TAMA 38 in Petah Tikva is one of the most updated issues in the city — but also one of the most confusing. On the one hand, Petah Tikva was one of the most active cities in the country for TAMA 38 until 2022. On the other hand, the reform in 2022 changed the rules, and in 2026 we are in a new transition phase. Here is the full situation — what is still active, what has ended, and what apartment owners need to know.
What is TAMA 38 anyway?
TAMA 38 = National Outline Plan 38. Approved in 2005 and its goal: Strengthening old buildings against earthquakes, while adding building rights to the developer in return. The rationale — without an economic incentive, developers will not strengthen old buildings. With TAMA 38, a developer receives rights to build 2-3 more floors (TAMA 38/1) or to demolish and rebuild (TAMA 38/2) — in exchange for strengthening the structures and improving the building.
The difference between TAMA 38/1 and TAMA 38/2
TAMA 38/1 (reinforcement + expansion): The existing building is reinforced, an elevator is added, a separate entrance for each apartment, balconies, and another 2-3 floors above. Existing apartments receive an extension of 12-18 square meters. The tenants remain in the building during construction (six months-a year of discomfort). A relatively quick process (2-3 years from the start of signatures to the completion of construction).
TAMA 38/2 (Demolition and Reconstruction): The old building was completely demolished, and a completely new building was built in its place. The tenants receive a new apartment, 22-30 square meters larger, in a modern building with an elevator, underground parking, and all the new devices. But — they have to leave the building for 3-4 years (the developer pays rent). A long process, the result — a new apartment in place of the old one.
The status of TAMA 38 in Petah Tikva — how we got to 2026
The Golden Years (2015-2021): Petah Tikva was second in the country after Tel Aviv in the number of TAMA 38 projects. Dozens of buildings in Sha'ariya, Akhdut, Kfar Ganim, and Em Moshavot underwent reinforcement and expansion. Apartment owners saw the value increase by 30-50% within 3 years.
The 2022 reform: On October 1, 2022, the Administrative Committee for Urban Renewal Complexes froze the national TAMA 38 plan. The official reason: a desire to move to a "complex" model (evacuation-construction) instead of single building projects. The impact — projects that have already begun continue according to the old rules, new projects are required to obtain a specific planning permit through the local authority.
Status 2026: In practice — Petah Tikva continues to advance TAMA 38 projects, but at a slower pace and through local approval tracks. Much of the new activity is being transferred to the evacuation-construction track in large complexes (such as in Unity).
Want to understand the difference between TAMA 38 and Pinui-Binui? A complete guide to urban renewal — Pinui-Binui and TAMA 38 ←
Where is TAMA 38 active in Petah Tikva in 2026?
Sha'ariya: TAMA 38/2 projects continue mainly on the old streets (Zeev Jabotinsky, Herzl, and more). New proposals are coming in at a rate of 1-2 per month. Most of the projects are led by well-known local entrepreneurs.
Unity: Mainly TAMA 38/2 in buildings that did not enter the large evacuation-construction complexes. The pace is relatively slow because the municipal authority prefers the complex evacuation-construction route, which produces a broader result.
Mahane Yehuda: TAMA 38/1 (reinforcement + expansion) is active in several buildings. The neighborhood has only begun to receive significant attention from developers in recent years. A promising future for apartment owners.
Kfar Ganim: New projects are starting at a slow pace. The neighborhood is relatively new (1980s-1990s) — therefore fewer buildings need urgent structural reinforcement, and fewer incentives for developers.
What does a tenant actually receive in TAMA 38 in Petah Tikva in 2026?
TAMA 38/1: Adding a living room to each apartment (8-9 square meters room). Elevator. Renovation of the building's facade. Adding a balcony (usually 6-10 square meters). Expansion of the apartment by 12-18 square meters. In some projects — parking.
TAMA 38/2: A new apartment is 22-30 square meters larger than the existing apartment (for example: 3-room apartment 70 square meters → 4-room apartment 95-100 square meters). In a completely new building. With an elevator, underground parking, storage room, lobby. Meets all new construction standards (environmental quality, energy saving).
Additionally (in both tracks): Full bank guarantees. Lawyer on behalf of the tenants — fees from the developer. Engineering consulting. Rent during construction (in TAMA 38/2 only).
How much is your apartment worth — 2026 data
Apartment in an active TAMA 38/2 complex at the building permit stage: a premium of 15-25% above the normal market price. For example: a second-hand 3-room apartment in Unity for 1.55 million "clean" → 1.78-1.94 million if the project is in the permit stage.
Apartment in a complex at the advanced signature stage (80%+): 10-15% premium.
Apartment in the complex at the initial signature stage (40-60%): 5-10% premium.
Apartment in a building without a serious developer: 0%. In fact, no impact on the price.
