There’s one question that repeatedly comes up in conversations with investors:

“Is it still possible to enter an attractive real estate deal in Herzliya — or have we already missed the opportunity?”

The answer depends on a more important question: which area of Herzliya are we talking about?

There are areas in Herzliya where it is already too late to invest. And then there is the part of Herzliya that has not yet been built — but is already in advanced planning stages.

Where Is It Worth Investing in Land in Herzliya?

The Northern District, promoted by the National Committee for Preferred Housing Complexes (VATMAL), currently represents the main attraction point for investors seeking an investment with significant return potential and long-term economic opportunity.

	Current Status	Potential	Relative Entry Price	Suitable For…
Northern District (TAML 3006)	Planning Stage – Prior to Approval	High	Relatively low for the area	Medium-term investment horizon

Why specifically Herzliya? Because it is a city that continues to develop in a strategic central location. While the national market experiences fluctuations, Herzliya maintains stability and strength. As of early 2026, the price of a 5-room apartment in the city stands at approximately ₪4.49 million — around 58% above the national average. These figures tell a clear story of strong demand and prestige that preserves its value.

Spotlight on Herzliya’s Northern District (TAML 3006 – Metro & Park Plan): What Is Actually Planned There?

Herzliya’s Northern District is located at the junction between Herzliya, Ra’anana, and Kfar Shmaryahu. The government declared it a preferred housing complex as early as May 2019, and since then it has been promoted through VATMAL — the National Committee for Preferred Housing Complexes. This route significantly shortens bureaucratic procedures compared to standard planning tracks.

The governmental status and accelerated planning process make the “Herzliya Valley” complex far more than just another project — it is a massive development spanning approximately 1,500 dunams, with plans for around 14,900 apartments, hundreds of thousands of square meters of commercial space, and an unprecedented ₪6 billion infrastructure budget that has already been approved.

The most important factor for investors here is the limited supply. In practice, this is likely the final opportunity to invest in a land reserve of this scale within a prime-location city, just before the plan reaches deposit approval.

What’s Important to Know About the Project?

What Is Being Examined	The Data
Project Area	Approx. 1,500 Dunams
Planned Residential Units	Approx. 14,900
Senior Housing Units	600
Commercial & Employment Areas	Approx. 500,000 sq.m.
Approved Infrastructure Budget	Approx. ₪6 Billion
Minimum Equity – Residential	Approx. ₪800,000
Minimum Equity – Offices	Approx. ₪350,000 (100 sq.m.)

Expected Project Timeline: From Planning Stage to Building Permits

Year	Stage
May 2019	Declared an accelerated VATMAL track
March 2025	Roundtable discussion completed
May 2026	Plan approved for deposit through VATMAL
Q1 2027	Official plan deposit
Q4 2027	Detailed plan approval
2030	Building permits

The project’s greatest strength is its geographic location. The complex sits precisely at the strategic junction between the municipal borders of Herzliya, Ra’anana, Kfar Shmaryahu, and the Hof HaSharon Regional Council. From a transportation perspective, it offers exceptional accessibility with immediate connections to the Ayalon Highways and Highway 531, alongside planned proximity to a train station, metro route, and the Green Line — ensuring fast and convenient access throughout the Tel Aviv metropolitan area.

What Is Planning Arbitrage and Why Is It the Foundation of the Investment?

Planning arbitrage is the core principle behind investment in the Northern District: purchasing land before plan approval, prior to the land value increase — and realizing the upside potential once the plan is approved.

The rationale is simple and logical: when you buy land before its zoning plan is approved, you pay a lower price that reflects its early-stage planning status. As the plan progresses and gains approvals, certainty increases — and naturally, the land value rises as well. This is not magic; it is a fundamental principle of the real estate market.

Proven in Practice:

Project	Entry Year	Entry Price	2026 Price	Increase
SOUTH GATE, Herzliya Pituach	2019	₪4,950/sq.m.	₪14,000/sq.m.	282%
The New North, Glilot Complex	2009	₪400,000/unit	₪1,800,000/unit	437%

These are market figures from projects marketed by Trigo Entrepreneurship & Real Estate Investments. They do not guarantee future performance, but they illustrate the investment potential.

Is It Worth Investing in Land in the Herzliya Valley Project?

The expected evacuation of Herzliya Airport in 2027 is the catalyst driving the project forward and creating a rare opportunity. The decision to clear the airport by August 2027 enables the development of rare land reserves in the heart of one of Israel’s most strategically demanded regions.

