{"id":2057,"date":"2026-07-14T11:53:58","date_gmt":"2026-07-14T08:53:58","guid":{"rendered":"https:\/\/www.roncohen.co.il\/?page_id=2057"},"modified":"2026-07-14T11:55:15","modified_gmt":"2026-07-14T08:55:15","slug":"monitor","status":"publish","type":"page","link":"https:\/\/www.roncohen.co.il\/en\/monitor\/","title":{"rendered":"Real Estate Monitor"},"content":{"rendered":"\t\t<div data-elementor-type=\"wp-page\" data-elementor-id=\"2057\" class=\"elementor elementor-2057\" data-elementor-post-type=\"page\">\n\t\t\t\t\t\t<section class=\"elementor-section elementor-top-section elementor-element elementor-element-13e67db elementor-section-content-middle elementor-section-boxed elementor-section-height-default elementor-section-height-default\" data-id=\"13e67db\" data-element_type=\"section\" data-e-type=\"section\" 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initial-scale=1\">\r\n<title>Israel Real Estate Monitor \u2014 Ron Cohen VAS<\/title>\r\n<link rel=\"preconnect\" href=\"https:\/\/fonts.googleapis.com\">\r\n<link href=\"https:\/\/fonts.googleapis.com\/css2?family=Open+Sans:wght@400;500;600;700;800&display=swap\" rel=\"stylesheet\">\r\n<script src=\"https:\/\/cdnjs.cloudflare.com\/ajax\/libs\/Chart.js\/4.4.1\/chart.umd.min.js\"><\/script>\r\n<style>\r\n  \/* ---- IREI design tokens (from the live index page) ---- *\/\r\n  .iret{\r\n    --bg:#F0F2F5; --banner:#1565C0; --dot:#4ADE80; --ctx:#B8D4F0;\r\n    --tab-active:rgba(59,130,246,.15);\r\n    --card-border:#D1D9E6; --card-shadow:0 1px 4px rgba(0,0,0,.06);\r\n    --ink:#1E293B; --body:#334155; --muted:#64748B; --grid:#E8ECF2;\r\n    --blue:#3B82F6; --green:#10B981; --amber:#F59E0B; --link:#2563EB;\r\n    font-family:'Open Sans',-apple-system,Segoe UI,Arial,sans-serif;\r\n    color:var(--ink); background:var(--bg);\r\n    width:100%; margin:0; line-height:1.5;\r\n    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.v.tbd{font-size:21px;font-weight:600;color:var(--muted)}\r\n  .iret .n{font-size:11.5px;color:var(--muted);margin-top:8px}\r\n\r\n  .iret .chartcard{background:#fff;border:1px solid var(--card-border);border-radius:12px;box-shadow:var(--card-shadow);padding:18px 20px 10px;margin-top:12px}\r\n  .iret .chartcard h2{font-size:18px;font-weight:700;color:var(--ink);margin:0 0 2px}\r\n  .iret .chartcard .sub{font-size:13px;color:var(--muted);margin:0 0 14px}\r\n  .iret .canvas-wrap{position:relative;height:420px}\r\n\r\n  .iret .note{font-size:14px;color:var(--body);margin:0 2px}\r\n  .iret .meth{background:#fff;border:1px solid var(--card-border);border-radius:12px;box-shadow:var(--card-shadow);padding:16px 20px;font-size:13px;color:var(--body);line-height:1.6}\r\n  .iret .meth p{margin:0 0 9px} .iret .meth p:last-child{margin:0} .iret .meth b{color:var(--ink)}\r\n  .iret .foot{margin-top:16px;border-top:1px solid var(--card-border);padding-top:13px;font-size:11.5px;color:var(--muted);line-height:1.55}\r\n  @media(max-width:600px){.iret .body{padding:16px 14px 22px}.iret .canvas-wrap{height:330px}}\r\n<\/style>\r\n<\/head>\r\n<body>\r\n<div class=\"iret\">\r\n\r\n  <div class=\"banner\">\r\n    <div class=\"banner-top\">\r\n      <div class=\"title\"><span class=\"dot\"><\/span>Israel Real Estate Monitor<\/div>\r\n      <div class=\"ctx\" id=\"period\">Q4 2025 \u00b7 6 companies<\/div>\r\n    <\/div>\r\n    <div class=\"tabs\">\r\n      <a class=\"tab active\">Overview<\/a>\r\n      <a class=\"tab\" href=\"#methodology\">Methodology<\/a>\r\n      <a class=\"tab\" href=\"#notes\">Contact<\/a>\r\n    <\/div>\r\n  <\/div>\r\n\r\n  <div class=\"body\">\r\n\r\n    <div class=\"intro\">\r\n      <p>The Israel Real Estate Monitor is the first quarterly read on Israel's listed investment property sector. It follows six of the largest real estate companies and REITs on the Tel Aviv Stock Exchange &ndash; together holding some &#8362;85bn of investment property at year end valuation &ndash; and each quarter sets the yield the equity market implies for that property against the valuation cap rate from the Israel Real Estate Index (IREI&trade;) and the 10 year government bond, reporting the sector's premium or discount to net asset value, its NOI and FFO growth, and its leverage.