Want to know how much your apartment is worth, including the TAMA 38 premium? Free valuation — including the urban renewal premium ←
When to sign and when to wait (2026)
Sign if: Most signatures in the complex are over 75%. Developer with proven experience (5+ completed projects). Full bank guarantees. Your own lawyer (fees from the developer). Final design plan of the apartment.
Wait if: Most signatures below 50%. New developer on the market. Unusually generous offer (warning sign — the developer will most likely not comply). Lack of clarity about timelines.
Never sign without: Your own lawyer. A sales law guarantee. A rent guarantee (in the TAMA 38/2). Approval from the Ministry of Construction.
TAMA 38 or evacuation-construction — which is better for an apartment owner?
TAMA 38 is preferable if: You want a relatively quick process (2-4 years). Your building is single or small. You want to stay in the building during construction (in TAMA 38/1). Less bureaucracy.
Clearance-construction is preferable if: Your building is part of a complex of 4+ buildings. You are prepared for a longer process (5-8 years). You want a completely renovated neighborhood. You want a larger additional rights (usually 30-40 square meters instead of 22-30 square meters).
In practice: In Petah Tikva in 2026, the municipal authority prefers evacuation-construction in complexes. TAMA 38 continues for smaller projects.
What to do now if you are an apartment owner
Step 1: Check the status of your building. Has TAMA 38 been proposed? At what stage? How many signatures? Which developer? (If you're not sure — I can check for you).
Step 2: If there is an active project — schedule a meeting with a lawyer who specializes in urban renewal (fees from the developer, not from you). He will evaluate the proposal.
Step 3: If the project meets the criteria (signatures, serious developer, guarantees) — sign. If not — wait or demand a correction.
Step 4 (if you want to sell): Know your premium. An apartment in an active complex is worth 10-25% more than a regular apartment on the same street.
Want to understand your market in Petah Tikva? Free valuation, no cost and no obligation.
Frequently Asked Questions
What is the status of TAMA 38 in Petah Tikva in 2026, and what is the main difference from before?
In 2026, TAMA 38 in Petah Tikva continues, but at a slower pace and mainly through local approval tracks, in contrast to the golden years (2015-2021) when the city was one of the leaders in the country. The 2022 reform shifted the emphasis to complex projects such as evacuation-construction, and new projects now require a specific planning permit from the local authority. For a more in-depth understanding of the changes and implications, it is recommended to consult a real estate expert like Mordechai Nisnov.
In which neighborhoods in Petah Tikva are TAMA 38 projects still active in 2026, and what type of projects?
In 2026, neighborhoods like Sha'ariya and Mahane Yehuda are still active in TAMA 38. In Sha'ariya, TAMA 38/2 (demolition and reconstruction) projects continue on old streets like Ze'ev Jabotinsky, with new proposals at a rate of 1-2 per month. In Mahane Yehuda, there is TAMA 38/1 (reinforcement and expansion) activity in several buildings, with a promising future for apartment owners. To check the specific potential of your building, you can use the expertise of Mordechai Nisnov.
What does a tenant actually receive in the TAMA 38/2 (demolition and reconstruction) project in Petah Tikva?
In the TAMA 38/2 project in Petah Tikva, a tenant receives a new apartment that is 22-30 square meters larger than the existing apartment, in a completely new building that includes an elevator, underground parking, storage room and lobby, and meets all the new construction standards. For example, a 3-room apartment measuring 70 square meters can be transformed into a 4-room apartment measuring 95-100 square meters. In addition, tenants receive full bank guarantees, a lawyer on behalf of the tenants, and rent during construction. For comprehensive advice on your rights, contact Mordechai Nisnov.
How much is an apartment in Petah Tikva worth that is in an active TAMA 38 project in 2026?
An apartment in the active TAMA 38/2 complex in Petah Tikva, which is in the building permit stage, can enjoy a premium of 15-25% above the regular market price. For example, a second-hand 3-room apartment in Ehta worth 1.55 million NIS can reach 1.78-1.94 million NIS if the project is in the permit stage. In advanced signature stages (80%+), the premium is 10-15%, and in initial signature stages (40-60%) the premium is 5-10%. To receive an accurate valuation of your apartment, including an urban renewal premium, contact Mordechai Nisnov.
When should you sign the TAMA 38 agreement in Petah Tikva, and when is it better to wait?
It is recommended to sign a TAMA 38 agreement in Petah Tikva when the majority of signatures in the complex are over 75%, the developer has proven experience (5+ completed projects), full bank guarantees are in place, you have your own lawyer (whose fees are paid by the developer) and a final design plan for the apartment. It is better to wait if the majority of signatures are below 50%, the developer is new to the market, or there is a lack of clarity regarding the schedules. For professional guidance in the signing process, contact Mordechai Nisnov.
Do you have another question? Call 052-625-9846 or send a message .
