Episode summary: Jerusalem is a city of layers, but today, those layers are being capped by forty-story luxury towers that often sit empty. In this episode of My Weird Prompts, Herman and Corn Poppleberry explore the stark contrast between the city's status as Israel's poorest major municipality and the explosion of high-end real estate marketed to foreign investors. They discuss the "ghost apartment" phenomenon, the cultural impact of modernizing an ancient skyline, and the specific policy levers—from vacancy taxes to inclusionary zoning—that could reclaim the city for its residents. Can Jerusalem remain a living city, or is it destined to become a museum for the global elite? Show Notes ### The Height of Irony: Jerusalem's Luxury Housing Crisis In the latest episode of *My Weird Prompts*, hosts Herman and Corn Poppleberry tackle a paradox rising high above the ancient streets of Jerusalem: the proliferation of luxury "ghost apartments." Prompted by a listener's observation of the rapidly changing skyline, the brothers delve into the economic, aesthetic, and social tensions defining one of the world's oldest cities in 2026. As cranes and glass towers reshape the horizon, a vital question emerges: who is this new city being built for? #### The Aesthetic of Disconnect The discussion begins with the visual transformation of Jerusalem. Since 1918, the city has mandated the use of "Jerusalem stone" to maintain historical continuity. However, Herman and Corn argue that wrapping a forty-story modern tower in traditional stone feels less like preservation and more like a costume. This aesthetic clash mirrors a deeper economic disconnect. While the Jerusalem Gateway project introduces twenty massive towers to the city's entrance, these developments often feel alienated from the daily lives of the residents who live, work, and pray in the shadow of these giants. #### Poverty Amidst Plenty The most striking insight shared by the hosts is the sheer scale of the economic divide. Despite the construction boom, Jerusalem remains the poorest major city in Israel. With poverty rates hovering around 41%—more than double the national average—the city's largest demographics (the ultra-Orthodox and Arab sectors) are in desperate need of affordable, spacious housing. Instead, the market is producing ultra-luxury condominiums. Herman explains that this is a "classic case of market failure." Developers are not targeting locals; they are catering to the global Jewish diaspora. For wealthy buyers in New York or Paris, a Jerusalem apartment is a "spiritual anchor" or a status symbol. Because these buyers often visit only a few weeks a year, the city is left with "ghost apartments"—vertical safety deposit boxes that contribute nothing to the local economy or social fabric. #### The "Sugar High" of Development Corn and Herman examine why the municipal government continues to approve these projects despite the obvious social strain. They describe the situation as a "sugar high." The city receives massive cash infusions from initial building fees and ongoing property taxes, but at the cost of long-term social cohesion. Herman points out that while the 2026 state budget includes a "double Arnona" (property tax) for vacant homes, it acts as a mere "nuisance tax" for the ultra-wealthy. A few thousand extra shekels will not deter a buyer who can afford a ten-million-shekel penthouse. The real casualty is the city's vitality. When young professionals, teachers, and doctors are priced out and forced to move to the periphery or other cities like Haifa, Jerusalem risks losing the very people who keep it a "living city." #### Seeking a Middle Ground: Policy and Innovation The episode highlights several potential solutions to reclaim Jerusalem's housing market: 1. **Inclusionary Zoning:** The hosts discuss the potential for mandating that 30% of new developments be set aside for long-term rentals at reduced prices. They also suggest incentivizing developers to build micro-units for students and young couples rather than only massive penthouses. 2. **Aggressive Vacancy Taxes:** Rather than a flat fee, Herman suggests a vacancy tax tied to the actual value of the property to truly discourage speculative holding. 3. **Land Tenders and Institutional Rentals:** By selling state land at a discount to developers who commit to capped-price rentals, the government could foster a more stable, non-speculative rental market. 4. **Community Land Trusts:** Perhaps the most radical suggestion is the adoption of land trusts, where a non-profit owns the land and individuals own the units. This model treats housing as a human right and a place to live, rather than a financial instrument. #### The Future of the Living City Ultimately, Herman and Corn conclude that Jerusalem cannot be "kept in amber," but its growth must be functional. "Performative density"—building high-rises that remain empty—is the worst of both worlds. It ruins the skyline without housing the people. To prevent Jerusalem from becoming a "museum for the wealthy," a fundamental shift in priority is required: moving away from the "Wild West" of speculative investment toward a model of social urbanism that puts the needs of the local community first. Listen online: https://myweirdprompts.com/episode/jerusalem-housing-ghost-towers