Ma’ayanot Modi’in: New 3,200-Unit Neighborhood Heads to District Approval

The Ma’ayanot Neighborhood plan, set to be discussed soon for deposit by the Central District Planning Committee, will include approximately 3,200 new housing units in the northern part of Modi’in-Maccabim-Reut, expected to house over 10,000 residents. The plan also designates approximately 21,000 square meters for commercial and employment purposes, and according to the municipality, one-third of the apartments will be allocated for affordable housing.

By Doron Broitman, Nadlan Center

The plan, initiated by the Israel Land Authority (ILA), was approved by the city council of Modi’in in March and marks the first residential development in Phase B of the city’s expansion. Spanning about 600 dunams, the neighborhood will be located west of Route 443, east of Yehuda HaMaccabi Street, and north of Emek HaEla and Emek Harod Streets, adjacent to the Kramim neighborhood. The architectural planning is being led by Kolker-Kolker-Epstein Architects.

According to the plan’s guidelines, apartment sizes will be diversified: 30% small units (70–80 sqm), 30% medium units (81–105 sqm), 30% large units (106–140 sqm), and 10% very large units (over 140 sqm).

The neighborhood is expected to accommodate around 10,500 residents. About 1,200 of the apartments (30%) will be designated as affordable housing, offering three-, four-, and five-room units, with at least 25% (roughly 300 apartments) reserved for current city residents. The plan also includes elementary and high schools, daycare centers, kindergartens, and synagogues.

According to the municipality’s website, “At the heart of the Ma’ayanot Neighborhood, a main street will run east to west, lined with commercial, employment, and public facilities. Secondary streets will be designed in a circular pattern surrounding the neighborhood, featuring bicycle paths and pedestrian walkways connecting directly to residential buildings—similar to the tiered street design in existing neighborhoods.”

Mayor Haim Bibas stated: “We continue to build Modi’in-Maccabim-Reut as a high-quality, advanced, and attractive city. Ma’ayanot will be the first neighborhood built as part of Phase B, reflecting our core values: meticulous planning, mixed-use spaces, a green and people-centered environment, and a vibrant commercial street at its heart.

“Phase B will ultimately include about 39,000 new housing units, alongside a train station, university, and hospital—an extensive initiative that will further strengthen Modi’in-Maccabim-Reut’s status as one of Israel’s leading cities. This is a significant step in developing the city, ensuring quality housing, advanced educational institutions, and ample employment and leisure spaces, all within a vision of a smart, green, and thriving city.”