6-Room Penthouse 211 m² + Terrace 96 m² — Ramat HaNasi, Bat Yam

Quick Facts

• Property Type: Penthouse
• Total Area: 211 m²
• Rooms: 6 (1 living room + 5 bedrooms)
• Bathrooms: 3
• Toilets: 3
• Terrace: 96 m²
• Parking: 2 spaces
• Year: 2026
• Condition: Fully renovated
• Key Features:
  • 96 m² terrace with pool
  • 3 full bathrooms
  • 2 parking spaces
  • Gym, lift, 24/7 security
  • Air conditioning throughout
  • Storage unit
  • Mamad (built-in safe room)
  • Wheelchair-accessible

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Property Description

This 211 m² penthouse with a 96 m² terrace and pool sits on HaRav Nissenbaum Boulevard in Ramat HaNasi — Bat Yam’s most active urban renewal hub — with the Red Line light rail stop at street level, 2 minutes walk from the front entrance. The unit is presented on the secondary market in fully renovated condition, 2026.

The layout spans 6 rooms: 1 living room and 5 bedrooms, with 3 full bathrooms and 3 separate toilets — a configuration suited to a large family or live-in staff arrangement. The 96 m² private terrace includes a pool. Every room is air-conditioned. The mamad — mamad (מַמַ”ד, a reinforced safe room built into the apartment structure) meets current Israeli Home Front Command standards. The unit includes a dedicated storage room and is wheelchair-accessible throughout.

The building is Uptown Tower (מגדלי אפטאון) at 35–37 HaRav Nissenbaum Boulevard — a completed pair of residential skyscrapers developed by Moshe Aharoni / N.d.N. Marketing Ltd, constructed by Danya Cebus, and designed by Yasky Mor Sivan architects. Tower 1 stands 162 m across 50 floors with 184 apartments; Tower 2 reaches 126.7 m across 34–36 floors with 71 apartments. The complex includes a 6-level underground car park with separate residents’ zones, a gym, 24/7 security, and a 3-floor commercial podium of approximately 9,000 m² anchored by a Yochananoff supermarket.

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Location Analysis

Transportation

The Kaf Tet BeNovember light rail stop (Red Line, station #32) — bus bay marked “ת.רק”ל כ”ט בנובמבר / HaRav Nissenbaum” — is a 2-minute walk from the building entrance. Travel time to central Tel Aviv: 15–22 minutes, no transfers. Yoseftal station (#31) is an 8–12 minute walk north along HaRav Nissenbaum Boulevard. Israel Railways’ Bat Yam–Yoseftal station provides heavy rail service direct to Tel Aviv, Ashdod, and Be’er Sheva. Highway 20 (Ayalon) is accessible via Yoseftal Street, 5–8 minutes by car. Ben Gurion Airport: approximately 20–25 minutes by car. Bus routes 18, 26, 46, 83, 85, 142, and 240 serve HaRav Nissenbaum Boulevard and Yoseftal Street.

Area Infrastructure

Bat Yamon Mall (קניון בת ימון) — Yochananoff supermarket, Kupat Holim Clalit medical clinic, and a range of retail — is at HaRav Nissenbaum 33, a few hundred metres from the building on the same street. Yigal Alon Elementary School (state secular, ~460 pupils, founded 1978) is at HaRav Nissenbaum 22, walkable from the front door. Bat Yam Mall (Big Fashion) on Yoseftal Boulevard — 23,300 m² GLA, 130 shops, cinema — is a 5–10 minute walk to the north. The city’s municipal sports complex, including a public swimming pool, tennis courts, and football stadium, is at the southern end of HaRav Nissenbaum Boulevard (continuing as Menachem Begin Road). Ramat HaNasi has the highest density of public parks of any Bat Yam neighbourhood; a 5-hectare city park is under development within the district. The beach is 1.5–2.5 km away (20–30 minutes on foot, or 2–3 Red Line stops).

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Investment Perspective

Ramat HaNasi holds the largest concentration of Pinui Binui — Pinui Binui (פינוי-בינוי), urban renewal programme where old buildings are demolished and replaced with new high-rise construction on the same site — across all of Gush Dan. Over 30 developers are simultaneously active in the neighbourhood; the active pipeline exceeds 4,235 units. The landmark MOMENT project by Azorim — 714 apartments across four towers of 34–36 floors on HaShvatim Street — is completing in 2026–2027.

New construction in Ramat HaNasi is currently priced at ₪27,000–30,000/m². Equivalent new-build stock in Tel Aviv trades at ₪55,000–70,000/m², placing Ramat HaNasi at a 43–55% discount — a gap that has been narrowing as the Red Line corridor matures. Bat Yam property prices grew approximately 200% over the decade from 2014 to 2024, one of the highest appreciation rates among Gush Dan municipalities. As of early 2026, the Bat Yam Red Line corridor ranks among Israel’s fastest-rising sub-markets, recording annual price growth of 3–6% during a period of broader national cooling. The BY 2050 municipal master plan re-designates Nissenbaum Boulevard as Ramat HaNasi’s primary urban avenue with building rights up to 900% and tower heights above 40 floors — a long-term structural driver for the neighbourhood’s existing residential stock.

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Practical Information

Arnona (ארנונה — annual municipal property tax): Bat Yam’s standard residential rate runs approximately ₪1,000 per 2-month billing cycle per 100 m² of property. After the 5.29% national increase in 2025 and the 1.626% automatic index applied in 2026, the estimated annual arnona for a 211 m² penthouse in Bat Yam is approximately ₪14,700–16,000/year. The exact figure depends on the building’s tax zone and classification — confirm with the Bat Yam municipality arnona department before signing.

Vaad bayit (ועד בית — monthly building maintenance contribution): for a complex at Uptown Tower’s specification level — 6-level underground parking, 24/7 security, gym, and commercial podium — the typical range is ₪700–1,200/month. Confirm the current figure with the building management company prior to purchase.

Mashkanta (משכנתא — mortgage): new immigrants (olim hadashim) are eligible for subsidised mortgage tracks through the Ministry of Aliyah and Integration. Bank of Israel base rate as of March 2026: 4.25%. Consulting a licensed mortgage adviser (יועץ משכנתאות) before signing a purchase contract is strongly recommended.

Mas rehisha (מס רכישה — property purchase tax): the applicable rate depends on buyer status — first-time owner-occupier, investor, or oleh hadash. Calculate with a licensed Israeli real estate attorney before finalising the transaction.

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Contact

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

See also: Ramat HaNasi neighbourhood guide — Bat Yam | Penthouses for sale in Bat Yam

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