25
71
ERRA Investments · Investment Opportunity 2026

Private Land
Wadi Raqat

3,982 sqm Fully Owned · Tiberias · No Tender · Absolute Planning Freedom

25
Approved Units
71
Potential Units
3,982
sqm Area
4,181
sqm Main Area
18
Units/Dunam
Block 15769 · Parcel 8 Residential B Tiberias
+ + +
1 / 10
Planning Timeline

42 Years of Continuous Value Enhancement

Every plan added floors, units, and value. From 2 floors in 1984 to 17 floors in 2025.

1984
G/3449 – Initial Designation
Special Residential · 2 Floors · 120% Build Rights
1991
Master Plan G/287
Comprehensive urban development framework for Tiberias
2006
G/10910 – Wadi Raqat Neighborhood
Residential B · 6 Units · 6 Floors · 4,181 sqm Main Area (105%)
2014
Master Plan G/18071
Urban target: 60,000 residents · 25,000 units
2025
207-1195320 – Lower Wadi Raqat
+332 Units · 14–17 Floors · 200-room Hotel
03.2026
Committee Decision – Wadi Raqat Densification
550 additional units · Up to 18 units/dunam approved
05.2026
207-1399872 – Master Plan Update
Flexibility in transferring rights + increased capacity
Neighborhood Images
2 / 10
The Property in Numbers

All About the Land

3,982 sqm
Registered Parcel Area
Block 15769 · Parcel 8 · Tiberias
4,181 sqm
Approved Main Area (105%)
+ 956 sqm Service (24%) + Safe Rooms
25
Minimum Units – Track A
~167 sqm avg main area per unit
Large apartments – Luxury premium
~217 sqm
Avg Gross per Unit (Track A)
Main + Service + Safe Room
Among the largest in the Tiberias market
~71
Maximum Potential Units
18 units/dunam × 3.98 dunams
Subject to specific approval
83–142 M NIS
Gross Revenue Potential
A: 25×167sqm×20K = 83.5M | D: 71×100sqm (+ 12 Safe Room) ×20K = 142M
3 / 10
Real Estate Appraisal · Land Value

Incoming State vs. Outgoing State

Incoming State · G/10910
Lot 105 · Residential B
25 Units · 105% Main Area · Safe Rooms 25×12
Parcel Area 3,982 sqm
Approved Units 25 Units
Built Area (Main) (105%) 4,181 sqm
Service Area (24%) 956 sqm · Not in built calc
Safe Rooms: 25 × 12 sqm 300 sqm
Total Built Area (Main + Safe Room) 4,481 sqm
Value per sqm built – Res. B 5,000 NIS
4,481 × 5,000 22,405,000 NIS
Source: Appraisal 207-1238674 (R. Kahlon) April 2026
Incoming State Value ~22.4M NIS
Outgoing State · Densification
Residential B · 71 Units
18 units/dunam · 100 sqm · Safe Rooms 71×12
Parcel Area 3,982 sqm
Units in Densification 71 Units
Built Area (Main): 71 × 100 sqm 7,100 sqm
Service Area Remaining rights · Not in built calc
Safe Rooms: 71 × 12 sqm 852 sqm
Total Built Area (Main + Safe Room) 7,952 sqm
Value per sqm built – Res. B 5,000 NIS
7,952 × 5,000 39,760,000 NIS
Source: Appraisal 207-1238674 (R. Kahlon) April 2026
Outgoing State Value (71 Units) ~39.8M NIS
~22.4M NIS
Incoming · 4,481 sqm built
→
~39.8M NIS
Outgoing · 7,952 sqm built
→
+78%
Land Value Enhancement
→
+17.4M NIS
Absolute Value Added
* Incoming State: Built Area = Main Area (105%) + Safe Room (25×12sqm) · Service (24%) is not in built calc · Outgoing State: Built Area = 71×100sqm + Safe Room (71×12sqm) · Both: 5,000 NIS/sqm Residential B · Appraisal 207-1238674 (R. Kahlon, April 2026) · Excl. VAT
4 / 10
Critical Advantage

Private Ownership = Planning Power

Most Wadi Raqat lots belong to the Israel Land Authority (ILA) – with forced plans and rigid timelines. This lot is completely different: The buyer sets the narrative.
Personal Luxury Complex
167–217 sqm gross apartments, panoramic balconies, pool, no government mix restrictions.
Full Architectural Freedom
Choose design, finishes, style. No ILA construction and design limitations.
Timelines in Your Control
Start when you're ready, sell at the market peak – no government eviction conditions.
Completely Flexible Mix
25 huge apartments up to 71 units. Any mix determined solely by economic viability.
5 / 10
Development Scenarios

