reach Sde Dov? Not in 2027. The section passing through Sde Dov is slated, according to the Ministry of Transport, for 2030, while the phased operation in 2028 relates only to the southern part of the line. The Light Rail Green Line is a line 39 kilometres long with 62 stations, and at full operation it is expected to carry about 275 thousand passengers a day, according to the Ministry of Transport's announcement. The line itself is progressing in parallel in other sections of the city, but the section passing through Sde Dov remains in the later of the two schedules that the Ministry of Transport has published. So 2027 is a year in which NTA and the Ministry of Transport continue infrastructure works on the line, without any section passing through Sde Dov opening to passengers that year. Anyone living or working in the district in 2027 will continue to rely on other means of transport, and the future light rail station mentioned near lot 303 (Zohara Levitov) remains, according to the register, a future target and not an active station. ## What is not expected in Sde Dov in 2027: residents, shops and schools Three things that many people expect are not expected in Sde Dov in 2027: first residents, active retail and an open school. The district's openings register, updated to 23/08/2026, states explicitly that the first occupancy in Eshkol is expected only around 2029, and that the retail floors beneath lots 101 to 111 are the first that will be able to operate, also not before that date. The district's education campus, on lot 409, was handed over to the developer Pangea Sde Dov as early as August 2024 in the municipal tender, according to the district's openings register, but the sources supplied for this article do not state an actual opening date for a school or an active study campus in 2027. Handing over a lot in a tender is not equivalent to opening an educational institution. Anyone looking today for everyday services, such as a hairdresser, a salon or a gym, will continue to rely on the neighbouring neighbourhoods at this stage. The conditions under which retail designations within the district itself will be able to materialise, lot by lot, are detailed on the services in Sde Dov page, which tracks what the district plan permits in each unit. ## Frequently asked questions When will the first residents move into Sde Dov? The first occupancy in the district is expected to begin around 2029, and only in the Eshkol complex in the south of the district. So states the district's openings register, updated to August 2026, which also notes that the retail floors beneath lots 101 to 111 are the first uses that will be able to operate, not before that date. Lots in the Centre and North complexes are planned to be occupied later, in the range between 2031 and 2035. When will the Levi Eshkol Bridge over Rokach Boulevard be completed? Tel Aviv-Yafo Municipality estimates that the bridge will be completed towards autumn 2027, about 15 months after work began on 19/07/2026. The bridge is intended for pedestrians and cyclists and connects the Eshkol complex to Yarkon Park without going down to the road. The autumn date is an estimate of the duration of works and not a binding date, and delays in municipal infrastructure projects are not uncommon. Will the light rail reach Sde Dov as early as 2027? No. The Ministry of Transport plans to operate the section of the Green Line passing through Sde Dov only in 2030, while the phased operation in 2028 is intended for the southern part of the line only. The Green Line at its full length extends over 39 kilometres with 62 stations, and is expected to carry about 275 thousand passengers a day. In 2027 works on the line continue, but without an active section inside the district. Which lots in Sde Dov are under active construction as early as 2027? The five residential lots 101, 103, 107, 110 and 111 in the Eshkol complex, according to the Shavno lot catalogue. Lot 101, ASHIRA, received a full building permit in March 2026 and completed foundations and shoring; lot 111, RAINBOW Tel Aviv, is under construction by Ashtrom since January 2026, with 275 of 459 apartments sold by August 2026. The Centre and North complexes are still at the approvals stage and not under construction on site. What is the difference between a land handover and the actual start of construction in the Centre complex? A land handover means that the developer receives legal access to the site, not that frame construction works begin. On lot 2227 in the Centre complex, owned by Luzon-Ronson, the land handover is planned for the first quarter of 2027 according to the Shavno lot catalogue, after the design plan was approved on 21/01/2026. At this stage the developer can fence the site and carry out ground surveys, unlike lots in Eshkol where the foundations have been completed. Will a school open in Sde Dov in 2027? Not according to the existing register. The education campus on lot 409 was handed over to the developer Pangea Sde Dov in August 2024 in the municipal tender, according to the district's openings register, but the public sources examined do not state an actual opening date for an educational institution. Handing over a lot in a tender is an early planning stage, not the start of educational activity, and as of October 2026 there is no declared date for opening a school in the district. --- _Sde Dov: an independent guide to daily life in Sde Dov, Tel Aviv. Every number carries a source and a date._ _HTML version: https://sdedov.city/en/blog/2027_