<\/p>\r\n      <p>The headline implied yield is trailing four quarter net operating income over implied real estate value &ndash; equity market capitalisation plus net financial debt. Where that yield sits below the valuation cap rate the shares trade at a premium to net asset value; where above, at a discount. The Monitor is compiled and published each quarter by Ron Cohen VAS. For full results, methodology and sources, contact <a href=\"mailto:office@roncohen-vas.com\">office@roncohen-vas.com<\/a>.<\/p>\r\n    <\/div>\r\n\r\n    <!-- headline cards (auto-filled from the latest data point) -->\r\n    <div class=\"seclabel\" id=\"seclabel\">Headline &ndash; Q4 2025<\/div>\r\n    <div class=\"cards\">\r\n      <div class=\"card\"><div class=\"k\">Public implied yield<\/div><div class=\"v blue\" id=\"c-implied\"><\/div><div class=\"n\">trailing 4Q NOI \/ (mkt cap + net debt)<\/div><\/div>\r\n      <div class=\"card\"><div class=\"k\">Spread over 10y<\/div><div class=\"v\" id=\"c-spread\"><\/div><div class=\"n\">implied yield less gov&rsquo;t bond<\/div><\/div>\r\n      <div class=\"card\"><div class=\"k\">Israel 10y yield<\/div><div class=\"v amber\" id=\"c-bond\"><\/div><div class=\"n\">government bond<\/div><\/div>\r\n      <div class=\"card\"><div class=\"k\">Valuation cap rate<\/div><div class=\"v green\" id=\"c-val\"><\/div><div class=\"n\">IREI&trade; &middot; annual<\/div><\/div>\r\n    <\/div>\r\n\r\n    <!-- additional monitor metrics (refresh via `metrics` below) -->\r\n    <div class=\"seclabel\" id=\"seclabel2\">Growth &amp; leverage<\/div>\r\n    <div class=\"cards\">\r\n      <div class=\"card\"><div class=\"k\">NOI growth (YoY)<\/div><div class=\"v tbd\" id=\"m-noi\"><\/div><div class=\"n\" id=\"m-noi-note\">aggregate NOI, quarter vs a year earlier<\/div><\/div>\r\n      <div class=\"card\"><div class=\"k\">ISA FFO &ndash; trailing 4Q<\/div><div class=\"v tbd\" id=\"m-ffo\"><\/div><div class=\"n\" id=\"m-ffo-note\">ISA standard FFO, four quarters<\/div><\/div>\r\n      <div class=\"card\"><div class=\"k\">Leverage<\/div><div class=\"v tbd\" id=\"m-ltv\"><\/div><div class=\"n\">net debt \/ (mkt cap + net debt)<\/div><\/div>\r\n    <\/div>\r\n\r\n    <div class=\"chartcard\">\r\n      <h2>Implied yield vs the 10 year government bond<\/h2>\r\n      <div class=\"sub\">Quarterly. The valuation cap rate from the IREI&trade; is added once a year.<\/div>\r\n      <div class=\"canvas-wrap\"><canvas id=\"chart\"><\/canvas><\/div>\r\n    <\/div>\r\n\r\n    <div class=\"seclabel\">Latest reading<\/div>\r\n    <p class=\"note\" id=\"commentary\">\r\n      As at 31 March 2026 the six companies imply a yield of 5.17% on trailing four quarter NOI, up from 4.83% at year end: the war quarter cut their aggregate market value by some 12% while NOI edged higher, so the market now prices the same property more cheaply. The implied yield still sits well below the 6.09% valuation cap rate from the IREI&trade; at year end 2025 &ndash; the premium to net asset value narrowed but held, still the reverse of the discount seen across most global markets. The ten year government bond rose from 3.91% to 4.07%, leaving a spread of 1.10 points. Aggregate NOI rose 3.5% on the same quarter a year earlier, and trailing ISA standard FFO reached &#8362;2.84bn.\r\n    <\/p>\r\n\r\n    <div class=\"seclabel\" id=\"methodology\">Methodology<\/div>\r\n    <div class=\"meth\">\r\n      <p><b>Universe.<\/b> Six of the largest real estate companies and REITs on the Tel Aviv Stock Exchange &ndash; Melisron, Amot, Gav-Yam, Mivne, Reit 1 and Sella. Azrieli and Big are excluded because their data centre and overseas activities distort the simple measure; together the six are a large share of the TA Investment Properties in Israel index.<\/p>\r\n      <p><b>Implied yield.<\/b> Aggregate trailing four quarter NOI &divide; aggregate implied real estate value, where implied value = equity market capitalisation (quarter end TASE close &times; shares) + net financial debt (interest bearing debt less cash and near cash; deferred tax and lease liabilities excluded).<\/p>\r\n      <p><b>Valuation cap rate.<\/b> Aggregate NOI &divide; the year end gross asset value of the same companies, from the Israel Real Estate Index (IREI&trade;). Published annually.<\/p>\r\n      <p><b>Trailing convention.<\/b> From Q1 2026 the implied yield and the FFO level use trailing four quarter aggregates: the four quarters to the period end, rolled per company on a consistent reporting basis. Market capitalisations, net financial debt and the bond yield are taken at the period end date.<\/p>\r\n      <p><b>Other metrics.