Realestate Supplement pesach 2013

Take in the wonderful view

Soar to new heights with Ganei Romema’s exclusive penthouse apartments.Located at the highest point in central Jerusalem,

enjoy the stunning landscape as well as luxury living.

from your own Jerusalem penthouse!

68 Yirmeyahu Street, Jerusalem PO Box 57891 Phone +972-2-500-1490Email: [email protected] www.ganeiromema.com Fax +972-2-500-1491

GANEI ROMEMA. TAKING LUXURY LIVING TO NEW HEIGHTS

Valimer Int’l, DevelopersEhud Tayar, Engineering & Mgmt.Kolker Epstein, ArchitectYigal Arnon & Co., LawyersBank Hapoalim, Guarantor

O f f i c e h o u r s : 1 2 p . m . t o 7 p . m .

GANEI ROMEMAPhotographed March 5th, 2013

80% built

Luxury apartments of 4-7 rooms

Bs”d

Only 10 months

until completion!

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Y O U R D R E A M H O M E I N I S R A E L — A B U Y E R ’ S G U I D E

J E W I S H FA M I LY W E E K LY

P E S AC H 2 0 1 3

7 K O O K

H A N E V I I M C O U R T

H A C H U Z A

E M E R A L D G A R D E N S

S P E C I A L P R O M OT I O N A L S E C T I O N

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Spacious, Tranquil, & also Exclusive

The Vision Where can you find a home that is both centrally located in the heart of Jerusalem, yet is set in a quiet, picturesque neighborhood surrounded by greenery and scenic buildings quite reminiscent of the old-style estates in Europe?

Only Merom Yerushalayim–Schneller can provide this seemingly impossible “best of both worlds” option. Located in the heart of chareidi Jerusalem, abutting Geulah on the south side and the Bar Ilan–Yirmiyahu intersection on the north side, close to the major chassidic centers, shopping areas, and transportation hubs of the city, the Merom Ye-rushalayim project also offers luxury living in a village-like setting. You might actually believe you’ve driven out of the city and into a country estate as soon as you enter the enclosed neighborhood.

Living in Merom Yerushalayim, you won’t have to compromise on anything: location, comfortable, spacious apart-ments, access to spiritual centers and shopping areas, parks, trees, tranquility and space — you can have it all!

The Developer The Merom Yerushalayim–Schneller project is being undertaken by three private construction firms that are the largest and most experienced in the chareidi construction sector: Tzameret Ha’ir, Pisgat Tal and Rothner Highgates. Rothner Highgates is one of the largest developers in the chareidi and reli-gious sectors in Israel, and is currently developing, in partnership with Tzameret Ha’ir, a large residential project on the former Osem lot in Bnei Brak. Rothner Highgates also initiated, among others, the 3,200-unit Achuzat Rothner project in Kiryat Malachi. Pisgat Tal is involved in the construction of hundreds of luxury apartments in areas of high demand, among them the final stage of the Ganei Tal project on Chazon Ish–Gordon Streets in Bnei Brak, and a new development currently under construction in Ashdod.Financial backing for the Merom Yerushalayim–Schneller project is provided by Bank Hapoalim. Theproject architect is Braidman-Agmon, an exclusive boutique firm specializing in luxury designs. The project is being marketed exclusively by Sun Chen Realtors, whose representatives are available to make visits to countries with Jewish communities interested in project details.

Location Merom Yerushalayim is being built on the grounds of the historical Schneller army base. In 1860 Ludwig Schneller selected this plot to be the first one to be developed beyond the Old City walls, transforming it into the Sch-neller Estate. During World War II, the British captured this coveted landmark and turned it into an army base. After the establishment of the State of Israel, Schneller became a strategic base for the Israeli army until 2008, when the army relocated and the estate became a community landmark. In 2010, entrepreneurs purchased the only part of the area designated for housing development, dreaming of creating a chareidi neighborhood whose residents would appreciate the unique advantages that the location had to offer — and Merom Yerushalayim was born.

Since most of the complex is restricted by preservation laws, the seven residential buildings will be nestled in the vast 5 acre area — and will remain the only build-ings there.

The rest of the complex will be comprised of beautifully landscaped parks and play-grounds. Ten historically preserved buildings, some of which are more than 150 years old, will be restored for use as community facilities, such as schools and kindergartens, including a new Museum of Jewish History, larger than any in the world.

In addition to all these advantages, there will be no vehicular traffic throughout the complex. Residents will access the underground parking lot through a private tunnel from the Yirmiyahu Street entrance, and visitors will park in a public parking lot right outside the complex.

