6-Room Penthouse 190 m² + Balcony 80 m² — Park HaYam, Bat Yam

Quick Facts

• Property Type: Penthouse — Secondary Market
• Total Area: 190 m²
• Rooms: 6 (Israeli standard: 1 living room + 5 bedrooms)
• Bathrooms: 3
• Toilets: 4
• Balcony: 80 m²
• Parking: 2 spaces
• Year Built: 2022
• Key Features:
  • 80 m² balcony
  • 2 dedicated parking spaces
  • Storage unit
  • Lift in building
  • Air conditioning
  • Mamad — mamad (safe room / bomb shelter built to Israeli standard)
  • Security bars on windows

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Property Description

This 190 m² penthouse on Arik Einstein Street sits in Park HaYam — Bat Yam’s southernmost waterfront quarter, where the Mediterranean is 0–200 m from front doors. Built in 2022, it is offered on the secondary market as a fully constructed, move-in unit in one of Israel’s newest beachfront districts.

Park HaYam penthouses are defined by views, outdoor volume, and ceiling height. This unit delivers an 80 m² balcony — a meaningful outdoor footprint equivalent to a mid-size apartment’s interior. The 6-room layout (1 living room + 5 bedrooms) accommodates large-family configurations or a combination of bedrooms and home-office use. Three full bathrooms serve the residential rooms; four total toilets ensure the penthouse functions without bottlenecks in a fully occupied household.

The unit includes 2 dedicated parking spaces — relevant at this price point, where parking availability is not incidental but built-in. A storage room is part of the unit allocation. The building is equipped with a lift. Air conditioning units are installed throughout. Security bars on windows and a mamad (safe room meeting Israeli building code) complete the property’s practical checklist.

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Location Analysis

Transportation

Park HaYam’s transit credentials are unique in Bat Yam: it is the only district with dual rail access. HaKomemiyut station (#34, the Red Line southern terminus) is within 5–10 minutes walk from Arik Einstein Street. Israel Railways Bat Yam–Komemiyut station, on the heavy rail line serving central Tel Aviv and Ben Gurion Airport, is 5–8 minutes walk. Travel time to Tel Aviv by Red Line: approximately 12 minutes (9 stops, end-to-end). Drive to Ben Gurion Airport via Highway 20: approximately 20–25 minutes.

Area Infrastructure

Park HaYam’s retail and services infrastructure is still maturing alongside its residential buildout, with anchor commercial completing as towers hand over. Within the broader southern Bat Yam zone: Bat Yam Mall (Big Fashion) on Yoseftal Blvd — 23,300 m², 130–153 shops, cinema — are within walking range. Rami Levy (Ha’Amal 20) and Shufersal Deal branches serve as grocery anchors for the area.

Beach access: Adam’s Rock Beach (the city’s largest, rehabilitated in 2023 with 60,000 m³ of new sand), Riviera/Marina Beach, and Sunset Beach (inaugurated August 2024, fully renovated) are all within 0–5 minutes walk from most Park HaYam addresses.

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Investment Perspective

At about ₪100,000/m², this penthouse is priced at the upper boundary of Bat Yam’s residential market and within middle range of Jaffa beachfront pricing, which commands ₪60,000–120,000+/m² for comparable coastal positioning. New construction asking prices in Park HaYam range ₪30,000–45,000/m², with premium penthouses reaching ₪55,000–60,000/m² (Madlan, Q4 2025).

The neighborhood’s historical trajectory is documented: within the Park HaYam zone, average transaction prices grew from approximately ₪2,980,000 in 2018 to ₪5,240,000 in 2022 — a 76% increase over four years (Madlan historical data). The average purchase price across Park HaYam reached ₪3,606,641 in January 2026. Average rental income is ₪8,800/month — 87% above the Bat Yam city average of ₪4,700/month.

Growth factors currently active in this district include: the Red Line metro connection to central Tel Aviv, the delivery of NXT Towers (Bat Yam’s first Park HaYam project to reach occupancy, 2025) and Zeitouni Park HaYam (first residents March 2026), and a planned 100-dunam central park anchoring the neighborhood’s master layout. Citywide, Bat Yam prices grew 30–45% over the past five years while remaining 40–60% below Jaffa beachfront — a gap that has been narrowing as Park HaYam’s completed tower stock establishes new price benchmarks.

Risk factor to note: approximately 10,000 apartments are planned for Park HaYam in total. Citywide unsold inventory rose 42% from end-2023 to November 2024 (Globes, January 2025). Buyers at this price point should assess absorption pace before concluding on liquidity timelines.

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Practical Information

Arnona (municipal property tax): For a 190 m² penthouse in Bat Yam, estimated arnona ₪11,000–15,000/year.

Vaad bayit (ועד בית — monthly building maintenance fee): In Park HaYam-class new towers, vaad bayit typically runs ₪600–1,000/month, covering lift maintenance, common-area cleaning, building management, and security.

Mas rehisha (purchase tax): The applicable purchase tax rate for a standard buyer (non-first property) is in the highest bracket — currently 10% on the amount above the relevant threshold. Olim hadashim — olim hadashim (new immigrants) purchasing their first property in Israel — qualify for a significantly reduced rate. Consult a licensed lawyer for current thresholds and to verify qualification. The tax liability at full rate on a ₪19,000,000 transaction is material; factor this into total acquisition cost.

Mortgage (mashkanta): Foreign residents and new immigrants can access Israeli mortgage financing, typically up to 50% loan-to-value for non-residents. At this price level, most buyers are expected to self-fund the majority of the acquisition or use offshore financing.

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Contact

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

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