<\/b> NOI and FFO growth compare the quarter with the same quarter a year earlier (at the FY 2025 launch, full year versus full year). FFO is shown as the trailing four quarter level on the ISA standard, with growth as a secondary figure: the FY2024 comparatives were restated under the ISA's 2025 FFO position paper, which flatters year on year growth. Leverage is aggregate net financial debt over market assets (equity market capitalisation plus net debt). Spread is the implied yield less the Israeli 10 year government bond &ndash; the yield to maturity at the period end close of the TASE 10 year shekel benchmark (the launch bond figure was restated to this series).<\/p>\r\n    <\/div>\r\n\r\n    <div class=\"foot\" id=\"notes\">\r\n      <p style=\"margin:0 0 9px\">Source: company quarterly financial statements (NOI, FFO, net debt); TASE end of day market data (market capitalisations and the 10 year government bond &ndash; yield to maturity of the TASE 10 year shekel benchmark at the period end close; the launch figure was restated accordingly); Israel Real Estate Index (IREI&trade;), Ron Cohen VAS.<\/p>\r\n      <p style=\"margin:0\"><b>Disclaimer.<\/b> The Israel Real Estate Monitor tracks the listed investment property sector on the Tel Aviv Stock Exchange, drawing on the constituent companies&rsquo; published financial statements and on TASE end of day market data. While every attempt has been made to ensure that the information in the Monitor has been obtained from reliable sources, Ron Cohen VAS is not responsible for any errors or omissions, or for the results obtained from the use of this information. All information in the Monitor is provided &ldquo;as is&rdquo;, with no guarantee of completeness, accuracy or timeliness, and without representation or warranty of any kind, express or implied. The implied yield and the other measures shown are market derived indicators: they are not valuations of any company, property or portfolio, and they do not constitute a valuation or appraisal by Ron Cohen VAS. References to listed companies are drawn solely from their public disclosures and imply no endorsement by them. In no event will Ron Cohen VAS or its related affiliates or owners be liable for any decision made or action taken in reliance on the information in the Monitor, or for any consequential, special or similar damages. Nothing in the Monitor should be considered investment advice or a recommendation to make (or refrain from making) any kind of investment decision, and it may not be relied on as such. &copy; Ron Cohen VAS 2026.<\/p>\r\n    <\/div>\r\n\r\n  <\/div>\r\n<\/div>\r\n\r\n<script>\r\n\/* ============================================================\r\n   UPDATE EACH QUARTER \u2014 add one object to `series`:\r\n     period    : axis label, e.g. 'Q2 2026'\r\n     implied   : public implied yield, %  (trailing 4Q NOI \u00f7 EV, the six companies)\r\n     bond      : Israel 10 year government bond yield, % (quarter end close)\r\n     valuation : IREI valuation cap rate, % \u2014 ONLY at year end (Q4); else null\r\n   Refresh `metrics`: noi = quarter YoY growth; ffoLevel = trailing 4Q ISA FFO;\r\n   ffoGrowth = quarter YoY growth (sub label); ltv = net debt \u00f7 EV.\r\n   Switch bars -> line later: set CHART_TYPE = 'line'.\r\n   ============================================================ *\/\r\nconst CHART_TYPE = 'bar';\r\nconst series = [\r\n  { period:'Q4 2025', implied:4.83, bond:3.91, valuation:6.09 },   \/* bond restated Jul-26 from provisional 3.64 *\/\r\n  { period:'Q1 2026', implied:5.17, bond:4.07, valuation:null },\r\n];\r\nconst metrics = { noi:'+3.5%', ffoLevel:'\u20aa2.84bn', ffoGrowth:'+18% quarter YoY', ltv:'48%' };\r\n\/\/ Q1 2026: \u03a3 trailing 4Q NOI 5,242.8 (FY25 5,207 + Q1'26 1,314.7 \u2212 Q1'25 1,270.7); \u03a3 trailing 4Q ISA FFO 2,841.4;\r\n\/\/ \u03a3net debt 48,204; \u03a3mkt cap 53,152.9 (TASE EOD 31-3-26); EV 101,356.9 \u2192 implied 5.17%, leverage 47.6%.\r\n\/\/ Bond = YTM at close, TASE 10y shekel benchmark \u05de\u05de\u05e9\u05dc \u05e9\u05e7\u05dc\u05d9\u05ea 0335 (1202332): 3.91% \/ 4.07%.\r\n\/\/ Growth = quarter vs a year earlier. 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The details will be saved and used for the purpose of handling the inquiry only.