Neighborhood: Merom Yerushalayim–SchnellerLocation: In the heart of Geulah on one side, with an entrance from Bar Ilan–Yirmiyahu on the other side. About the neighborhood: · 5 acres of land · 1.2 acres of luxury housing · 4.3 acres of breathtaking landscaped greenery · 10 preserved historical buildings · 820 meters above sea level — the highest point in the area · 7 residential buildings, 5–7 fl oors each · 195 apartment unitsAmenities: · Opulent lobbies · underground parking lot · arched entryways · oversized rooms · intercom/CCTV · optional guest suites in select units · American-style custom wall paint · The actual ground level of the complex will have no vehicular traffi c, and the massive green areas will be landscaped into parks, groves of trees, walking paths and playgrounds. Price range: · 1 bedroom apartments starting at 1,750,000 NIS (approx. $475,000) · 3 bedroom apartments starting at 2,890,000 NIS (approx $780,000) Size: · 1 bedroom apartments (approx. 50 sq. m.) · 3, 4, and 5 bedroom apartments {150+ sq. m.) · Garden apartments of diff erent sizes with gardens ranging from 25 to 120 sq. m. Estimated move-in date: 2015

At a glance

MEROM YERUSHALAYIM-SCHNELLER

www.meromyerushalayim.com

Sun Chen Exclusive Realtors [email protected] | 074-7333733

USA: +1-718-732-3609

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The NewLuxury Estate

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Merom YerushalayimSchneller

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From the first moment that I set foot on the Schneller complex, I was speechless to behold the peace and

tranquility that surrounds the area. It’s unreal to think that the most thriving street in Geulah is just footsteps away.

The privacy wall that encircles the property, coupled with the property’s high elevation, separates Schneller from its

surroundings. All you can hear is the rustling wind and the chirping of birds from tall trees

—Yossi WaldmanCEO, The Rothner Highgates Group

“From the first moment that I set foot on the Schneller

“From the first moment that I set foot on the Schneller complex, I was speechless to behold the peace and “complex, I was speechless to behold the peace and

tranquility that surrounds the area. It’s unreal to think that “tranquility that surrounds the area. It’s unreal to think that

”chirping of birds from tall trees

”chirping of birds from tall trees

—Yossi Waldman

”—Yossi Waldman

CEO, The Rothner Highgates Group”CEO, The Rothner Highgates Group

The Vision Where can you find a home that is both centrally located in the heart of Jerusalem, yet is set in a quiet, picturesque neighborhood surrounded by greenery and scenic buildings quite reminiscent of the old-style estates in Europe?

Only Merom Yerushalayim–Schneller can provide this seemingly impossible “best of both worlds” option. Located in the heart of chareidi Jerusalem, abutting Geulah on the south side and the Bar Ilan–Yirmiyahu intersection on the north side, close to the major chassidic centers, shopping areas, and transportation hubs of the city, the Merom Ye-rushalayim project also offers luxury living in a village-like setting. You might actually believe you’ve driven out of the city and into a country estate as soon as you enter the enclosed neighborhood.

Living in Merom Yerushalayim, you won’t have to compromise on anything: location, comfortable, spacious apart-ments, access to spiritual centers and shopping areas, parks, trees, tranquility and space — you can have it all!

The Developer The Merom Yerushalayim–Schneller project is being undertaken by three private construction firms that are the largest and most experienced in the chareidi construction sector: Tzameret Ha’ir, Pisgat Tal and Rothner Highgates. Rothner Highgates is one of the largest developers in the chareidi and reli-gious sectors in Israel, and is currently developing, in partnership with Tzameret Ha’ir, a large residential project on the former Osem lot in Bnei Brak. Rothner Highgates also initiated, among others, the 3,200-unit Achuzat Rothner project in Kiryat Malachi. Pisgat Tal is involved in the construction of hundreds of luxury apartments in areas of high demand, among them the final stage of the Ganei Tal project on Chazon Ish–Gordon Streets in Bnei Brak, and a new development currently under construction in Ashdod.Financial backing for the Merom Yerushalayim–Schneller project is provided by Bank Hapoalim. Theproject architect is Braidman-Agmon, an exclusive boutique firm specializing in luxury designs. The project is being marketed exclusively by Sun Chen Realtors, whose representatives are available to make visits to countries with Jewish communities interested in project details.

Location Merom Yerushalayim is being built on the grounds of the historical Schneller army base. In 1860 Ludwig Schneller selected this plot to be the first one to be developed beyond the Old City walls, transforming it into the Sch-neller Estate. During World War II, the British captured this coveted landmark and turned it into an army base. After the establishment of the State of Israel, Schneller became a strategic base for the Israeli army until 2008, when the army relocated and the estate became a community landmark. In 2010, entrepreneurs purchased the only part of the area designated for housing development, dreaming of creating a chareidi neighborhood whose residents would appreciate the unique advantages that the location had to offer — and Merom Yerushalayim was born.

Since most of the complex is restricted by preservation laws, the seven residential buildings will be nestled in the vast 5 acre area — and will remain the only build-ings there.

The rest of the complex will be comprised of beautifully landscaped parks and play-grounds. Ten historically preserved buildings, some of which are more than 150 years old, will be restored for use as community facilities, such as schools and kindergartens, including a new Museum of Jewish History, larger than any in the world.

In addition to all these advantages, there will be no vehicular traffic throughout the complex. Residents will access the underground parking lot through a private tunnel from the Yirmiyahu Street entrance, and visitors will park in a public parking lot right outside the complex.



USA: +1-718-732-3609


ofYerushalayim

Our on-site sales o�ce is now open!




