Two towers rising at the Dolphinarium site. The building that will reset the Israeli ceiling.
Northern Promenade · Under Construction · Operator: Mandarin Oriental Hotel Group
Every few decades, a market gets a building that reorganises its upper register — that moves the ceiling, defines a new reference point, and sets the terms against which every previous benchmark will be re-measured. The Mandarin Oriental Tel Aviv Residences, rising now at the former Dolphinarium site on the northern promenade, is that building for Israel.
The project comprises two towers. One will house the five-star Mandarin Oriental Hotel — the brand’s first in the country, and its first new-build hotel anywhere in several years. The other is dedicated entirely to private residences, approximately two hundred and thirty of them, ranging from sophisticated two-bedrooms of seventy-five square metres to penthouses exceeding three hundred. The two towers share a plot, an operating philosophy, and the Mandarin Oriental’s particular understanding of what discreet five-star service means in the twenty-first century.
On the coastline
The site is among the most important remaining development parcels on the Tel Aviv coast.
The former Dolphinarium — derelict for the better part of two decades, and the subject of a prolonged municipal conversation — sits at the transition between the central promenade and the historic coastline that runs south toward Jaffa. Neve Tzedek is a five-minute walk inland. The Jaffa Port is a fifteen-minute walk south along the coast. The ground level of the new development includes extensive public green space and an extended promenade — an almost unheard-of allocation on the dense Tel Aviv coastline, and one that will define the building’s street-level presence for decades.
On the buyer
Pre-completion demand has, unsurprisingly, been strong and international.
The Mandarin Oriental name carries precisely the kind of global recognition that makes off-plan sales in a new market straightforward. Buyers familiar with the brand’s residences in London’s Knightsbridge, New York’s Tribeca, Miami’s Brickell, and Hong Kong’s Central have an immediate frame of reference for the product being delivered, and a clear expectation of the service envelope that will support it. For international purchasers from the United States, United Kingdom, France, and East Asia in particular, a Mandarin-branded address in Tel Aviv is as legible as one in any other city the brand operates in.
The profile skews, as it does at comparable Mandarin addresses elsewhere, toward dual-residence and tri-residence owners. Primary-residence usage will be a minority pattern. Secondary-residence and rotating-use ownership will dominate.
On anticipation
We are, unusually for this office, writing about a building not yet delivered.
Construction is proceeding, pre-sales are underway, and we have maintained close contact with the development’s sales infrastructure throughout. For buyers who wish to acquire at the Mandarin Oriental — either off-plan at current pricing or in the first resale window after delivery — the time to begin the conversation is in advance of completion rather than after it.
Expected delivery pricing will place the residences firmly at the uppermost tier of the Israeli market, and the penthouse level substantially above any existing benchmark in the country. The building is likely to surpass the David Promenade as the Israeli price reference within its first trading year.
The next ceiling. And the last moment before it is reset.
A note from the office. If you are considering a residence at Mandarin Oriental — as a buyer, as a prospective owner, or simply as a matter under quiet consideration — a brief conversation is the simplest place to begin.
→ Request a conversation
By appointment. By introduction. By conversation.
