5-Room Garden Apartment 140 m² + 140 m² Garden — Gan Ha’Ir, Bat Yam

Quick Facts

• Property Type: Garden apartment — secondary market
• Apartment Area: 140 m²
• Private Garden: 140 m²
• Rooms: 5 — living room + 4 bedrooms
• Bathrooms: 2
• Toilets: 3
• Parking: 2 dedicated spaces
• Year Built: 2013
• Building: Lift, gym, accessible facilities, storage room

Key Features

• 140 m² private garden with direct apartment access
• Mamad — reinforced safe room integrated into the unit
• 2 dedicated parking spaces
• Lift in the building
• On-site gym
• Air conditioning throughout
• Security bars installed on windows
• Accessible building facilities
• Storage room included

Property Description

This 5-room garden apartment on Ha-Nevi’im St sits in Gan Ha’Ir, Bat Yam, with 140 m² of interior space and a 140 m² private garden. The garden is the defining feature: it matches the apartment footprint and gives the unit an outdoor area rarely available in standard tower apartments.

The layout includes a living room, 4 bedrooms, 2 bathrooms, and 3 toilets. The mamad — a reinforced safe room required in modern Israeli residential construction — is integrated into the apartment rather than added as a separate compromise space. Air conditioning is installed throughout the unit, and security bars are already fitted on the windows.

The private garden works as a direct extension of the living area. For buyers comparing this unit with standard 5-room apartments, the practical difference is not only the extra outdoor area. It is the ability to use the garden for children, pets, outdoor meals, storage of outdoor equipment, and private hosting without relying on shared building space.

The 2013 building specification is stronger than Bat Yam’s older 1950s-1980s stock. The building includes a lift, gym, storage room, accessible facilities, and 2 dedicated parking spaces. This matters in Bat Yam because much of the older secondhand market still lacks parking, lift access, mamad rooms, and modern shared facilities.

Location Analysis

Transportation

Gan Ha’Ir is used by local agents and buyers as a named address within the broader Ramat HaNasi / western Bat Yam renewal zone. Red Line access depends on the exact entrance used on Ha-Nevi’im St. For the Ha-Nevi’im / HaSar Rabinovitch section, HaAmal Light Rail Station is listed at 433 m, about 6 minutes on foot; Yoseftal is listed at 461 m, about 7 minutes; Kaf Tet BeNovember is listed at 831 m, about 11 minutes. Bus stops on Ha-Nevi’im provide additional links to central Bat Yam, Holon, Rishon LeZion, Ramat Gan, and Tel Aviv-Yafo.

The Red Line R1 connects Bat Yam with Tel Aviv-Yafo, Ramat Gan, Bnei Brak, and Petah Tikva. For the Azrieli / HaShalom employment area, the practical door-to-door commute usually falls in the 25-35 minute range, depending on the chosen station, walking time, and whether the buyer uses light rail or Israel Railways. Highway 20 / Ayalon is the main car route on Bat Yam’s eastern edge, with access through the Yoseftal and HaKomemiyut corridors.

Area Infrastructure

Bat Yam Mall / Big Fashion on Yoseftal Blvd is the main retail anchor for the broader Ramat HaNasi and city-center area, with roughly 130 shops, a cinema complex, and large parking capacity. Rami Levy at Ha’Amal 20 is the key supermarket anchor for this part of Bat Yam.

For schools, the relevant public options in and around Ramat HaNasi include HaNasi Elementary on Livorno 17 and Harel Elementary on Kovshei HaHermon 4. ORT Ramat Yosef is the nearby secondary-school anchor, with technological and academic programs. School zoning in Israel is address-specific, so buyers with children should verify the exact catchment before signing.

MoBY Museums of Bat Yam and Heichal HaTarbut are within the broader Ramat HaNasi / Ramat Yosef cultural perimeter. The nearest beach zone is typically 1.5-2.5 km from Ramat HaNasi addresses, or about 20-30 minutes on foot depending on the exact route. Gan Ha’Ir also benefits from local public garden infrastructure, including the Begin City Garden area.

Investment Perspective

This listing should be evaluated against the modern Ramat HaNasi / Gan Ha’Ir segment, not against older walkup apartments elsewhere in Bat Yam. The current reference ranges for Ramat HaNasi are:

• Old-zone secondhand stock: ₪18,000-22,000/m²
• New-zone secondhand stock: ₪24,000-27,000/m²
• New construction such as MOMENT and comparable projects: ₪27,000-30,000/m²
• Average purchase price across Ramat HaNasi: about ₪3,047,862 in late-2025 data
• Comparable Tel Aviv new construction: ₪55,000-70,000/m²

The unit’s value logic is based on scarcity rather than standard apartment comparison. A 140 m² private garden attached to a 140 m² apartment is not the typical Ramat HaNasi product. Most new supply in the neighborhood is tower-apartment stock, while garden apartments with modern construction, mamad, parking, lift access, gym, and storage are much thinner in supply.

Ramat HaNasi remains Bat Yam’s main urban-renewal hub. The neighborhood has 30+ active developers and roughly 4,235 apartments in the construction, permit, or planning pipeline. MOMENT by Azorim is the flagship active project, with 714 apartments and completion expected in 2026-2027. The broader investment case is supported by Red Line access, continued urban renewal, and Bat Yam’s long-term price gap versus Tel Aviv. The main risk is also clear: active construction can create dust, noise, access changes, and neighborhood disruption for several years.

Practical Information

• Arnona: Bat Yam’s 2026 municipal tax rates use the 2025 rates plus the statutory 1.626% update. The municipality bills arnona either annually or in six bimonthly payments. For this specific apartment, the exact annual charge should be taken from the municipal account because garden/open-area treatment and measured apartment area can affect the bill.
• Vaad bayit: For a 2013 building with lift, gym, storage areas, and common-area maintenance, a working budget of ₪400-600/month is realistic for Bat Yam. Confirm the current building committee charge and any planned one-off repairs before contract signing.
• Mas rehisha: Purchase tax depends on buyer status. Israeli residents buying a sole residential apartment use progressive first-home brackets. Additional-home buyers and most foreign buyers are generally taxed from the first shekel, commonly 8% up to the relevant threshold and 10% above it. Olim hadashim may qualify for reduced treatment on a first residential purchase; the lawyer should calculate this before signing.
• Mortgage / mashkanta: Israeli mortgage financing is available to residents, new immigrants, and non-residents, but LTV and bank underwriting differ by buyer profile. Non-resident financing is commonly capped around 50% LTV, subject to bank approval, income documentation, and source-of-funds review.

Contact

To schedule a viewing or discuss this garden apartment, contact us at +972-50-923-3202 or [email protected].

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