More often than not, investors access Israeli real estate the way everyone else does, through public listings or pre-sale events that are open to the market. But Off-market pre-sales work a little differently. They give a defined group of investors access to units before a developer opens its books to the public, at pricing that reflects the earlier stage of the transaction rather than the price the market will eventually set.
Every now and then, an opportunity comes along before it reaches the public market, which is what we’re currently offering with Katsin Tower, a new three-tower residential development in Jerusalem's Talpiot district. For the most part, investors can access selected apartments around two months before the public pre-sale begins.
Katsin Tower is a new development made up of three 35-storey residential towers in Jerusalem's Talpiot neighbourhood. The building itself is designed around modern living, and it offers spacious apartments, large balconies, perfect for some outdoor time, and several shared facilities that residents can use. Some of the shared facilities include a semi-Olympic swimming pool, a fully equipped gym, a residents' lounge, a baby club, and even two synagogues on site.
The location is another reason the project has attracted so much interest. Two light rail lines will run right past the development, so it’s easy to get into the city centre in around 15 minutes. Mamilla and Ben Yehuda are both close by, and Malha Shopping Centre is only a short drive away. You're also right next to Arnona, which is one of Jerusalem's most desirable residential neighbourhoods.
The expected completion date is around five years from now, so 2031. Buyers will have to pay 15% when they sign the contract and the remaining 85% when the property is ready. That gives investors the chance to secure a unit today without having to pay the full purchase price upfront.
One of the best advantages of off-market opportunities is the price. THE HUB has been able to secure a selection of lower-floor apartments at 38,000 ₪ per square metre before the development goes on public pre-sale. Lower floors are often the most affordable way to buy into a project like this, but you're still buying into the same development with the same facilities and the same location as every other apartment.
It becomes even more interesting when you look at what's happening around it. Similar projects by the same developer are already selling for more. Standard upgraded apartments are sitting at around 42,000 ₪ per square metre, and some of the higher-end developments are closer to 56,000 ₪ per square metre. That gives you a good idea of where prices could be heading once Katsin Tower opens up to the wider market.
That's really the appeal of an off-market pre-sale. You're getting access before everyone else does. Instead of buying after prices have already been established, you're buying while they're still at an earlier stage.
The commercial terms of THE HUB's off-market package are structured to reduce capital deployment at entry while preserving full participation in the project's upside.
15% at contract signing, which is five percentage points lower than the 20% typically required at a developer's public pre-sale. For a 4-room apartment (approximately 103 m²) at 38,000 ₪/m², the total purchase price is approximately ₪3,914,000, with a deposit of approximately ₪587,000 rather than the ₪782,800 a public pre-sale buyer would commit at signing.
Another thing worth pointing out is that this opportunity comes with no Madad. If you're not familiar with the term, Madad is an index that can increase the price of a property while it's being built by linking it to changes in construction costs. Over the course of a few years, the increase can add a noticeable amount to the final purchase price. Because Madad doesn't apply here, buyers know what they're paying from the outset. That makes it much easier to budget and compare this opportunity with other pre-sale developments where the final cost could end up being higher than expected.
There's also some flexibility when it comes to your exit strategy. Investors can choose to sell their unit up to 12 months before the project is completed. That means you don't necessarily have to hold onto the property until handover if you'd rather realise any potential gains earlier.
The examples shown also include the developer's legal fee of ₪6,500. They're intended to give you an idea of how the numbers work, but prices and availability can change over time. For the latest pricing and a full list of available units, it's best to request the current investor pack directly from THE HUB.
Buyers also benefit from the protections that come with Israeli pre-construction property purchases. Full bank guarantees are provided in line with Israeli law, and THE HUB is always here to support investors throughout the process by keeping track of the administration and providing updates as the development progresses.
