Ep. 204: Jerusalem's Vertical Revolution: Skyscrapers vs. City Soul

Episode summary: In this episode, Herman and Corn dive into the radical transformation of Jerusalem's skyline through the Jerusalem Gateway project. They explore the tension between modern economic demands and the city's historic identity, focusing on the "ghost apartment" phenomenon and the impact of the 2026 tax reforms. From Vancouver's vacancy taxes to Paris's height limits, the brothers discuss how Jerusalem can balance growth with the needs of its local residents to prevent the city from becoming a "theme park" for the global elite.

Show Notes

The skyline of Jerusalem, historically defined by its rolling hills and low-rise limestone architecture, is currently undergoing a radical transformation. In the latest episode of *My Weird Prompts*, hosts Herman and Corn Poppleberry sit down to discuss the "vertical revolution" sweeping through the Holy City. Prompted by a message from their housemate Daniel regarding the "mess" of construction at the city's entrance, the brothers delve into the aesthetic, social, and economic implications of the Jerusalem Gateway project—a massive development featuring high-rise towers that reach up to forty stories.

### The Aesthetic Dilemma: Stone vs. Glass Herman opens the discussion by highlighting the unique architectural heritage of Jerusalem. Since the British Mandate era, regulations have required buildings to be faced with Jerusalem stone, a rule that preserves the city's iconic golden hue. However, as Corn points out, applying this ancient requirement to forty-story skyscrapers creates a "stone-cladded monolith"—a strange hybrid that feels neither traditionally Jerusalemite nor sleekly modern.

The hosts argue that these massive structures create a "scale issue." While the city argues that building upward is the only way to accommodate growth without destroying the surrounding Jerusalem Forest or archaeological sites, the result is a sense of displacement for locals. Corn describes the experience of walking through historic neighborhoods like Nachlaot, where tiny, century-old courtyards are now dwarfed by looming glass and stone giants, creating wind tunnels and casting long shadows over the street-level life.

### The Crisis of "Ghost Apartments" Perhaps the most stinging point of the discussion is the economic paradox of these new developments. While urban density is theoretically supposed to increase housing supply and lower prices, the reality in Jerusalem is quite different. The brothers discuss the phenomenon of *Dirot Refaim*, or "Ghost Apartments." These are luxury units purchased by wealthy members of the diaspora as vacation homes, which remain dark and empty for the vast majority of the year.

Herman explains that this "investment-led displacement" treats housing as a financial asset rather than a place to live. When eighty percent of a building's windows are dark, the local economy suffers; grocery stores and cafes lose their customer base, and the vibrant street life that makes Jerusalem unique begins to wither. Meanwhile, local residents—teachers, nurses, and young families—are priced out of the city as land values skyrocket in the wake of these luxury projects.

### Global Solutions for Local Problems To address these challenges, Herman brings several international case studies to the table. They look toward Vancouver, which implemented an "Empty Homes Tax" and a "Speculation and Vacancy Tax." These measures have not only reduced the number of vacant properties but have also generated hundreds of millions of dollars in revenue earmarked for affordable housing.

The conversation also touches on London's "threshold approach," which encourages developers to provide 35% affordable housing in new projects, and Paris's "bioclimatic urban plan," which recently reinstated height limits to protect the historic core. Herman notes that Barcelona has even taken steps to map the city into zones to limit tourist accommodations, prioritizing the "living culture" of the city over the "theme park" version of it.

### The 2026 Tax Shakeup A significant portion of the discussion focuses on how Israel is attempting to manage this crisis through policy. Herman highlights the 2026 Arnona (property tax) reforms, which are expected to significantly raise bills for many apartments in Jerusalem. While the city has tried to implement a "double Arnona" tax on empty homes, Herman notes the difficulty of enforcement. Owners often use timers for lights or have management companies flush toilets to simulate occupancy, leading to a "cat and mouse game" between residents and the municipality.

### A Vision for the Future In the final segment of the episode, Corn and Herman brainstorm how they would manage the city if they were in charge. Their proposed solutions include: * **Mandatory Affordable Rentals:** Every new high-rise should include a percentage of long-term rental units managed by the city or non-profits to ensure key workers can live in the center. * **Public Amenities:** Using the first several floors of luxury towers for public libraries, community centers, or artist spaces to integrate the buildings into the existing neighborhood. * **Aggressive Vacancy Enforcement:** Shifting the burden of proof to owners to prove their apartments are occupied, similar to the Vancouver model.

Ultimately, the brothers conclude that while density is an environmental necessity, it must be paired with community-focused planning. Without a shift in the incentive structure, Jerusalem risks losing the very atmosphere that makes it a global destination. As Corn puts it, once a tower is built, it is there for a century—a permanent change that requires more than just a "stone-cladded" compromise.

Listen online: https://myweirdprompts.com/episode/jerusalem-skyscrapers-urban-planning