New Real Estate Projects in Ashkelon 2026 — A Guide for Olim

Ashkelon is one of the most active new-development markets in southern Israel right now. Three major projects from Israel's largest developer — Y.H. Dimri (י.ח. דמרי) — are currently on sale, ranging from luxury beachfront towers to large family neighborhoods being built from the ground up. Each one serves a different type of buyer, and all three are worth understanding before you start looking.

This guide breaks down every active new development in Ashkelon currently on the market, with everything an Oleh needs to know before making a decision.

Why Buy a New Development in Ashkelon?

New developments in Israel carry specific advantages for Olim that are worth understanding before you start comparing listings.

As a new Oleh, you are entitled to a significant reduction in Purchase Tax (מס רכישה / Mas Rechisha) on your first home in Israel.

This benefit applies to both new and secondary market properties — but buying directly from a developer also typically comes with:

• A full builder's warranty under Israeli law

  
  

• Modern specifications including a Mamad (מַמָ"ד / fortified safe room), double-glazed windows, and electric blinds

  
  

• The ability to customize finishes before construction is complete

  
  

• Bank-supervised construction financing (ליווי בנקאי / Livui Bankai) protecting your payments

  
  

• Payment structures that allow you to pay in stages rather than all at once

Tip: As an Oleh buying your first home, always confirm your Mas Rechisha rate with a licensed real estate lawyer before signing anything. Click here to read our Full Guide to Mas Rechisha for Olim.

The 3 Active New Development Projects in Ashkelon

Project 1 — YAMA Marina (YAMA מרינה) — Luxury Beachfront Living

Developer: Y.H. Dimri (י.ח. דמרי)

Address: Yefe Nof 21, Afridar, Ashkelon

Neighborhood: Afridar / Marina

Starting price: 2,490,000 NIS (4-room apartment)

Apartments: 2, 4, 5-room apartments + 6-room penthouses

Floors: 3 towers of 24 floors

Total units: 327 apartments

Status: Buildings 1 and 2 occupied — third and final building now on sale

YAMA Marina is Dimri's flagship project in Ashkelon — and one of the most sought-after beachfront developments in the entire south of Israel. Three luxury towers of 24 floors each sit less than 200 meters from the Mediterranean, directly adjacent to the Marina, offering unobstructed sea and marina views from upper floors.

Every single apartment in the project has a sea view to some degree.

This is not a starter-home project. YAMA is aimed squarely at buyers who want a premium coastal lifestyle — luxury penthouses, a spa complex with hot and cold saunas, a residents' lounge on the lobby floor, a gym, and a private parking space for every unit.

The spec sheet reflects the price point: 90/90 or 100/100 porcelain flooring (120/120 in penthouses), electric blinds, double glazing, designer lobby, built-in kitchen, Pandoor interior doors throughout.

In September 2025, a New York family fleeing antisemitism purchased three penthouses in YAMA for a combined 24.6 million NIS — one of the most significant real estate transactions in Ashkelon in recent years. It was reported that the family plans to eventually make Aliyah and live there permanently.

What is available:

• 2, 4, and 5-room apartments

• 6-room luxury penthouses

• Third and final building now being marketed — limited remaining inventory

• Special limited-time conditions currently available

Tip: YAMA Marina sits in the heart of the Afridar/Marina area where the new Anglo retiree community is growing fast. If you want to be within walking distance of Ohel Hannah shul, the Marina promenade, cafes, and the beach — this is the project. Contact us for a full walkthrough, floor plans, videos, and current availability.

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Project 2 — Migdalei Ir HaYayin (מגדלי עיר היין) — Urban Living in Ashkelon's New Neighborhood

Developer: Y.H. Dimri (י.ח. דמרי)

Address: Sha'anin 49, Ir HaYayin, Ashkelon

Neighborhood: Ir HaYayin

Starting price: 1,850,000 NIS (3-room apartment)

Apartments: 3–5 rooms + luxury penthouses

Floors: 4 towers of 20 floors

Total units: 288 apartments

Status: Building permit approved — Phase 2 now on sale with exclusive benefits

Migdalei Ir HaYayin continues the success of Phase 1 in Ashkelon's most ambitious new neighborhood. Four towers of 20 floors each, built in the heart of Ir HaYayin — the neighborhood projected to eventually house approximately 35,000–40,000 new residents and anchor a major new employment zone (Terra Park) and a new train station.