Four factors underpin the capital appreciation case for this opportunity:
1. The main thing to understand here is the entry price. THE HUB has secured units at 38,000 ₪ per square metre, which sits below similar projects in the area. Just for context, comparable developments are already selling at around 42,000 ₪ per square metre, and higher-end schemes are closer to 56,000 ₪ per square metre. The idea is that as the project moves from off-market stage into public pre-sale and then toward completion, pricing across the market tends to align. If that happens here, early buyers are effectively getting in ahead of that adjustment.
2. The units being offered are all lower-floor apartments. That’s a deliberate choice because lower floors usually come with a lower entry price, even though the rest of the fundamentals stay exactly the same. You’re still buying into the same building, same location, and the same amenities. The idea is to reduce the upfront cost and keep exposure to the parts of the development that actually drive long-term value.
3. The developer behind this project is also very important when investing. They’re experienced and well-established, with a track record of building high-end residential schemes in Jerusalem. Similar projects they’ve completed are already achieving higher prices in the market, which gives a sense of how this one could be positioned over time. In pre-construction investing, the developer’s reputation is one of the most important factors people look at, and in this case, it adds a level of confidence to the pricing and overall direction of the project.
4. Transport links are another big part of the appeal here. Two light rail lines will meet right at the base of the development, which makes getting around Jerusalem very straightforward. Properties with direct access to strong public transport links tend to hold their value better over time and often attract stronger demand. Especially as the light rail network continues to expand and more people rely on it.
Every investment comes with some level of risk, and off-plan property is no different. Before putting money into any development, it's imperative to understand what those risks are and decide whether they fit with your investment goals.
The biggest question is whether the project will be delivered as planned. Five years is a long time, so you want to feel confident in the developer before committing. That's something we take very seriously at THE HUB. We always look closely at the developer's history and keep investors updated along the way. Israeli law also requires bank guarantees for off-plan residential purchases, which provides an added layer of protection throughout the build.
Another important thing to note is that property markets don't move in a straight line. Prices can rise and fall over time, but Jerusalem has remained one of Israel's more resilient markets thus far. Demand continues to be strong as new homes are established in popular neighbourhoods like Arnona or Talpiot, for example.
So at the end of the day, the best approach is to take your time. Read through the contract carefully, ask questions, and make sure you fully understand the opportunity before moving forward.
We would say this is an excellent opportunity for investors who are happy to take a long-term approach. If your goal is to grow your capital over time and you are comfortable waiting for the project to be completed, then this could be a good fit.
It could also appeal to buyers who want to enter Jerusalem's property market before public pricing is released. Buying at an earlier stage can create some exciting opportunities that are not always available once a development is officially launched. Investors who already have experience with off-plan property will likely feel more comfortable with this type of purchase. It can also suit people who want to add Israeli real estate to their investment portfolio while having support throughout the process.
However, if you need quick access to your money this probably is not the right investment. The same applies if you are not comfortable with the longer timeline that comes with buying a property before it has been built.
THE HUB Israel is the only place you can access this off-market opportunity. There are only a limited number of apartments available, so the selection will become smaller as units are reserved.
If you'd like to see the full investor pack, you can get in touch with us, here at THE HUB Israel directly. It includes the latest pricing sheet, current unit availability, a summary of the bank guarantees, and a purchase simulation based on your investment profile. You can contact the team at info@thehubisrael.com or use the contact form on thehubisrael.com to arrange a consultation and ask any questions you may have.
This article is intended for general information only and should not be taken as financial or legal advice. Before making any property investment, it's always a good idea to speak with an independent legal or financial adviser so you can make a decision that's right for your own circumstances.
THE HUB Israel. THE HUB Israel. Available at: https://www.thehubisrael.com/en (Accessed July 2026).
THE HUB Israel. Katsin Tower – Arnona. Available at: https://www.thehubisrael.com/en/properties/katsin-tower-arnona (Accessed July 2026).
Aura Israel. Aura Jerusalem Project. Available at: https://auraisrael.co.il/project/אאורה-ירושלים/ (Accessed July 2026).
.svg)
.avif)
.svg)
