A Building After TAMA 38 in Haifa After 5 Years: Expectations vs. Reality (681)

The TAMA 38 program has changed the appearance of many buildings in Haifa. New façades, elevators, and reinforced structures look attractive during the first years after completion. But what happens five years later? Do buyers’ expectations match reality?

Expectations When Buying an Apartment After TAMA 38

Buyers and investors usually expect:

• improved structural safety
• a modern exterior
• an elevator and upgraded common areas
• property value appreciation
• higher rental demand

On paper, a post–TAMA 38 building looks like a compromise between a new development and an old building.

Reality After Five Years of Use

After several years, certain issues begin to appear:

• the quality of finishes in common areas may decline faster than expected
• building management is not always efficient
• additional apartments increase the load on infrastructure
• not all residents are willing to pay higher maintenance fees

In Haifa, this is especially noticeable in buildings where TAMA 38 was implemented with a minimal budget.

Condition of Common Areas

A key indicator is the entrance and the elevator:

• if they are well maintained, the building retains good liquidity
• if wear, neglect, or management chaos are visible, prices begin to stagnate

A building after TAMA 38 requires ongoing maintenance; otherwise, its advantages fade quickly.

Investment Perspective

From an investment point of view:

• apartments after TAMA 38 are often easier to rent
• rental income can be stable, but not always high
• price growth tends to slow several years after project completion

For investors, it is crucial to evaluate not the fact of TAMA 38 itself, but the quality of execution and ongoing management.

When Expectations Match Reality

A positive scenario is more likely when:

• the developer was reliable
• residents are actively involved in building management
• there is a professional management company
• the building is located in a desirable area of Haifa

In such cases, a post–TAMA 38 building remains attractive even after 5–7 years.

Advice from Unehasim

The staff of Unehasim recommend:

• checking the actual condition of the building, not only the documents
• analyzing maintenance costs several years after completion
• comparing post–TAMA 38 buildings with nearby non-renovated buildings
• considering real rental and resale demand

A professional analysis helps to:

• avoid inflated expectations
• choose a property with real liquidity
• make a balanced investment decision

If you are considering buying an apartment in a building after TAMA 38 in Haifa and want to understand what to expect in a few years — the staff of Unehasim can help you evaluate the property from both a practical and investment perspective.