USA: +1-718-732-3609


ofYerushalayim





USA: +1-718-732-3609


ofYerushalayim





USA: +1-718-732-3609


ofYerushalayim





USA: +1-718-732-3609


ofYerushalayim



Malchei Yisrael

Malchei Yisrael

Malchei Yisrael

Merom Yerushalayim

- Schneller

Merom Yerushalayim

- Schneller Yerushalayim

- Schneller Yerushalayim

Merom Yerushalayim

- Schneller

Kikar HaShabbos

Kikar HaShabbos

Kikar HaShabbos

Old CityOld CityOld City

The Homes The apartments all have a spacious floor plan designed to the highest of standards, and featurestate of the art amenities combined with antique motifs that blend in with the estate’s historic ambiance. A group of acclaimed design consultants from around the world has been recruited to design the project. Each one brings to the table his own area of expertise, combining to create a project of international standards in the middle of Jerusalem Among the amenities being of-fered are American style custom wall paint; high quality kitchen cabinetry and finishes; imported aluminum; modern bathroom fix-tures; intercom and cctv systems for each unit; oversized rooms), decorative front door, designer interior doors and arched entryways.

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The Vision Hachuza offers a unique combination rarely found in city living: a cen-tral location with lots of space — both interior and exterior. The project’s four buildings are arranged on the same level so that every home has maximum ex-posure to light and air—not to mention breathtaking mountaintop views.

The buildings are nestled on a spacious plot planned around green space — including a two acre park, playground facilities for children, plenty of trees and benches where you can relax, and numerous walking paths to stroll.

Each apartment is designed with living space and comfort in mind. In short, Hachuza has masterfully recreated suburbia, right in the heart of the city, so you don’t have to compromise on either location or a spacious home.

Hachuza has masterfully recreated

suburbia, right in the heart of the city

The Developer AKA Real Estate, a subsidiary of the E. Klein Group, managed by Eli Klein, is actively involved in dozens of exclusive new real estate initiatives in Israel. Taaman Real Estate, under the management of Shalom Chaim, is a veteran in the real estate field, and has extensive experience in plan-ning and marketing large residential and commercial complexes.

In addition to Hachuza, both AKA and Taaman have several proj-ects in on the market in various stages of development, including: Mishkenos HaTcheles · Beit Aka Nadlan · Psagot Yerusahalayim-Jerusalem Heights · The Kiryat Moshe Project

TAAMANREAL ESTATE

Suburbia with a

HACHUZA

Location Hachuza is an oasis of tranquility in the midst of a bustling city As such, it caters to buyers from a wide spectrum of English-speakers from abroad and inside Israel who are seeking a high standard of living and proximity to the vortex of major Torah centers and neighborhoods populated by both Torah-observant families of all chareidi streams, including Ganei Geulah, Techeiles Mordechai, and Belz, and Sorotzkin, Mattersdorf, and Zichron Yaakov.

Heartbeat

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The Homes Spacious apartments, huge terraces, and abundant light and air set Hachuza apart from other developments on the market. World-renowned architects and designers have planned the specifi cations down to the fi nest details so that you can enjoy all the comforts you are used to in your new home. Choose from a variety of creative fl oor plans ranging from four to six rooms, garden apartments, and duplexes. Each apartment features aluminum windows with insulated glass; electric blinds in the living room; 60cm x 60cm por-celain fl oor tiles; anti-slip tiles in the bathrooms; elegant interior doors, with a selection to choose from; master bathroom; central air conditioning; subfl oor heating; laminated parquet fl oors in the master bedroom; and an intercom with a camera for each apartment.

Special attention was given to the kitchen to ensure a contemporary design that is both durable and functional. Kitchen amenities include top and bottom cabinets with the quiet locking mechanism; acrylic sinks with under-mount installation; preparation for a dishwasher; and Caesar stone countertops in a choice of three colors.

Suburbia with a

Neighborhood: Hachuza Location: Ohaliav Street, at the site of the former Achuza Hall in the new Romema suburbsAbout the neighborhood: Centrally located near Jerusalem’s popular northern neighborhoods, this complex consists of one level of luxury buildings with wide open spaces and breathtaking viewsHousing specifi cations: 4-, 5-, and 6-room apartments, garden apartments and duplexesNeighborhood size: 143 units in 4 buildingsAmenities:

Size: 4-6 rooms, starting at 100 metersPrice range: Estimated occupancy

At a glance

Location Hachuza is an oasis of tranquility in the midst of a bustling city As such, it caters to buyers from a wide spectrum of English-

living and proximity to the vortex of major Torah centers and neighborhoods populated by both Torah-observant families of all chareidi streams, including Ganei Geulah, Techeiles Mordechai, and Belz, and Sorotzkin, Mattersdorf, and Zichron Yaakov.

HeartbeatH AC H U Z A

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80% built


Bs”d

Only 10 months

until completion!

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80% built


Bs”d

Only 10 months

until completion!

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The Vision The fi rst neighborhood of its kind in Israel, Ramat Givat Zeev is a dream come true for Orthodox families looking to enrich their quality of life by set-tling in an environment that fulfi lls their family, communal, and religious needs. Ramat Givat Zeev will be a community of people just like you: a community like the one you have back home! Nofei Israel has made sizable investments in the communal infrastructure. Neighbor-hood planners developed a master plan meeting the needs of the unique lifestyle of Orthodox residents, including a state-of-the-art shul with an American rabbi. Ramat Givat Zeev resi-dents will enjoy:

· Shuls, mikvaos, and yeshivos · Medical clinics · A day-care center and local community center · Fully equipped gym and Olympic-sized swimming pool · Playgrounds, parks, and green open spaces.

