The Local Phenomena of growth of foreign real-estate buyers in central Jerusalem.
For the 2nd assignment we have chosen to deal with the extremely relevant and up to date phenomena regarding housing in central Jerusalem. This issue of purchase of apartments and land in Jerusalem by foreign residents and new immigrants is creating few sub-phenomena’s that are affecting the real-estate market and the dwelling options in the city.
During this process money from outside of Israel is creating new standards in the prices of the real-estate market, and changing the local existing and new practice of dwelling opportunities in Jerusalem, mainly in the center of the city.
By the research we have made so far, based on a paperwork by Jehonatan Leurer, which deals with the subject we had identified three main scenarios that are accruing at the last four years since 2003:
There is a massive purchase of apartments in the inner city of Jerusalem by foreign occupants. This activity is defined in numbers by the average amount of 13.2% from all the existing apartments in the inner neighborhoods of the city as opposed to 1% in the outer circle neighborhoods. The forecast for 2015 is a growth to 30%!
There is an increase in the prices of the real-estate market in the neighborhoods of the inner city like Talbia (170%) and Rehavia (120%) as opposed to Kiriat Yovel (10%) and Talpiot Mizrach (7%).
The general increase of property prices in Jerusalem compared to the national average of property prices is in the ratio of 5:1.
There are a large percentage of the apartments, purchased by foreign occupants, which are empty of tenures most of the year. According to the article of Keren Lee Bar Sinai, that have done a research of the water consumption in the apartments in the inner city neighborhoods, there are some 7340 apartments that their water consumption is lower 8 times than the standard usage.
There are a few sub- phenomena’s that we have identified regarding the issue:
Renovation, maximization of building possibilities (maximized usage of land, housing TABA and etc.).
New investments in the development of luxury projects that are marketed mainly to foreign buyers.
Lack of affordable housing for local residents with medium/low income.
“One way” immigration of local population from the inner-city to outer areas of the city.
To analyze these phenomena’s and to understand their full impact on the city life we have chosen the project of Mamila-Alrov Quarter which includes the Mamila Street project and the Kfar David residential compound.
The Project was build instead of a slums neighborhood, as part of a process of an initiated gentrification of the entire area in front of old-city walls. Nowadays the area is one of the most luxurious compounds in Jerusalem, affordable only for a specific type of population.
Wednesday, December 19, 2007
Monday, December 17, 2007
Saturday, December 15, 2007
Friday, December 14, 2007
Friday, December 7, 2007
Monday, December 3, 2007
Sunday, December 2, 2007
Field Trip Impressions
Maoz Aviv, Tel-Aviv, Israel
We regarded the Maoz Aviv neighborhood as an Urban Kibbutz. It is located in the outer skirts of Tel Aviv and it preserves, with its comfortable proportions and its large green the, a suburban nature of living.
Neighbors- The compound was built in 1954 for a specific community of military officers. Although some 50 years have passed since the first occupant moved in it still preserves a sense of community with a committee that controls the entrance of new occupants and promotes the new building approval. Although the tenants give up their privacy in favor of a socialist way of living they enjoy a communal care of the public space that would normally be neglected.
Neighborhood- Moshe Zarhi, the architect of the compound, describes it as keeping the average density of the city of Tel Aviv. Although the density might not be kept with the new developing urbanism, the compound does offer a big amount of units in good proportions with green space. The ongoing public well-kept green lawns combined with the lack of motorways, provide the inhabitants a good opportunity to live in a quiet neighborhood and safely raise their children.
Neighboring- The main aspect of the neighboring quality of Maoz Aviv is the public spaces that are well kept within the mutual interests. As Ruti Zarhi- a resident of the compound- told us: "In a hot summer day, once one neighbor takes out his little pool, all the kids of the neighborhood run out with their bathing suits to play together". Through those public spaces the compound creates a sense of community witch allows its members to watch what is going on within the territories and constantly be watched.
HaMashtela Neighborhood, Tel-Aviv, Israel
This neighborhood resembles a Telenovela Neighborhoods that are usually watched on TV, in that sense that the neighborhood provides the city with its outstanding contemporary architecture but neglects the pastoral surroundings of the outer skirts of Tel Aviv.
