TAMA 70 is a National Outline Plan that defines the urban development strategy surrounding the future Tel Aviv Metro system. This plan aims to maximize the benefits of Israel’s largest-ever infrastructure project by ensuring that new residential, commercial, and public spaces are designed around efficient, high-capacity public transit. TAMA 70 has been officially submitted to the National Planning and Building Commission. The plan is currently under review, with formal approval anticipated later this year.
The Tel Aviv metropolitan area, home to over 4 million residents, faces severe housing shortages, worsening traffic congestion, and skyrocketing real estate prices. Despite efforts to expand public transportation—including the Tel Aviv Light Rail’s Red Line in 2023—the region remains plagued by gridlock.
To address these challenges, Israel is developing the Tel Aviv Metro, a fully underground mass transit system designed to complement the Tel Aviv Light Rail and Israel Railways suburban lines, creating an integrated transportation network. The metro will feature three underground lines, connecting Tel Aviv, Rishon LeZion, Herzliya, Petah Tikva, and other central cities, dramatically improving connectivity across the metropolitan area.
TAMA 70 serves as the nation’s urban planning framework to maximize this new transportation network, integrating high-density housing, commercial centers, and public spaces around metro stations. By adopting transit-oriented development (TOD) principles—similar to those in London, New York, and Singapore—the plan aims to reduce car dependence and foster walkable, well-connected urban hubs with easy access to jobs, services, and recreation.
Implementation: Who’s Leading TAMA 70?
The Israel Planning Administration (IPA) under the Ministry of the Interior is responsible for overseeing TAMA 70’s approval and execution. The plan is being developed in collaboration with:
- The National Planning and Building Commission, which provides regulatory oversight.
- Local municipalities, which will incorporate TAMA 70 principles into city master plans.
- Private developers, who will finance and construct the new residential and commercial projects near metro stations.
The goal is to streamline approvals, increase zoning densities, and attract investment to metro-adjacent areas. Some key elements of the plan include:
- Increasing building heights and densities around transit hubs.
- Reallocating street space for pedestrians and bicycles.
- Reducing parking minimums to encourage metro use.
- Prioritizing public spaces and green infrastructure.
Timeframe and Current Status
The Israeli government expects the rezoning and planning processes for the Tel Aviv Metro project to be finalized by 2025, paving the way for private-sector investment to accelerate in the latter half of the decade. Construction is planned in phases, with initial work beginning in 2025 and full metro operation targeted for 2032-2034.
TAMA 70 is closely aligned with this timeline, with key components—including rezoning, land acquisitions, and infrastructure planning—already in progress.
TAMA 70 and Its Impact on Key Urban Areas
TAMA 70 is set to transform the Tel Aviv metropolitan area by promoting high-density, mixed-use development around future metro stations. Rishon LeZion, Herzliya, and Petah Tikva are already preparing detailed master plans to integrate high-rise residential and commercial projects, particularly around the M1 metro line and other key transit hubs.
Additional cities are also adapting to the plan. Kfar Saba and Ra’anana are focusing on sustainable, mixed-use development near metro stations, aiming to improve accessibility and reduce congestion. Bat Yam is prioritizing the revitalization of areas surrounding metro stations to support economic growth and enhance urban connectivity.
Meanwhile, Ramat Gan, Bnei Brak, and Holon have launched urban renewal initiatives aligned with TAMA 70, emphasizing housing expansion, modernized infrastructure, and improved transportation access. Collectively, these projects reflect TAMA 70’s long-term vision of creating sustainable, transit-oriented neighborhoods while addressing Israel’s housing challenges.
Impact on Israel’s Real Estate Market
TAMA 70 is expected to significantly impact property values, zoning regulations, and housing supply. The main effects include:
- Increased land values near metro stations: Investors and developers anticipate significant appreciation, leading to higher demand for metro-adjacent properties.
- New housing supply: The plan allows for thousands of new residential units, which could help ease Israel’s housing crisis.
- A shift toward mixed-use developments: Many existing low-rise commercial and industrial areas will be redeveloped into high-rise residential and office towers.
However, there are also challenges and criticisms:
- Affordability concerns: Many fear TAMA 70 will drive up property prices, making housing near transit stations inaccessible to middle-class families.
- Bureaucratic delays: Rezoning and approval processes remain complex, and local opposition to increased building densities could slow implementation.
Despite these concerns, TAMA 70 represents a fundamental shift in Israel’s approach to urban development, prioritizing public transit, density, and mixed-use planning.
Looking Ahead
With Israel’s population projected to reach 12 million by 2048, planning initiatives like TAMA 70 will be essential for managing urban expansion while preserving quality of life. The success of the plan will rely on effective cooperation between government agencies, municipalities, and private developers, ensuring that projects are aligned with broader urban growth strategies. Timely approval of rezoning and building permits will be crucial to prevent bureaucratic delays, while strong infrastructure investment will be needed to support the demands of high-density urbanization.
If executed successfully, TAMA 70 has the potential to transform Israel’s major cities, integrating them seamlessly with the Tel Aviv Metro to create modern, efficient, and sustainable urban centers. Over the next decade, the implementation of this vision will determine the extent to which Israel can adapt to its rapid population growth while fostering livable, well-connected communities.
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