The fi rst stage of the residential development is designated for beautiful single-family hous-es. Built to the highest standards and according to your specifi cations, these spacious homes, combined with a religious atmosphere and the communal character of like-minded neighbors, all nestled in the serenity of suburban Jerusalem will ensure that you feel truly “at home” in your new home. Marketing of Ramat Givat Zeev took off last year, and already, tens of the 150 lots for development have been purchased, primarily by families from Monsey and the Five Towns. Future development includes plans for 300 spacious condominium units.

RAM

AT G

IVAT

ZE’

EV

Too GOODto BeTRUE

RAMAT GIVAT ZEEV

Neighborhood: Ramat Givat ZeevLocation: 12 minutes north of Jerusalem Center, 30 minutes from Tel Aviv and Ramat Beit Shemesh About the neighborhood: Jerusalem suburb with self-contained community facilities and institutionsHousing specifi cations: Lots for development zoned for single-family homesNeighborhood size: 150 single family homes + 300 condo units at stage twoAmenities: · Custom or semi-custom fl oor plans · Option for private swimming poolSize: · Lot approx.: 3,000 sq. ft. · House: approx. 2,200 sq. ft.Status: Construction at the site has already begun; houses will begin being built in October 2013

At a glance

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Location Twelve minutes from Jerusalem Center and 30 minutes to Tel Aviv, Ramat Givat Zeev is an exclusive neighborhood, primarily consisting of single-family homes, built in a new and tranquil section of Givat Zeev, already home to 11,000 people.

Situated right across from the popular Givat Zeev HaChadashah neighbor-hood ,which is already home to 700 families, Ramat Givat Zev will off er both the convenience of local shopping and easy access to the stores and restaurants of the nearby Ramot Mall.

The Developer Nofei Israel Real Estate Development & Marketing Ltd. was established in 2004 by Chanoch Kass, a real estate entrepreneur who combines extensive experience with a courageous vision. The company is active in the development and marketing of residential and commercial projects, all of which are constructed to the very highest standards, emphasizing luxury and quality of life. Nofei Israel’s first project was constructing the New Givat Zeev neighborhood, trans-forming Givat Zeev into one of the leading chareidi neighborhoods in the Jerusalem metropolitan area.

Today, Nofei Israel is marketing a number of unique luxury projects throughout Israel, in addition to several tourism and commercial areas it owns in the country.

Neighborhood: Ramat Givat ZeevLocation: 12 minutes north of Jerusalem Center, 30 minutes from Tel Aviv and Ramat Beit Shemesh About the neighborhood: Jerusalem suburb with self-contained community facilities and institutionsHousing specifi cations: Lots for development zoned for single-family homesNeighborhood size: 150 single family homes + 300 condo units at stage twoAmenities: · Custom or semi-custom fl oor plans · Option for private swimming poolSize: · Lot approx.: 3,000 sq. ft. · House: approx. 2,200 sq. ft.Status: Construction at the site has already begun; houses will begin being built in October 2013

““Nofei Israel Real Estate Development & “Nofei Israel Real Estate Development & Marketing Ltd. was established in 2004 by Chanoch Kass, a real estate entrepreneur “Marketing Ltd. was established in 2004 by Chanoch Kass, a real estate entrepreneur

”

For the first time, we are seeing a trend among

high net-worth, Orthodox Americans who up until

now avoided moving to Israel because they

could not duplicate their lifestyles, and are

following in the footsteps of hundreds of like-minded

families and buying in Ramat Givat Zeev. This

neighborhood represents the realization of every

American’s dreams for a new life in Israel

—Chanoch KassCEO, Nofei Israel

The Homes Your family will live in a beautiful home of your own design, surrounded by the full range of community, shopping and recreational opportunities — all within a suburban environment of landscaped greenery, natural settings, and scenic mountain views.

Designed by some of Israel’s most creative archi-tects, every home will be built to the highest stan-dard. You may choose one of five construction plans offered by the contractor, design your own layout, or some combination of the two. Maximum flexibility is the word when it comes to configuring floor plans, interior design, or even incorporating additions and options such as a swimming pool.

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The Vision Africa Israel Residences is currently marketing two high-end buildings in the center of Jerusalem that seek to cater to discerning buyers interested in luxury liv-ing in the heart of Jerusalem. The residential options are limited in the sur-rounding areas with comparable location advan-tages — such as Mamilla, Talbieh, Rechavia, and Shaarei Chesed. Haneviim Street, where Africa Israel’s projects are located, is one of the only remaining neighborhoods in the area with comparable potential that has not yet been developed — and as such the current prices are not as high. Construction in the area has exploded, and the municipality is also investing heavily in the neighborhood, so that in about five years’ time, it will be a beautiful, luxury neighborhood in a central, convenient location and with all the amenities that buyers of luxury apartments are looking for. Buying in this area today is a sound investment with a world of potential. For those wishing to settle there themselves, the prices are well worth the living experience the projects offer.

