Sarona, Begin Road, Yigal Alon, Rothschild or Ramat HaHayal: Where to Put Your Tel Aviv Office
The Tel Aviv and Ramat Gan skylines over the Ayalon, from Tel Aviv University
Choose the district by where your people live and how they get to work, then by budget. The gap between Tel Aviv's office districts is wide. In the first half of 2026, Class A towers on Begin Road averaged about ₪151 per m² a month and were 98.95% occupied. Class A buildings in Ramat HaHayal averaged about ₪77 and were 90.31% occupied. Both figures come from Newmark Natam's survey of 61 Class A office towers in Tel Aviv and the Bursa.
Below are the districts companies most often weigh against each other, what the figures say about each, and who each one suits.
The figures side by side
Class A office buildings, first half of 2026, from the Newmark Natam survey. Rent and management fees are in ₪ per m² per month, and parking is in ₪ per space per month.
- Begin Road (Sarona and the Azrieli Center are on it): rent 151.00, management fees 20.80, parking 1,197, occupancy 98.95%
- Yigal Alon (ToHa is on it): rent 139.17, management fees 17.67, parking 1,100, occupancy 99.10%
- Yitzhak Sadeh and Hassan Arafa, next door: rent 143.76, management fees 17.00, parking 1,425, occupancy 98.70%
- Ramat HaHayal: rent 77.07, management fees 20.36, parking 886, occupancy 90.31%
- Tel Aviv average for Class A: rent 126.13, management fees 20.14, parking 1,157
Rent is only part of the monthly cost, so add the management fees. A 1,000 m² floor on Begin Road comes to about ₪171,800 a month in rent and fees: (151.00 + 20.80) × 1,000. The same floor in Ramat HaHayal comes to about ₪97,400. Neither figure includes arnona, parking or fit-out.
Begin Road, Sarona and Azrieli
This is the most sought-after office address in the city, and it is priced that way. The survey attributes the rise in rents mainly to access to the Red Line of the light rail and to Israel Railways, and to technology, cyber and finance companies moving into the newer towers.
Who it suits: companies that hire from all over the Dan region, that have clients and investors visiting, and whose teams travel by train and light rail.
What to know: with occupancy near 99%, there is little choice and little room to bring the rent down. The negotiation moves to other terms: the landlord's contribution to the fit-out, rent-free months, the length of the lease and options to extend or expand. The survey expects new towers to open along Begin Road in the second half of 2026, which will widen the choice.
Yigal Alon and ToHa
Yigal Alon is the most occupied office area in the survey (99.10%), at about ₪139 per m². It runs parallel to the Ayalon, close to HaShalom station, and its newer towers offer large floors. According to the survey, Yigal Alon and the Yitzhak Sadeh area next to it are in steady demand from international companies looking for very large spaces.
Who it suits: growing companies that need a large floor or several floors in one building, and international companies opening a Tel Aviv office.
What to know: new towers are also expected along Yigal Alon. A company that signs in the coming months should compare a floor in an established tower with the terms offered in a building that is just opening.
Rothschild and the city centre
This is a different market. Most office buildings around Rothschild Boulevard and in the city centre are older and smaller, many of them in the White City conservation area. Offices often sit above cafés and shops on the street. A survey of office towers doesn't describe this area well, so judge it building by building: the lift, the air conditioning, accessibility, a protected space on the floor or in the building, and what the landlord allows you to change.
Who it suits: small teams, funds, studios, and companies whose people live in the centre and come to work on foot or by bike.
What to know: large floors are rare here. A company that expects to double its headcount within two years can outgrow the building quickly.
Ramat HaHayal
At about ₪77 per m², Class A space in Ramat HaHayal costs roughly half of Begin Road, and at 90.31% occupancy there is more space to choose from. Parking is also the cheapest of the Tel Aviv areas in the survey, about ₪886 per space a month. The area is built as an office park, the Red Line doesn't pass through it, and most people arrive by car or bus.
Who it suits: development teams that need a lot of space at a reasonable cost, and companies whose employees mostly drive.
What to know: lower occupancy means more negotiating power for the tenant, on the rent as well as on the other terms. The cost is in commuting: before signing, check how your team would get there.
Across the Ayalon: the Bursa
The Diamond Exchange district in Ramat Gan isn't part of Tel Aviv, but the survey includes it with Tel Aviv because of its character. Rents there rose to about ₪119 per m², up from about ₪110 in the second half of 2025. The survey says it attracts tenants who can't find a large space in Tel Aviv or find Tel Aviv rents too high.
How to choose, in practice
- Start with the people. Map where your employees live and how they would get to each district: Red Line, train, car or bike. An office that adds half an hour to the commute will show up in hiring.
- Count the full monthly cost. Rent, management fees, arnona and parking, per m² and per employee. Two floors at the same rent can cost very differently.
- Look at how full the district is. Where occupancy is near 99%, you won't get much off the rent, but there is room on the fit-out contribution and on flexibility. Where it is 90%, there is room on everything.
- Start early. For a full floor that needs fit-out, start nine to twelve months before the date you want to move in. We explain why in The Nine-Month Rule.
- Check sublets too. Companies that are shrinking let space quietly, sometimes already fitted out. More on this in The Sublease Market Nobody Maps.
What changes in the second half of 2026
The survey expects several new towers along Begin Road, Yigal Alon and the Bursa. Landlords will then need, in the survey's words, aggressive commercial terms to keep their buildings full. Landlords are also contending with sublet space and with growing demand for shorter, more flexible leases. For a company that signs in the coming months, that means more room to negotiate than the occupancy figures alone suggest.
At Bauhouse we represent the company, not the building. We map what is available in every district, including floors that aren't advertised and sublets, compare the offers on one basis and negotiate the lease on your side. More on tenant representation and office search, or see the buildings by district: Sarona, Begin Road and Azrieli, Yigal Alon and ToHa, Rothschild and the city centre, Ramat HaHayal.
Frequently Asked Questions
What is the most expensive office district in Tel Aviv?
Begin Road, where Sarona and the Azrieli Center are. Class A towers there averaged about ₪151 per m² a month in the first half of 2026, according to Newmark Natam, with 98.95% occupancy.
Where is office space cheapest in Tel Aviv?
Of the Tel Aviv areas in the survey, Ramat HaHayal: about ₪77 per m² a month in Class A buildings and about ₪58 in Class B buildings, in the first half of 2026.
How much does office parking cost in Tel Aviv?
In the Class A buildings in the survey, from about ₪886 per space a month in Ramat HaHayal to about ₪1,425 in the Yitzhak Sadeh area. On Begin Road it is about ₪1,197.
Is now a good time to negotiate an office lease?
The survey expects new towers along Begin Road, Yigal Alon and the Bursa in the second half of 2026, and landlords are already competing with sublet space. That favours tenants, especially outside the fullest districts.