Unlike YAMA's beach-first positioning, Migdalei Ir HaYayin is about urban quality of life: a commercial and leisure ground floor, a private family rooftop floor for residents only, a large fully equipped gym, a grand lobby, and fast access to Highway 4. From upper floors the sea is visible in the distance.

The Dimri spec throughout is premium: 80/80 porcelain flooring, electric blinds, Mamad (Safe room) in every apartment, modern systems throughout. Phase 1 of this project sold strongly — Phase 2 carries current exclusive benefits for a limited time.

What is available:

• 4 and 5-room apartments

• Luxury penthouses with open views

• Current exclusive benefits — contact us for details

Tip: Ir HaYayin is the neighborhood for younger buyers and families who want new development at below-coastal prices, in a community still being built from the ground up. The train station and Hi-Tech employment zone (Terra Park) are both planned for this neighborhood. Contact us for floor plans, current pricing, videos, and a virtual tour.

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Project 3 — Dimri Ramot Ashkelon (דמרי רמות אשקלון) — The Best Entry-Level Presale Opportunity

Developer: Y.H. Dimri (י.ח. דמרי)

Address: Sderot HaTa'asiya 65, Ramot Ashkelon,

Neighborhood: Ramot Ashkelon (northeast Ashkelon, adjacent to Ir HaYayin)

Starting price: 1,940,000 NIS (4-room apartment) — Presale pricing for first 20 buyers only

Apartments: 3–6 rooms, garden apartments, penthouses

Floors: 6 buildings of 13 floors

Total units: 286 apartments (Phase 1)

Occupancy: Expected December 2029

Ramot Ashkelon is Dimri's newest launch in the city — and the most important one for Olim watching the market carefully. This is a brand-new neighborhood being built entirely from scratch in northeast Ashkelon, adjacent to Ir HaYayin, with wide boulevards, parks, schools, and green spaces built into the master plan from day one.

The project is currently in Presale — offering special launch pricing for the first 20 buyers only. This is a rare early entry point into a new development from Israel's largest and most trusted builder, in an area where prices are expected to appreciate as the neighborhood fills in over the coming years.

From upper floors, the project offers an open westward view stretching all the way to the coastline. The location is within walking distance of a train station and directly adjacent to the major road network.

What is available:

• 3 to 6-room apartments

• Garden apartments

• Luxury penthouses

• Presale pricing currently active — only for the first 20 buyers

Tip 1: Presale pricing is the earliest — and typically cheapest — stage of a new development. Once the first 20 units sell at this price, the developer moves to the next pricing tier. If Ramot Ashkelon interests you, this is the window. Contact us immediately for current Presale pricing and availability.

Tip 2: Occupancy is expected December 2029 — meaning this is a long-horizon purchase. This suits Olim who are planning ahead and want to lock in a price now before the neighborhood develops further, rather than buyers who need to move in soon.

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Comparing the Three Projects

	YAMA Marina	Migdalei Ir HaYayin	Dimri Ramot Ashkelon
Neighborhood	Afridar / Marina	Ir HaYayin	Ramot Ashkelon
Starting price	2,490,000 NIS	1,850,000 NIS	1,940,000 NIS
Best for	Luxury coastal buyers, retirees, investors	Young families, urban buyers	Entry-level buyers, long-horizon investors
Distance to beach	Under 200 meters	Several minutes by car	Further inland
Towers/Buildings	3 towers × 24 floors	4 towers × 20 floors	6 buildings × 13 floors
Total units	327	288	286
Occupancy	Buildings 1–2 occupied; Building 3 now on sale	TBC	December 2029
Status	Final building now on sale	Phase 2 — exclusive benefits	Presale — first 20 buyers
Anglo community nearby	Afridar/Marina	Growing	Growing

How to Research Prices Before You Buy

Before committing to any new development, every smart buyer checks what properties in the same area have actually sold for. Israel has a free, official tool for this — and it is one of the most useful resources available to any Oleh buying property.

Tip: The Israeli government's Nadlan database (נדל"ן) shows every real estate transaction recorded in Israel, searchable by street and neighborhood. Before signing anything, check what similar apartments in the same area sold for in the last 12 months. Click here to read our full guide on How to Check Real Estate Prices in Israel Using the Nadlan Gov website.

