Commercial real estate,
with a guaranteed 7%* yield
Commercial real estate beneath residential towers. Early access. Value built in at acquisition.
Below this threshold we cannot move you forward
The gap that creates the opportunity.
For the past few years, municipalities have required residential developers to include retail space inside new mixed-use projects. The result: ground-floor commercial units are now being built by developers whose core business has nothing to do with retail.
Historically, those developers held onto the retail space themselves as a long-term yielding asset — so almost none of it ever reached the market.
That changed. Faced with cash-flow pressure and, often, no in-house retail division, developers are now offloading those commercial units earlier than planned — and many prefer to sell the whole block in one piece rather than split it and chase higher unit prices.
Deals like these almost never reach the open market — and certainly not the typical private investor.
We negotiate the purchase of an entire commercial block directly with the developer, before it reaches the market. Once terms are locked, a short window opens — usually around 30 days — for investors to join the deal before signing and the first payment. That window is where private investors get a seat at a deal that would otherwise be too large for them.
Early entry
Eli Group works with developers long before a deal reaches the market. At this stage we negotiate the purchase of a large commercial block on terms a private buyer simply cannot access alone.
Investor window
Once terms are agreed, a limited window opens — running up to signing and the initial ~20% payment — during which investors can join the deal at the negotiated price, before any repricing.
Splitting the block
The full commercial floor is split into smaller retail units, opening the door to investors at lower entry sizes. Each investor buys their share of the block, but on the terms of a much larger deal.
Closing the deal
Whatever isn't taken by investors, we buy ourselves. Once closed, there is no pressure to sell — we hold the asset and exit at market value, typically by handover, on a 3–4 year horizon.
We buy in size, split the block intelligently, and open the door to deals that are normally out of reach for private investors.
Deal structure and entry terms.
The key parameters every investor should understand before deciding.
Minimum equity
This is the entry capital required to join a deal. The figure shifts with unit size, the price per square meter, and the payment terms.
Payment terms
On most deals: 20% on signing, 80% on handover. On some deals we manage to negotiate better terms with the developer, such as: 10/90 or 15/85 These terms have a direct impact on the equity required and on the investor's cash-flow flexibility.
How you buy
You join the deal early and buy on the terms we negotiated up front. That means you're entering before the pricing reaches the open market.
Purchase tax
Buying directly from the developer means a single purchase tax event. If the asset is bought first by us and then resold to you, the price already absorbs additional costs — and so the all-in figure ends up higher.
Project financing
Each project is financed by a supervising bank. You contribute equity only — there is no need to manage or arrange project financing yourself.
Time to handover
We enter at early stages, sometimes pre-permit. The time to handover varies project by project.
7% guaranteed yield
For two years from handover, subject to the terms of the agreement. This commitment matters. It reflects how confident we are in the deal after weighing every parameter — location, demand, pricing, and upside.
Built for first-time investors
These deals are open to investors with no prior experience in commercial real estate. We walk every investor through the process — from the first conversation, to understanding the deal structure, to making an informed decision. Every investor gets a clear, plain-language explanation of the deal: the upside, the risks, and exactly how the investment is structured.
Asset management, if needed
When clients want it, we offer end-to-end asset management for the unit. The service covers, among other things: tenant sourcing, day-to-day asset management, repairs, and full support during a future sale. It's an opt-in service, priced separately and tailored to what the client needs.
You enter the deal on terms that are fixed up front — equity, payment schedule, financing, and yield — so you know exactly what you're signing into before you decide.
Active deals.
NewTown · Netanya
* Yield is subject to the specific deal agreement. Additional deals are shared by private appointment only.
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About the firm.
Eli Group was founded by Yehuda Eli and Avishai Eli, drawing on their own experience as private real estate investors.
In the course of that work, they kept running into the same gap in the commercial market: developers prefer to sell retail space in large blocks and rarely engage with investors looking to buy a single, smaller unit. That created a real entry barrier for private investors — even when the appetite for these deals was clearly there.
Out of that observation came the model: buy in size, build real purchasing power, and then split the block into smaller units calibrated for private investors and end-users.
Yehuda Eli
CEO & Co-Owner · VP Business Development
~20 years in real estate and construction, in Israel and the United States.
Avishai Eli
Co-Owner · VP Marketing
~20 years in real estate, marketing, and entrepreneurship, in Israel and the United States.
The firm operates on a single model: source opportunities early, negotiate large-scale acquisitions, and structure each deal so that smaller investors can take part on the same terms.
The emphasis is on building deals deliberately — weighing location, demand, acquisition terms, and economic upside — and giving investors full transparency at every step.
“The difference wasn't the deal itself — it was the timing we got to see it. By the time we were in, no one else even knew it existed.”
ELI GROUP — smart real-estate investments
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