Location: 7 Kook Street, City Center Housing specifications: 131 apartments on 8 floors; around 85 percent have been sold, an impressive achievement in Jerusalem for pre-occupancy sales. There are a few apart-ments left for those select clients who can appreciate their value: 3- to 4- bedroom apartments on the 7th floor, ranging from 120 to 160 square meters. These are larger, more elegant apartments. 8th floor penthouses: These are very stun-ning, spacious apartments ranging from 150 to 240 square meters plus large balconies with full succahs.Amenities: Full-time concierge, in-house gym, magnificent lobby. Price range: Starting price for available units is around $1.3million.Estimated move-in date: The building is almost complete and will be ready for occupancy this summer!

At a Glance

The Developer The project is being built by Africa Israel Residences, a subsidiary of the AFI Group, an international holdings and investments group. AFI is active worldwide and focuses on projects of real estate, construction, infrastructure, industry, and hotel projects. AFI is a public company controlled by Mr. Lev Leviev. Africa Israel Residences has been a leader in the residential construction in Israel for decades, and has been chosen as Israel’s best, most reliable construc-tion company by public opinion surveys conducted by Geocartography and Globes. Africa Israel Residences focuses on large-scale housing development across the country, notably Jeru-salem, Tel Aviv, Netanya, Rishon LeTzion. In addition, they specialize in high-end residential real estate for the discerning buyer. The company has designed and constructed dozens of real estate projects, totaling approximately 10,000 residential units already populated, around 1,500 in various building stages, and plans for another 5,000. In Jerusalem, they are currently developing a residential project in Arnona, and will soon begin construc-tion in Ramat Sharet. The variety of buildings and neighborhoods that have been created by Africa Israel Residences bear witness to the company’s exceptional achievements and unique contributions to the Israeli residential scene. The upscale King David’s Village in Jerusalem is just one example of the prestige dwellings that epitomizes the Afi Group. Another successful model is the Savyonim brand which has become synonymous with excellence in both design and construction. The Savyonim flagship projects feature neighborhoods constructed with all the necessary facilities, including parks, shuls, schools, and communal buildings, all as one project.

7 KOOK-HANEVIIM COURT

THE 7 KOOK BUILDING

This is a unique opportunity to invest in the up and coming

neighborhood in the most desirable location

of Jerusalem. —Yishai Breslaur, Director of Marketing,

North America, Africa Israel Residences

”This is a unique

”This is a unique

opportunity to invest

”opportunity to invest in

”in

”the

”thethe

”the up and coming

”up and coming

”Yishai Breslaur, Director of Marketing,

”Yishai Breslaur, Director of Marketing,

North America, Africa Israel Residences”North America, Africa Israel Residences Contact Yishai Breslauer, Director of Marketing, North America · Africa Israel Residences Ltd. AFI Group · Tel: 212-845-9710 · Israel Cell: +972-52-6338683 · E-mail: [email protected]

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The Vision Africa Israel Residences is currently marketing two high-end buildings in the center of Jerusalem that seek to cater to discerning buyers interested in luxury liv-ing in the heart of Jerusalem. The residential options are limited in the sur-rounding areas with comparable location advan-tages — such as Mamilla, Talbieh, Rechavia, and Shaarei Chesed. Haneviim Street, where Africa Israel’s projects are located, is one of the only remaining neighborhoods in the area with comparable potential that has not yet been developed — and as such the current prices are not as high. Construction in the area has exploded, and the municipality is also investing heavily in the neighborhood, so that in about five years’ time, it will be a beautiful, luxury neighborhood in a central, convenient location and with all the amenities that buyers of luxury apartments are looking for. Buying in this area today is a sound investment with a world of potential. For those wishing to settle there themselves, the prices are well worth the living experience the projects offer.

Elegant & Luxurious Location Both Haneviim Court and

the Kook Building are situated in unbeatable locations. They are right in the center of town, a 5-minute walk from the Jaffa Gate, a 3-minute walk to Mamilla and 2-minutes to center of town/King George, on the southern side. On the other side, it’s a mere 5-minute walk to Geulah and 15 minutes to the northern neigh-borhoods. From here, a Shabbos walk to the Kosel will become a weekly highlight for your family.

Location: Haneviim Court is located at one of the highest elevations points in the area, providing some of the apartments with breathtaking views in all directions, and some select apartments — of which there are just a few left — even have the priceless view of Har HaBayis! It is in easy walking distance from the Old City, the city center, Machaneh Yehudah, Mamilla, and more. Haneviim Street is one of the most historical streets in the city, with more than 45 historical and architectural points of interest along its route. Housing specifications: 143 units on 8 floors; the first two floors are designated to be a boutique ho-tel with 69 rooms. There are 1-, 2-, and 3-bedroom apartments ranging in size from 60 to 110square meters, and penthouse apartments ranging from 150 to 180 square meters in size.Amenities: Luxurious, unique 600-square me-ter lobby; the vast entrace lobby leads leads to separate entrances for the residential part of the building and the hotel; a full-service hotel with a spa, gym, restaurant, and housekeeping services; for a fee, residents will be able to take advantage of the hotel’s amenities and services.Price range: Starting price is around $500,000 for 1-bedroom apartment.Estimated occupancy: October 2015

At a glanceHANEVIIM COURT

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104 PRICE — make sure you are comparing apples to apples. Find out the price of the actual apartment in question and ask what extras you will have to pay. Sometimes you are obligated to pay for the builder’s legal fees and several other “surprise” items. Ad-ditionally, try to get an idea of how flexible the price is. In some cases there is very little room to negotiate, while in others there could be as much as ten percent to talk about. If a builder has just started marketing the project, he may be more flexible on price in order to gain confidence. If he has just a few remaining units, he may well be uncompromising on price, or, on the other hand, he may be willing to go down for the sake of quickly finishing and moving on to the next project.

