District 4, Tel Aviv — the other side of Ibn Gvirol

District 4 is the strip east of Ibn Gvirol: Bnei Dan and HaRav Kosovsky to the north, Kaplan to the south, the Ayalon to the east. Four neighbourhoods sit inside it — the northern New North (the Yehuda HaMaccabi quarter), the area around Kikar HaMedina, the southern New North, and Sarona.

And if District 3 ends at Ibn Gvirol and District 4 begins there, it is worth saying straight away: one street, two completely different markets.

It all starts with the size of the plot

About District 3 I wrote that the plots are small, and that this is what kills urban renewal there. Here the picture is reversed.

The plots in District 4 are large and wide, and so are the streets. There is far more greenery scattered between the buildings.

And the building styles are varied in a way you will not find west of Ibn Gvirol: new seven-storey boutique buildings, old three-storey blocks on pillars, and towers.

That is not an aesthetic detail. It is what decides what can be built here at all — and what you get when you buy.

Which is why the apartments here are built differently

A large plot makes digging possible, and a large plot makes it worth the cost.

So most of the new projects in District 4 come with ordinary underground parking — not a stacker, not a clever workaround, a car park. In District 3 that barely exists.

And there is something else here that almost nobody talks about: the district is further from the sea, so the groundwater problem is smaller.

That sounds technical, but the consequence is entirely practical: it was possible to build storage units on the basement levels. West of Ibn Gvirol, close to the sea, that is far harder.

Geology becomes specification, and specification becomes price.

The apartment mix is different too. The new projects here contain very few small apartments. The standard is higher, and the apartments are larger.

Who lives here, and why

Here you can simply invert what I wrote about District 3.

There were fewer nursery clusters, fewer primary schools and fewer secondary schools there — and families moved north or east. District 4 is that “east”.

There are a great many schools, nursery clusters and secondary schools here. There is greenery. There are large apartments with parking and storage.

Which is why there are far more families here, and far more demand for large apartments.

The demographic here is well-off, but also older than in District 3. In this district you will also find a fair number of retirement homes — and that says more about an area than it first appears.

Retail — concentrated, and therefore quiet

About District 3 I wrote that retail is the story, and that it runs almost unbroken along every street.

Here it is concentrated. Around Kikar HaMedina, a little on Pinkas, all of Ibn Gvirol of course, and a little on Weizmann, Be’eri and Yehuda HaMaccabi.

There is no café under every building. And there is none of the stream of people walking the streets west of Ibn Gvirol.

The result is simple: this district is far quieter.

And it shows in something entirely everyday — if you have friends over for dinner, they will find a parking space on the street. In District 3 that is a joke.

And the light rail changes the picture here

Today the district runs mostly on buses and on the private car. That is about to change.

The light rail’s Purple Line crosses the district from east to west along Arlozorov, with stops at the Arlozorov terminal, Savidor Center, Arlozorov, Ichilov and Ibn Gvirol.

And the detail that matters most: at Savidor Center it connects to Israel Railways. Which means someone living here will be able to reach Haifa or Be’er Sheva by train without touching a car.

It is the one thing in this district not yet fully priced in.

Who buys here, and at what price

Most buyers of new-build apartments in District 4 are buying to live in, not to invest. That follows directly from what I wrote above: when most of the apartments are four rooms and up, the small investor simply is not here.

And to the numbers. As of October 2026, new projects in the district offer apartments at around ₪50,000 per square metre — and that is new-build from the developer, some of it already ready to move into.

One example: in Acro’s project on Moshe Sharett street you will find large three-room apartments, with parking and a storage unit, at around ₪5 million.

The rental picture is clearer still. Demand here is very high — you will not find empty apartments in this district, and you will not find apartments let below market. And here too the strongest demand is for large apartments, four rooms and up.

And what has happened to prices here — without dressing it up

I am not going to write a guide to this district without saying it: prices here have fallen by around 25% from 2023 to today.

But a number without its context is half a lie, so here is the context: that fall came after a very sharp rise between 2019 and 2023.

In my professional judgement this is not a collapse. It is a market that corrected itself.

And for anyone reading this as a buyer, the meaning is simple: if you want a large apartment with a car park and a storage unit in Tel Aviv, that window is open now and was not open in 2023.

So how do you choose between the two sides of the street

I am asked this often, and my answer is short.

In District 3 you are buying the street. In District 4 you are buying the apartment.

West of Ibn Gvirol you are paying for the location, for the sea and for life on the street — and the apartment itself is usually old, without parking and sometimes without a lift.

East of Ibn Gvirol you are paying for a large apartment with a car park, a storage unit and a safe room, in a neighbourhood with schools — and the street is quieter.

Neither is “better”. They answer two different questions.

The bottom line

District 3 is where you want to walk out of the house.

District 4 is where you want to come home to.