Perched on a rugged limestone cliff by the sea, just a 30-minute drive from Tel Aviv, lies Arsuf, an exclusive enclave of Israel's ultra-wealthy. This low-profile community, set on some of the country's most expensive land, is largely unknown to the general public.
There's no public transportation to Arsuf, and unless you live nearby, you might not even be aware of its existence. Yet, it can easily be described as the most ostentatious community in Israel.
Located on a cliff between the Mediterranean Sea and Kibbutz Shefayim in the Sharon region, Arsuf is a gated community of extravagant villas, home to some of Israel's richest residents—names that frequently appear in the business gossip columns. The village was established in the 1990s and named after the ancient fortress "Tel Arshaf," now part of the nearby Apollonia National Park. In the early days of the state, a quarter of the land was purchased by the father of the Gur Rebbe, who intended to create a religious resort, though the plan never materialized.
As reported by Calcalist last year, the Rebbe himself owns approximately 20 plots, totaling 21.7 dunams (around 5.3 acres), with an estimated value of at least 170 million shekels (about $45 million). One of these plots is co-owned with businessman Amos Luzon, whose home there is one of the most luxurious in the village. Other notable residents include Kobi and Judith Richter, Idan Ofer, Beny Steinmetz, Nir Shatzky, Marius Nacht, and Adam Neumann.
Arsuf is divided into two neighborhoods: Arsuf Kdom and Arsuf Yam. The latter, where our tour took place, is built on a 35-meter (115-foot) limestone cliff overlooking the Mediterranean. "This exclusive community may be less known to the public, but it's well-known to the government," says veteran real estate appraiser Ohad Danos, former head of the Israel Real Estate Appraisers Association. "It gained notoriety for closing its gates to outsiders, people who wanted to access one of the most beautiful beaches in the country. They enforced strict parking regulations, but after a 2018 court ruling, things changed. Now, you can enter the village and admire the waterfront villas. It's the only place in Israel where residents have such direct access to the sea from their homes."
"Arsuf is a village of new money," Danos continues. "There's a lot of new wealth here, with plots of 700 square meters (7,500 square feet) selling for between 18-20 million shekels ($4.5-5 million) even before construction. You won’t find families with children here; it's a small community of just 40-50 families who enjoy near-exclusive access to the stunning beach."
The architecture in Arsuf is a celebration of diverse styles. "Unlike the classic design typical of older luxury communities like Savyon or Kfar Shmaryahu, the new villas here are styled to the highest standards," says Danos. "Here, there are no gardeners—landscaping is done by professional designers. The residents earned their wealth and built their dream homes, unafraid to enjoy the fruits of their labor. The unique blend of natural beauty and high-quality construction, with a nature reserve next door and like-minded neighbors, is what truly sets Arsuf apart."
How many real estate transactions occur in Arsuf each year?
"Maybe one," says Danos. "About a quarter of the empty plots belong to the Gur Rebbe, and he rarely sells. Anyone who manages to secure a property here is unlikely to leave—there's no reason to. Prices will only go up. It's a dream on the Mediterranean; where else would you find something like this?"
Veteran real estate broker Yossi Mimran, owner of the luxury brokerage Yokr Estate, says that 30% of those interested in buying homes in Arsuf are Jews from France and the U.S. "The clientele is high-quality, aged 40-60, and they maintain complete discretion," he says. "These are well-known buyers—members of the Knesset, tech entrepreneurs, and celebrities."
"Most properties for sale in Arsuf are about 10 years old," Mimran adds. "Plots of 700 square meters cost between 15-20 million shekels ($3.8-5 million), and there are larger properties of one dunam or more, priced between 30-40 million shekels ($7.8-10.4 million), depending on proximity to the sea. Less than a year ago, a 1.4-dunam (0.35-acre) plot sold for 12 million shekels ($3.1 million), with land ready for immediate construction. The buyer chose to build a single large home rather than two semi-detached houses. That was a great deal—the plot is now worth 16 million shekels ($4.2 million)."
Attorney Guy Ophir, who led a public campaign against Arsuf's strict parking policies a decade ago, argues that establishing a luxury village on a cliff and nature reserve is a public disservice. "They built this village on a nature reserve and a beautiful cliff, and it’s unclear how they got approval. No one should live in a place that takes away a piece of nature from the public and doesn’t want to let ordinary people in. There are sewer pipes and drains on the cliff—it’s ugly. I recommend visiting Arsuf to enjoy the cliff and the stunning sea views. Just be careful—the descent to the beach can be dangerous."