OUTDOOR CONVENIENCES — Almost all homes in Israel come with storage space (“machsan”) either inside and/or outside of the home and designated parking and garbage areas. Familiarize yourself with what you get with the apartment in question. How large is the storage area? Where is it located in relation to the apartment? How may parking spaces will I be allocated, and where are they? Are they covered? Side by side or one behind the other? How far a walk is my parking space from the elevator? Where do I throw my garbage? How many people do I share this area with? How close is this to my house? (Tip: You don’t want to be the closest unit to the garbage area, especially when there is a garbage strike in the middle of August!)Try to find out as much as you can vis-à-vis these 10 factors. Clearly no one project will score top marks in all factors but try to assign each project with points for each factor and then see how the scoreboard looks. Which project came out overall the best? Which factors are most important to you? What can be changed, and what is completely out of your control? The best thing is to make a chart and compare. The decision-making progress should become a lot easier and hopefully the answer will be clear. Good luck in choosing the new project in Israel that is best for you.

Factors to Consider when 10Buying into a New Project in Israel

1. LOCATION — a traditional turn of phrase used by experts in the real estate industry is that the three most important factors are “location, location, and location.” This is hard to tell when the location is merely a construction site with lots of differ-ent developments going up, or even worse, a mountain waiting to be excavated. Get yourself a map and mark up exactly where each project is to be located within the area. (Most development marketers have a map, ask them for a copy or try to obtain one from the local municipality.) Now find out where the closest shopping area is. What are the school/kindergarten options in the area? Is there a synagogue in walking distance? Where are the closest parks? Restaurants? Sport centers? What else is in the vicinity? Mark everything up on your map so you gain a good understanding of where each project is vis-à-vis the various facilities and amenities. Don’t be afraid to ask questions. How acces-sible is the location by car? Foot? Public transportation? Is the street likely to be a quiet or busy one? Is it to be a thoroughfare?

PLANS — make sure you under-stand the layout of the apartment and how big the rooms are actually going to be. Two five-room apartments could have very differ-ent layouts, where one is significantly more practical and suitable for your family than the other. Try to see the potential in each home and figure out which one would work best for you. (Read more on “Understanding the Builder’s Plans.”)

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3. BUILDER — try to find out as much as possible about the builder (“kablan”) or building company. Where has he built before? What else and where else is he building now? How much has been borrowed to build this development? How long has he been in the business for? What reputation does he have? How flexible is he in terms of making changes to the property during the construction phase? What is said about the quality of his workmanship? Materials and finish-ings? After-sales service? (We will study this area in more depth at a later stage).

MOTHER NATURE — By this I refer to the view from the apartment, the outdoor space, and the exposure to light and air. Make sure you understand which direction the property in question will be facing. What are the implications of this position? When will there be sunlight in the apartment? Which rooms will be light and which dark? Which rooms will be warm and which will be cool? What will I be looking at from my bedroom window and what is the view from my balcony? Is the view here to stay or will a new development pop up over there? What outdoor space am I getting? The same 100 square meters of garden in two different homes could look very different in reality. One could have a large patch of grass at the back of the house, while the other could have a wrap-around garden which gives you a bit on this side, a little on that and a tiny patch at the back; i.e., no significant area if your kids want to pay ball.

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Some content provided courtesy of Debbie Goldfischer, founder and editor of Buy-It In Israel, and trusted real estate agent in Buchman, Modi’in. [email protected] are advised to obtain advice from qualified professionals prior to entering into any transaction.

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owner’s rep /oh-nerz rep-ri-zen-tuh-tiv/ noun: 1 The designated advocate for a property owner who is undergoing new construction or renovation projects. 2 professional who maintains a horizontal relationship between the owner and the architect, engineer, contractor, and vendor. synonym: Joseph Hadad

Jerusalem Beit Shemesh Modiin

Joseph Hadadtel: 972 545 256 312skype: ProjexILemail: [email protected]

ideas realized.

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7MIFRAT TECHNI This literally translates to “technical features.” To you it is simply a list of what you are getting other than just walls, a fl oor, and a ceiling. The list can include anything from specifi c ceramic tile model and color, to more technical information concerning plumbing and heating systems, kitchen specifi cations, etc. Make sure to ask for this list before you agree to put down a deposit. Review the list carefully and hold onto it. You are going to want to check the list and make sure you got everything you paid the builder for. If you don’t understand what the mifrat is telling you, ask your lawyer to explain or hire a professional who can go through point by point with you and even help you negotiate with the builder.