\t\t\t\t<\/div>\n\t\t\t\t\t\t\t\t<div class=\"elementor-field-group elementor-column elementor-field-type-submit elementor-col-100 e-form__buttons\">\n\t\t\t\t\t<button class=\"elementor-button elementor-size-sm\" type=\"submit\">\n\t\t\t\t\t\t<span class=\"elementor-button-content-wrapper\">\n\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t<span class=\"elementor-button-text\">Send<\/span>\n\t\t\t\t\t\t\t\t\t\t\t\t\t<\/span>\n\t\t\t\t\t<\/button>\n\t\t\t\t<\/div>\n\t\t\t<\/div>\n\t\t<\/form>\n\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-38a423eb elementor-widget elementor-widget-image\" data-id=\"38a423eb\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"image.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t<img decoding=\"async\" src=\"https:\/\/www.roncohen.co.il\/wp-content\/uploads\/2025\/04\/rc-web-symbol.svg\" class=\"attachment-full size-full wp-image-1506\" alt=\"\" \/>\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-3d76baee elementor-widget elementor-widget-heading\" data-id=\"3d76baee\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"heading.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t<p class=\"elementor-heading-title elementor-size-default\">2 HaPalyam Avenue, Haifa, ISRAEL<\/p>\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/section>\n\t\t\t\t<section class=\"elementor-section elementor-inner-section elementor-element elementor-element-3c3a80fe elementor-section-boxed elementor-section-height-default elementor-section-height-default\" data-id=\"3c3a80fe\" data-element_type=\"section\" data-e-type=\"section\">\n\t\t\t\t\t\t<div class=\"elementor-container elementor-column-gap-default\">\n\t\t\t\t\t<div class=\"elementor-column elementor-col-100 elementor-inner-column elementor-element elementor-element-45df5feb\" data-id=\"45df5feb\" data-element_type=\"column\" data-e-type=\"column\">\n\t\t\t<div class=\"elementor-widget-wrap elementor-element-populated\">\n\t\t\t\t\t\t<div class=\"elementor-element elementor-element-51ed57d3 elementor-widget__width-auto elementor-widget-mobile__width-inherit elementor-widget elementor-widget-text-editor\" data-id=\"51ed57d3\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"text-editor.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t\t\tCopyright Ron Cohen VAS. All rights reserved | <a href=\"https:\/\/www.roncohen.co.il\/en\/accessibility-statement\/\">Accessibility Statement<\/a> | <a href=\"https:\/\/www.roncohen.co.il\/en\/privacy-policy\/\">Privacy policy<\/a>\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-6bc6fcf4 elementor-widget__width-auto elementor-widget-mobile__width-inherit elementor-widget elementor-widget-heading\" data-id=\"6bc6fcf4\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"heading.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t<p class=\"elementor-heading-title elementor-size-default\"><a href=\"https:\/\/www.imark.co.il\/\" target=\"_blank\">Design &amp; Development imark image<\/a><\/p>\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/section>\n\t\t\t\t\t<\/div>\n\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/footer>\n\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/section>\n\t\t\t\t<\/div>\n\t\t","protected":false},"excerpt":{"rendered":"<p>Israel Real Estate Monitor \u2014 Ron Cohen VAS Israel Real Estate Monitor Q4 2025 \u00b7 6 companies Overview Methodology Contact The Israel Real Estate Monitor is the first quarterly read on Israel&#8217;s listed investment property sector. It follows six of the largest real estate companies and REITs on the Tel Aviv Stock Exchange &ndash; together [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":1533,"parent":0,"menu_order":0,"comment_status":"closed","ping_status":"closed","template":"elementor_canvas","meta":{"footnotes":""},"class_list":["post-2057","page","type-page","status-publish","has-post-thumbnail","hentry"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.0 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Real Estate Monitor - Ron Cohen<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.roncohen.co.il\/en\/monitor\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Real Estate Monitor - Ron Cohen\" \/>\n<meta property=\"og:description\" content=\"Israel Real Estate Monitor \u2014 Ron Cohen VAS Israel Real Estate Monitor Q4 2025 \u00b7 6 companies Overview Methodology Contact The Israel Real Estate Monitor is the first quarterly read on Israel&#8217;s listed investment property sector. 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