Four Tracks – Choose the Vision

Track A · Approved in Plan
25
Units
Immediate Right · Luxury Boutique
167 sqm avg main area
Safe Room: 12 sqm per unit
4,181 sqm total main area
Revenue: ~83.5M NIS
Track B · Option
35–45
Units
Medium Build · First Densification
~116 sqm avg main area
6–8 floors · 4–5 rooms
Requires densification approval
Revenue: ~104M NIS
Track C · Option
50–60
Units
Approved Densification · Diverse Mix
~100 sqm avg main area
8–12 floors · Diverse mix
Requires densification approval
Revenue: ~110M NIS
Track D · Maximum Option
~71
Units
Full Utilization · 18 units/dunam
100 sqm main + 12 sqm safe room
7,100 sqm total main area
Requires densification approval
Revenue: ~142M NIS
6 / 10
Market Data

The Numbers Speak

2024–2025 Transactions Tax Authority · Actually Reported
Project Area Floors Transaction Price Price per sqm
HaRakafot (154) 110 sqm 4–5 1.95–2.29 M 17,700–19,000
Tzukei Bait (159) 89–130 sqm 3–5 1.44–1.93 M 14,600–17,800
Mitzpe Bineret 98–111 sqm 4–5 1.49–1.80 M 14,900–16,300
Amiron Beit Hillel 76–116 sqm 3–7 1.47–2.66 M 17,000–25,000
Track A · 25 units × 167 sqm × 20,000 NIS
~83.5 M
Luxury apartments · 167 sqm average
Track D · 71 units × 100 sqm × 20,000 NIS
~142 M NIS
* Before construction costs and taxes
Build Rights · G/10910
4,181 sqm
105% Main + 24% Service + Safe Rooms
7 / 10
Catalysts

Infrastructure that Enhances Value Yearly

Planned public investments that will make Wadi Raqat one of the most accessible neighborhoods in the North.

Highway 7717 Expansion
Expansion to dual-carriageway + traffic light at Route 77 junction. Direct upgrade to neighborhood accessibility.
New Highway 77
Will wrap the neighborhood from the north and create a direct connection to the regional road network.
Highway 90 – Diversion
Shortened travel time to Haifa, the North, and the Center. Drastic accessibility improvement.
Public Institutions
69 approved dunams: schools, daycares, community center, synagogues.
Connection to the Sea of Galilee
Route 348 and Bora Bora Beach – direct link to the Sea of Galilee basin and tourism area.
Active Infrastructure
Water, sewage, electricity, and drainage works – already underway. Risk reduced.
8 / 10
Economic Analysis · Purchase at 20M NIS · All amounts in millions NIS

Entrepreneurial + Land Profit

Track A · Approved
25 Units × 167 sqm
4,175 · 956 · 300 sqm
Sales Revenue 83.5M
Land Cost 20.0M
Construction Main 25.1M
Construction Service 4.8M
Construction Safe Room 1.8M
Planning + Dev 3% 2.5M
Entrepreneurship 20% 16.7M
Total Expenses 70.9M
Entrepreneurial Profit
12.6 M NIS
Entr. ROI: 63%
Total Profit (Entr. + Land)
32.6 M NIS
Total ROI: 163%
Track D · Option
71 Units × 100 sqm
7,100 · 2,852 · 852 sqm
Sales Revenue 142.0M
Land Cost 20.0M
Construction Main 42.6M
Construction Service 14.3M
Construction Safe Room 5.1M
Planning + Dev 3% 4.3M
Entrepreneurship 20% 28.4M
Total Expenses 114.7M
Entrepreneurial Profit
27.3 M NIS
Entr. ROI: 137%
Total Profit (Entr. + Land)
47.3 M NIS
Total ROI: 237%
Total Profit = Entrepreneurial Profit + Land Cost (20M NIS) · When you are also the developer, the land cost is returned to you entirely as part of the final profit. Based on appraisal 207-1238674 (R. Kahlon, April 2026) · Main construction 6,000 NIS/sqm · Service 5,000 NIS/sqm · Entrepreneurship 20% · No betterment tax · Before betterment tax and VAT
9 / 10
Why Now

Three Converging
Forces

The hard decisions have already been made. The buyer enters the property with full planning backing.

✓
Densification policy of 18 units/dunam approved (March 2026) – no need for planning battles
✓
Updated master plan (May 2026) – flexibility and transfer of rights
✓
Active infrastructure on site – planning risk has dropped dramatically
✓
Full private ownership – you won't find this in a tender. The buyer determines everything.
4,181
sqm Main Area (105%)
+956
sqm Service (24%)
25–71
Possible Units
83–142
M NIS Revenue Potential
For Details & Scheduling
Block 15769 · Parcel 8 · Wadi Raqat
Full Private Land · Tiberias · 3,982 sqm
ERRA
10 / 10