—Yosef HaddadCEO, Projex IL

ACCESSIBILITY — If you have small children in strollers, elderly parents, or a wheelchair-bound family member, you should think very carefully about accessibility in the property. Find out exactly how many stairs there will be to get into the house or apart-ment building. Is it possible to build a ramp? Perhaps the builder can do it for you. Is there an elevator? How close is it to my front door? Is there any other way to gain access to the property?

OUTDOOR CONVENIENCES — Almost all homes in Israel come with storage space (“machsan”) either inside and/or outside of the home and designated parking and garbage areas. Familiarize yourself with what you get with the apartment in question. How large is the storage area? Where is it located in relation to the apartment? How may parking spaces will I be allocated, and where are they? Are they covered? Side by side or one behind the other? How far a walk is my parking space from the elevator? Where do I throw my garbage? How many people do I share this area with? How close is this to my house? (Tip: You don’t want to be the closest unit to the garbage area, especially when there is a garbage strike in the middle of August!)Try to fi nd out as much as you can vis-à-vis these 10 factors. Clearly no one project will score top marks in all factors but try to assign each project with points for each factor and then see how the scoreboard looks. Which project came out overall the best? Which factors are most important to you? What can be changed, and what is completely out of your control? The best thing is to make a chart and compare. The decision-making progress should become a lot easier and hopefully the answer will be clear. Good luck in choosing the new project in Israel that is best for you.

6

NEIGHBORS — One of the great-est advantages of buying a new home is that you can actually choose your neigh-bors. Ask the builder to give you an idea of what types of buyers have bought into the project. Where are they from? What age group are they? What is their religious af-fi liation? Try to gain a picture of the types of neighbors that you are likely to have in each project. In some cases, the builder may be willing to disclose names and contact info of other buyers.

8 9. STATUS — Find out exactly what stage of con-struction each project is at. If you want to make changes, you’ll need to know what has been done so far. Is it too late to make modifi cations? What can or cannot be done now? Will there be additional costs for making any changes at this stage? Find out also about stage of sales campaign. When did sales begin? Has the builder sold at least 50 percent of the project yet? What units are available for pur-chase? There are usually some units in a project that have advantages over others. In most cases, the best apartments sell fi rst. Which project has the best units left?

Some content provided courtesy of Debbie Goldfi scher, founder and editor of Buy-It In Israel, and trusted real estate agent in Buchman, Modi’in. [email protected] are advised to obtain advice from qualifi ed professionals prior to entering into any transaction.

Factors to Consider when

10 Buying into a New Project in Israel

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The Homes Each of the 24 single-family homes will be ideal for olim who are used to a similar style of living in their countries of origin. The homes are designed on three stories to allow each family member the maximum personal space. With a choice of three interior designs, buyers will be able to consult with Lagur B’Rama’s talented team of designers and architects who can help them customize the design to their needs and tastes, and with consummate attention to the all-important fi nishing touches. The lower level will be convertible to a separate four- room unit with its own garden and private entrance, suitable for parents, guests, or rental income opportunities.

The Developer Lagur B’Ramah has been a leader in property development and residential construction in Israel for more than 15 years. Its most success-ful projects include a 63 home development in Elkanah and a project currently under construc-tion in Teveria.

Lagur B’Ramah has a strong track record in ini-tiating innovative projects that have become ideal investments and offer high standards of living.

The Vision Ramat Beit Shemesh has long been a popular option for Anglos looking to settle in Israel and enjoy a suburban lifestyle with all of the conveniences of a growing, young city.

The new Emerald Garden neighborhood, in the Mishkafayim project in Ramat Beit Shemesh is comprised exclusively of single-family homes. Anglo olim will feel right at home with people who speak their language, and in houses comparable to the standards they are used to.

A Sight to Behold

A Sight to Behold

A Sight to EMERALD GARDENS

Contact

Israel: +972-54-691-1623US: 718-285-7050

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192 M ISH PACHA PE SACH 2013 193” Location Halfway between Jerusalem and Tel Aviv, nestled in a beautiful, natural

setting, Ramat Beit Shemesh is both convenient to Israel’s two largest cities and aff ordable. Ramat Beit Shemesh features a full range of educational opportunities, synagogues, and commu-

nity services that refl ect and accommodate the broad spectrum of the residents in the community. Conveniently located shopping centers and public transportation within the city and outside the city are just two factors that make Ramat Beit Shemesh a prime location.

The Mishkafayim neighborhood will be the last project of private homes to be built in Ramat Beit Shemesh Alef. Its location on the perimeter of town will ensure that each homeowner has a magnifi -cent mountain view that will remain pristine and unobstructed by future construction. It is a once-in-a-lifetime opportunity to purchase homes directly from the contractor during the early stages of construction, at very attractive prices and easy payment terms.

Based on recent history, these homes are likely to rise in value in the coming years, making them an ideal investment.

