6-Room Duplex Penthouse 187 m² + Balcony 130 m² — Narkisim, Rishon LeZion

Quick Facts

• Property Type: Duplex penthouse — renovated resale / renovation project
• Total Area: 187 m²
• Rooms: 6 — living room + 5 bedrooms
• Bathrooms: 2
• Toilets: 3
• Balcony: 130 m² wrap-around balcony
• Parking: 2 spaces
• Year: 2024
• Condition: Renovated in 2024
• Key Features:
  • 130 m² balcony
  • Mamad — reinforced safe room
  • Air conditioning
  • Lift access
  • 2 parking spaces
  • Security system
  • Two-level layout
  • New eastern Rishon LeZion location

Property Description

This 187 m² duplex penthouse on Sha’ar Yafo Street is located in Narkisim, Rishon LeZion’s new eastern neighborhood on former Tzrifin military land. The property was renovated in 2024 and includes a 130 m² wrap-around balcony, 2 parking spaces, a mamad, lift access, air conditioning, and a security system.

The 6-room layout includes a living room and 5 bedrooms across two levels. This gives the apartment enough internal separation for a large family, a home office, guest room, or teen suite. The plan includes 2 full bathrooms and 3 toilets, which matters in a 5-bedroom apartment: the layout can support several residents without turning the bathrooms into a bottleneck.

The main differentiator is the 130 m² balcony. In practical terms, this is not a standard apartment balcony; it functions as a full outdoor zone for dining, children, storage, container gardening, and hosting. Buyers should check sun exposure, drainage, pergola permissions, and outdoor kitchen or jacuzzi restrictions before signing, because balcony rights and permitted use can vary by building and municipality.

The apartment includes a mamad — the reinforced safe room required under Israeli building standards. For immigrant buyers, this is a material feature, not a marketing line. A mamad is part of daily living space in normal use, but it also serves as the protected room during security events.

Narkisim itself is a master-planned neighborhood rather than an organic extension of the old city. Development in the district is led by major groups including Azorim, Tidhar / More Group, and AFI’s Savyonim Estates, with roughly 4,000 residential units planned across the wider neighborhood. Buildings range from low-rise perimeter blocks to taller buildings in the core. Jerusalem Boulevard is planned as the main commercial and civic spine, with ground-floor retail, offices, and residential use. A 200-dunam metropolitan park is planned along the eastern border, shared with Be’er Yaakov.

The planning logic is different from older eastern Rishon LeZion: pedestrian and vehicle movement are separated more deliberately, the street grid is planned from scratch, and public buildings are being added as the neighborhood fills. The tradeoff is timing. Narkisim is still maturing, so buyers should expect ongoing construction, phased retail, and changing traffic patterns while the district reaches full service coverage.

Location Analysis

Transportation

HaRishonim railway station is the main heavy-rail node for this part of Rishon LeZion. From Narkisim, it is under 10 minutes by car under normal local conditions. Trains from HaRishonim to Tel Aviv Savidor Center typically take 20–25 minutes, with peak service roughly every 15–30 minutes. For buyers commuting to Tel Aviv, this is currently the most concrete transit advantage of the location.

Car access is multi-directional. Highway 431 connects Rishon LeZion to Modi’in, Route 1, Route 6, and Route 40. Highways 4, 44, and 20 are also reachable from the eastern side of the city. This makes Narkisim stronger for car-based households than for buyers who want a purely walkable urban lifestyle.

The Brown Line BRT is planned to connect Rishon LeZion’s east-west axis with Be’er Yaakov, Ramle, Lod, the city center, and the wider transport network. Public project material includes Brown Line works around the Narkisim / Jerusalem Boulevard corridor, but a confirmed operating date for the Narkisim section is not reliable enough to underwrite as a near-term amenity. Treat it as upside, not as existing infrastructure.

The Red Line light rail extension from Bat Yam to Rishon LeZion was advanced through a December 2025 agreement and includes four planned stations. For this property, it should be understood as a citywide Rishon connectivity project rather than direct service to Sha’ar Yafo Street.

Area Infrastructure

Narkisim already has educational infrastructure inside the neighborhood. Narkisim Elementary School, officially positioned as an environmental and nature-focused school, is listed by the municipality at Shlomo Levi 11. Makif YG Yitzhak Navon, a six-year secondary school serving grades 7–12, is listed at Shlomo Levi 9 in the neighborhood. A state-religious elementary school, Neria, is scheduled for the Narkisim area on HaBahadim Street for the 2026/27 school year.

For retail and recreation, the main established anchors are outside the neighborhood but within a short drive. HaZahav Mall, Cinema City, Yes Planet, Superland, and Hay-Kef Zoo all sit in the broader Rishon LeZion commercial and leisure belt serving the New East. Inside Narkisim, Jerusalem Boulevard is planned as the local retail spine, but street-level service coverage is still in build-out. Buyers should assume a phased neighborhood: basic services arrive first, full retail depth comes later.

Medical coverage is improving as the neighborhood fills. Maccabi announced a dedicated medical center for the Narkisim and Nuriyot area in 2024, with family medicine, pediatrics, women’s health, orthopedics, ophthalmology, nursing, and lab services. Shamir Medical Center, also known as Assaf Harofeh, is the relevant hospital anchor for this part of the city, located in the Tzrifin / Be’er Yaakov medical corridor.

Investment Perspective

This duplex penthouse should not be read as a neighborhood-average apartment. Its investment logic comes from the product type: duplex format, 187 m² internal area, 130 m² balcony, 5 bedrooms, 2 parking spaces, mamad, security system, and 2024 renovation. Buyers comparing it with standard apartments in Narkisim are comparing different asset classes.

Narkisim’s market is still young. Public transaction data remains thin, and most early deals came from developers rather than a mature secondhand resale market. That limits comparable evidence and makes future resale liquidity harder to measure than in older Rishon LeZion neighborhoods such as Rambam, Abramovich, Remez, or HaRishonim.

The investment case rests on three drivers: HaRishonim rail access, the planned Brown Line BRT, and the broader release of Tzrifin land into new residential supply. The risk is also clear: greenfield neighborhoods often need several years before schools, retail, parks, clinics, public transport, and street life reach stable operating levels. Buyers should underwrite this as a medium-term family-use asset with infrastructure upside, not as a fully mature urban district today.

Practical Information

• Arnona — municipal property tax is calculated by the municipality according to measured area, property classification, and the applicable municipal zone. For this property, request the latest municipal account and check whether the charged area matches the legal documents.
• Vaad bayit — monthly building maintenance should be confirmed from the current house committee or management company. In a building with lift access, security systems, shared infrastructure, and parking, the monthly budget matters because it affects ongoing ownership cost.
• Mas rehisha — purchase tax depends on buyer status, number of properties owned in Israel, residency, and current Tax Authority brackets. Olim hadashim purchasing their first property may qualify for reduced treatment. Confirm the applicable calculation with a licensed Israeli real estate lawyer before signing.
• Payment schedule — this is renovated resale stock, not a developer milestone purchase. Payment terms are negotiated in the sale contract, typically with funds staged around signing, registration safeguards, mortgage release if relevant, and handover. The buyer’s lawyer should control the escrow and registration mechanics.
• Mashkanta — non-resident and new-immigrant buyers can access Israeli bank mortgages, but loan-to-value, documentation, currency exposure, and approval timeline vary by status. Speak with a mortgage broker before making a binding offer.

Contact

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

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