The strategic advantages of the land:

• Planned rezoning from airport land into residential and employment complexes.
• Documented governmental backing with an approved budget.
• Strategic location between Herzliya Pituach and Kfar Shmaryahu.

What Is the Potential of Herzliya’s Northern District?

Beyond residential opportunities, the district also offers compelling potential within the business market. Following a sharp rise in office prices across the Sharon region over the last decade, northern Herzliya represents the final major employment reserve in the area. The planned business tower within the Herzliya Valley complex directly addresses companies seeking a prime location with strong transportation accessibility.

Bottom line: because this is effectively the final office reserve between Herzliya and Ra’anana, the profit potential is significant — but it is mainly suited for investors who have the patience to wait for the final approval stages of the plans.

How Is the Investment Actually Structured? The Trigo Entrepreneurship & Real Estate Investments Model

TAML 3006 (the Northern District) is a national outline plan that does not allow private individuals to independently purchase and develop land on their own.

For this reason, investment groups are formed to consolidate private buyers and create meaningful purchasing power and project management capabilities.

One of the prominent players within the complex is Trigo Entrepreneurship & Real Estate Investments (founded in 2009 by Tal Peretz, a former Shayetet 13 combat officer), which markets and manages the “Herzliya Valley” project within the district. The company was founded with one goal: to create an economic anchor and financial security for investors. Not merely to present opportunities — but to accompany them from acquisition through final delivery under a full entrepreneurial framework. Trigo investors are true partners throughout the journey — benefiting from close guidance during all planning and construction stages, full transparency, and professional commitment to managing the process from start to finish.

Also important to know: The SOUTH GATE project in Herzliya Pituach is currently in advanced construction stages, while The New North project in the Glilot complex has already been approved for deposit with VATMAL and is awaiting detailed planning approval. Proven experience does not guarantee future success, but it is an important indicator when evaluating your long-term investment partner.

Who Is This Type of Land Investment Suitable For (and Who Is It Not Suitable For)?

• If you have available equity and are looking for an asset with growth and appreciation potential — rather than immediate rental yield.

Not suitable if:

• Your available capital is intended for an immediately occupiable primary residence.

Questions & Answers: What Do Investors Actually Ask Us?

When is construction expected to begin? In development real estate, patience is key. According to the project’s current schedules, building permits are expected around 2030.

Will the land be registered in my name in the Land Registry (Tabu)? Upon completion of the transaction and full payment, the land is registered in your name in the Land Registry. Registration dramatically impacts future sale flexibility. In projects of this type, the recommendation is to ensure that you are purchasing rights in privately registered land.

Is the required equity the final amount I will pay? No. The initial equity (approximately ₪800,000 for residential or ₪350,000 for office investments) grants ownership rights in the land at the current stage. It is important to understand that additional expenses will arise later in the process, including betterment tax (a municipal levy paid upon land value appreciation), followed by construction costs. A professional company such as Trigo Entrepreneurship & Real Estate Investments should present a projected expense estimate in advance.

What is “VATMAL” and what does it mean for me as an investor? VATMAL (The National Committee for Preferred Housing Complexes) is the state’s accelerated planning route. When a major project enters this framework, it becomes subject to legally defined planning approval timelines. For investors, this means a substantial reduction in years of bureaucracy and increased project certainty.

Can I sell the land during the process? And who assists me with the sale? One of the advantages of investing in private land is the ability to sell it at any time. You may decide to sell your rights at any stage along the way — for example, immediately after the plan is approved and the land value rises (realizing the planning arbitrage).

How can I know that the managing company is trustworthy? The most valuable asset of any real estate company is satisfied investors who return for additional deals. Perform background checks, ask to review proven historical data from previous company projects, and most importantly, request to speak with prior investors who have already gone through the process with the company. A confident company will gladly connect you with them.

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The opportunity in Herzliya’s Northern District is clear: this is strategic land backed by an approved governmental budget, promoted through an accelerated planning track, and managed by a highly experienced company with proven results in the field.

At the same time, the full picture also requires patience. This is an appreciation-based investment, and as such it requires the ability to wait through statutory planning procedures.

At Trigo Entrepreneurship & Real Estate Investments, the approach is simple: true partnership is built on complete transparency, without hidden clauses. If you understand the nature of the investment and are interested in examining your suitability for the “Herzliya Valley” project — we invite you to schedule a meeting with us.

Leave your details and a real estate investment advisor will contact you for an initial no-obligation consultation. Project page link – to be added.

This article was written based on market data, official planning documents, and company materials. It does not constitute investment, financial, or legal advice.

Official sources for independent review: Israel Land Authority | National Committee for Preferred Housing Complexes – gov.il