How to Search for More Listings on Yad2

The three projects above are the major active developer projects in Ashkelon right now. But the secondary market — resale apartments in Afridar, Barnea, the Marina, Ir HaYayin, and elsewhere — has its own listings updated daily on Yad2 (יד2), Israel's largest real estate platform.

Yad2 is entirely in Hebrew, which can be a barrier for new Olim — but once you know the key terms and filters, it is an extremely powerful tool for tracking what is available and at what price in real time.

Tip: Click here to read our complete guide on How to Use Yad2 to Find Apartments in Israel — including a full Hebrew-to-English translation of every filter and search term you need.

Buying From a Developer as an Oleh — The Key Things to Know

Bank-supervised financing (ליווי בנקאי / Livui Bankai)

Every legitimate developer project in Israel must have bank supervision, which protects your payments if the developer encounters financial difficulties. Always confirm this before signing.

The lawyer is not optional

In Israel, every real estate purchase requires a licensed real estate lawyer (עורך דין מקרקעין / Orech Din Mekarka'in). This is not a courtesy — it is a legal requirement. Your lawyer reviews the contract, confirms the bank supervision, and registers the property in your name at the Land Registry (טאבו / Tabu).

Your Oleh benefit and occupancy dates

As a new Oleh, your Mas Rechisha discount has a time limit — make sure you understand your window before you commit to a project with a 2029 occupancy date.

Tip: We help Olim navigate new developer projects in Ashkelon at 1% commission plus VAT for individuals — half the standard market rate. We know these projects, we know the city, and we know exactly what an Oleh needs to check before signing. Contact us to learn more about our real estate services for Olim in Ashkelon.

Frequently Asked Questions (FAQ)

Q. Can I buy a new developer project in Ashkelon as a new Oleh?

A. Yes — there are no restrictions on Olim buying new developments in Israel. As an Oleh you are also entitled to a significantly reduced Purchase Tax (Mas Rechisha) rate on your first home. This applies to developer projects as well as resale properties.

Q. What is Presale and is it a good deal?

A. Presale (פרי-סייל) is the earliest phase of a new development, when the developer offers the first units at introductory pricing before the full launch. It is typically the cheapest entry point into a project — but it also carries the longest wait until occupancy. For buyers with a long horizon and confidence in the developer, it can be an excellent opportunity.

Q. Is Y.H. Dimri a reputable developer?

A. Yes. Y.H. Dimri (י.ח. דמרי) is Israel's largest building company, publicly traded on the Tel Aviv Stock Exchange since 2004. They both develop and build their own projects — meaning they carry full accountability from contract to keys. They have a strong track record across dozens of cities in Israel and are known for meeting timelines and premium specifications.

Q. What does occupancy date mean and can it change?

A. The occupancy date (תאריך אכלוס / Taarich Iklus) is the estimated date the developer expects to hand over keys. It is not a guarantee — construction delays are common in Israel. Most contracts include penalty clauses for late delivery. For Ramot Ashkelon with a December 2029 occupancy, factor in potential delays when planning your timeline.

Q. Do I need to visit the project in person before buying?

A. You do not legally have to, but it is strongly recommended. Walking the neighborhood, meeting current residents, and seeing the surrounding area with your own eyes gives you information no brochure or video can. We can arrange a full in-person or virtual tour of any of the three projects above.

Final Tip - Don't Wait

Ashkelon's new developer market in 2026 offers a genuine range — from a beachfront luxury tower steps from the Marina where Buildings 1 and 2 are already occupied, to a ground-floor Presale opportunity in a neighborhood still being built from scratch. The right project depends entirely on your budget, your timeline, your stage of life, and how quickly you need to be in the city.

What all three projects have in common is that they are from Israel's most trusted large developer, in a city that has meaningfully improved its security situation and is investing heavily in its own future.

If you want someone who knows both the city and the Aliyah journey in your corner — we are here. Contact us to learn about our real estate services for Olim in Ashkelon at half the standard market rate.

Also worth reading:

Best Neighborhoods in Ashkelon for Olim — understand which neighborhood each project sits in before you decide, and Is Ashkelon a Good Place to Live for Olim? — the full picture on the city.