For more than three years, I have been working on a question that many would consider impossible: What would it take to rebuild Gaza not simply with new buildings, but as a functioning, productive, and economically independent society?
There is no shortage of discussions about Gaza’s future. There are proposals for governance, security, humanitarian assistance and reconstruction. What is still missing, however, is a practical economic model capable of turning hundreds of thousands of displaced people from recipients of aid into homeowners, workers, entrepreneurs and participants in a functioning economy. I believe that such a model is possible, and that its foundation must be ownership.
For decades, Gaza’s refugee camps have been a symbol of dependency. Reconstruction offers an opportunity to change that reality. Instead of rebuilding homes as publicly funded shelters, families should finance and own their homes, turning housing into the first asset in their economic future.
My proposal envisions approximately 400,000 residential units in high-rise buildings across Gaza, primarily for residents of the refugee camps and people whose homes were destroyed during the war. Construction costs are estimated at $60,000–$100,000 per unit. Rather than relying on donations to finance the housing itself, families would purchase their homes through long-term mortgages of up to 40 years, with the allocated land serving as equity and collateral.
This is more than a financing mechanism; it is a different philosophy of reconstruction. A home can provide shelter while also becoming an asset that gives a family financial security and access to credit. When hundreds of thousands of families own homes and build assets for themselves and their children, they develop a direct stake in the stability and future of the society in which they live. Ownership can therefore become a foundation for economic mobility, civic responsibility, and long-term stability.
From reconstruction to economy
Housing, however, is only the beginning. Gaza cannot become economically viable through residential towers alone. Reconstruction must include industrial zones, transportation infrastructure, reliable energy and commercial centers. Its approximately 40 kilometers of Mediterranean coastline also represents a long-term economic asset, with potential for tourism, hospitality and commerce.
Modern construction technology makes the scale of this ambition more realistic. Over the past several years, we have examined the international companies specializing in modular and industrialized construction, using prefabricated components and factory production. These technologies can allow construction to take place simultaneously across multiple sites and significantly accelerate the delivery of large numbers of homes.
The financing challenge can be addressed through a combination of private and institutional capital. We are examining a structure involving an international banking consortium, potentially supported by institutions such as the World Bank and political-risk insurance mechanisms such as MIGA. These mechanisms could help mitigate risks associated with political instability, renewed conflict and damage to investments, creating a framework in which international capital can participate.
An economic foundation for a different future
No economic plan can substitute for security, legitimate governance and the rule of law. Any successful reconstruction will require guarantees that infrastructure and investment will not once again become instruments of conflict. But security and economic development should not be viewed as competing priorities. A society in which families own homes, businesses can operate, and people can build assets for their children has a fundamentally different foundation from one that remains dependent on temporary shelter and external assistance.
This is the thinking behind the plan developed by the Institute for Structural Reforms, which has been working on the concept for the past three years, well before the end of the war. The proposal has recently been presented to Palestinian officials and has generated interest, while discussions are also taking place with international institutions and senior figures regarding its potential implementation.
I am an Israeli lawyer and entrepreneur. I do not claim that an economic plan can resolve the profound political and security questions surrounding Gaza. But precisely because I am Israeli, I believe we should be willing to think beyond the immediate horizon of war and ask what kind of reality we want to see on the other side of it.
If the day after the war is to be different from the day before, Gaza needs more than concrete, pipes and temporary shelters. It needs the foundations of an economy in which people can own, work, build and invest in their future. Reconstruction should not simply restore what was destroyed. It should create the economic foundations for a different future.
Attorney Shraga Biran is an Israeli lawyer, entrepreneur, and real-estate expert with more than six decades of experience in law, property, and urban development. He founded the Institute for Structural Reforms, which develops innovative structural solutions to social and economic challenges, including housing, land, and urban renewal.