Neighbors- The neighborhood is directed towards the upper class. It is located among other high end neighborhoods of northern Tel Aviv and the developers commissioned the most high profiled architects ( Yaakov Yaar, Ram Karmi, etc.) to assemble the compound. But since the building of it in 1993, there hasn't been much demand for it and so not the whole plan was built and some of the buildings are not fully occupied. This fact might turn the developers to address another kind of public.
Neighborhood- We would describe it as a TABA neighborhood – within the inclusive plan of Yaakov Yaar dictates the various architects, consequentially commissioned to design their own set of buildings, the size and the height of each building and general guidance for the design. This way of planning enables a interesting variety of different individual styles within the same compound while the general plan binds them together and outlines it's public spaces and qualities.
Neighboring- While the neighborhood does offer a large amount of well developed public spaces, with a diverse range of programs that move between a public park to a commercial centre, to our opinion there are not enough meeting points between the tenants, and the existing ones are not significant enough. There are plenty of situations in which the tenant gets from the extensive parking lot straight to his own apartment or the other way around straight to work or to central Tel Aviv where concentrated al the leisure facilities. The neighborhood operates in that way that the neighbors might not really know each other, but from the other hand maybe that is exactly what the rich want.
We regarded the Maoz Aviv neighborhood as an Urban Kibbutz. It is located in the outer skirts of Tel Aviv and it preserves, with its comfortable proportions and its large green the, a suburban nature of living.
Neighbors- The compound was built in 1954 for a specific community of military officers. Although some 50 years have passed since the first occupant moved in it still preserves a sense of community with a committee that controls the entrance of new occupants and promotes the new building approval. Although the tenants give up their privacy in favor of a socialist way of living they enjoy a communal care of the public space that would normally be neglected.
Neighborhood- Moshe Zarhi, the architect of the compound, describes it as keeping the average density of the city of Tel Aviv. Although the density might not be kept with the new developing urbanism, the compound does offer a big amount of units in good proportions with green space. The ongoing public well-kept green lawns combined with the lack of motorways, provide the inhabitants a good opportunity to live in a quiet neighborhood and safely raise their children.
Neighboring- The main aspect of the neighboring quality of Maoz Aviv is the public spaces that are well kept within the mutual interests. As Ruti Zarhi- a resident of the compound- told us: "In a hot summer day, once one neighbor takes out his little pool, all the kids of the neighborhood run out with their bathing suits to play together". Through those public spaces the compound creates a sense of community witch allows its members to watch what is going on within the territories and constantly be watched.
HaMashtela Neighborhood, Tel-Aviv, Israel
This neighborhood resembles a Telenovela Neighborhoods that are usually watched on TV, in that sense that the neighborhood provides the city with its outstanding contemporary architecture but neglects the pastoral surroundings of the outer skirts of Tel Aviv.
Neighbors- The neighborhood is directed towards the upper class. It is located among other high end neighborhoods of northern Tel Aviv and the developers commissioned the most high profiled architects ( Yaakov Yaar, Ram Karmi, etc.) to assemble the compound. But since the building of it in 1993, there hasn't been much demand for it and so not the whole plan was built and some of the buildings are not fully occupied. This fact might turn the developers to address another kind of public.
Neighborhood- We would describe it as a TABA neighborhood – within the inclusive plan of Yaakov Yaar dictates the various architects, consequentially commissioned to design their own set of buildings, the size and the height of each building and general guidance for the design. This way of planning enables a interesting variety of different individual styles within the same compound while the general plan binds them together and outlines it's public spaces and qualities.
Neighboring- While the neighborhood does offer a large amount of well developed public spaces, with a diverse range of programs that move between a public park to a commercial centre, to our opinion there are not enough meeting points between the tenants, and the existing ones are not significant enough. There are plenty of situations in which the tenant gets from the extensive parking lot straight to his own apartment or the other way around straight to work or to central Tel Aviv where concentrated al the leisure facilities. The neighborhood operates in that way that the neighbors might not really know each other, but from the other hand maybe that is exactly what the rich want.
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