Neighborhood: Emerald Gardens–Mishkafayim, Ramat Beit ShemeshLocation: Adjacent to Ramat Beit Shemesh Alef, Mishkafayim is Beit Shemesh’s newest upscale neighborhood. About the neighborhood: An enclosed neighborhood of single-family homes set in abeautiful natural settling with an abundance of green space and public parks. The area will be populated primarily by olim from the United States and Europe. Housing specifi cations: 24 three-story single family homes.Amenities: Choose from three interior designs, or customize a design for your needs. Living space and bedrooms designed with the needs of religious families in mind. The lower level will be convertible into a separate parents’ unit or rental apartment with its own entrance. Plans for neighborhood mikveh, pool, and gym. Size: Approximately 270 sq.m. (lower level is 100 sqm) on lot sizes ranging from 260 - 380 sq.m.

At a glance

“In Emerald Gardens, Anglo olim will feel right at home in a community of beautiful single family homes with people who speak their language, and in houses comparable to the standards they are used to.

–Oren EdriCEO, Lagur Baramah

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1. Bank guarantees or other form of security. Each time you make a payment to the project’s account, you should be alert to ensure that you receive the correspond-ing bank guarantee or other security in return, in a timely fashion. If you do not, you should follow up with the kablan. Note that the current laws in Israel aim to protect the purchaser, particularly following the Heftsiba debacle. Payments in new projects are made using a preprinted payment book that resembles a checkbook whereby the payment is made by submitting payment slips to the bank managing the projects accounts. Payments should not be made to any other account, or they will be at risk.

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BUYING ON PAPER:10 Stages after Signing the Contract on your New Home in Israel

5. Mortgage. If you are taking a mort-gage to fi nance your new home in Israel, shortly after you sign the contract, you should begin the mortgage paperwork process even if you will not be taking the actual mortgage funds yet, as the process is lengthy and needs signatures from the kablan, notarization, a recordation in the pledge offi ce, and some other bureaucratic steps.

Inspection. Prior to making your fi nal payment, it is time to inspect your unit and any common areas. While there is generally no obligation for you to bring an expert (and if the contract obligates this, an alert attorney will remove this requirement), it is a right that you have, and is recommended. The average person cannot tell if the windows were sealed with adequate sealant or if the slope on the terrace is suffi cient for water to drain, etc. Thus it is recommended that an engineer be obtained to conduct the inspection. Given that the apartments are usually replete with construction remnants when the inspection is per-formed, you may not be able to notice details like broken tiles at this time. It is critical to record on the Protocol every defect and defi ciency that can be noted at the time of the inspection. Things that can only be discovered later must be made known to the kablan in writing. If the apartment is habitable (other than the construction grime and some minor building defects), it is time to make fi nal payment and get the keys. At this stage, the bank guarantees or other security are to be given in trust to the kablan’s lawyer or your own lawyer, but not to the kablan’s hands as these are intended to guarantee registration, which will take place sometime in the future.

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6Payments. You must meticulously follow your pay-ment schedule to avoid interest and other heavy penalties. Even if your attorney secures a grace period for a short lateness by the purchaser, it is important to note that this grace period will apply to payments to the kablan, but will not toll any increases due on the infl ationary index (“madad”). If your payments are in accordance with milestones, you must follow the construction progress to ensure timely payments. You should be aware that certain parts of the construction occur rapidly and you may be making a series of payments in a short period of time.

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An added benefi t of the Ramat Givat Zev project is that it is priced in dollars and not linked to the exchange rate, an unusual phenomenon today in Israel. This allows you to know exactly how much your home will cost you, without any surprises. We off er a comfortable payment plan spread out over the building period.

—Chanoch KassCEO, Nofei Israel

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Changes. If you bought your new apartment in Israel at a phase where structural changes are feasible, you must meet with the designated appointee of the kablan to make these changes. You will likely need to consult with an expert to plan the wall, electrical, and plumbing changes, and the like. If there are costs for these changes, it is important to pay for them when or-dered to avoid interest and infl ationary index rises.

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5

Inspection. Prior to making your fi nal payment, it is time to inspect your unit and any common areas. While there is generally no obligation for you to bring an expert (and if the contract obligates this, an alert attorney will remove this require-ment), it is a right that you have, and is recommended. The aver-age person cannot tell if the windows were sealed with adequate sealant or if the slope on the terrace is suffi cient for water to drain, etc. Thus it is recommended that an engineer be obtained to conduct the inspection. Given that the apartments are usu-ally replete with construction remnants when the inspection is performed, you may not be able to notice details like broken tiles at this time. It is critical to record on the Protocol every defect and defi ciency that can be noted at the time of the inspection. Things that can only be discovered later must be made known to the kablan in writing. If the apartment is habitable (other than the construction grime and some minor building defects), it is time to make fi nal payment and get the keys. At this stage, the bank guarantees or other security are to be given in trust to the kablan’s lawyer or your own lawyer, but not to the kablan’s hands as these are intended to guarantee registration, which will take place sometime in the future.

194 M ISH PACHA

6 Selection. During the construction process, you will have myriads of items to select and this is a good opportunity to increase your Hebrew vocabulary. It is critical to make any selections that are required on the schedule that the kablan sets out for you, otherwise the kablan will have a right to delay your keys with no penalty, or will simply select for you. Even if you live in Israel this can be an overwhelming task, as the suppliers for the doors will likely be in a diff erent

city than the supplier for the tiles, who will be in a diff erent city than the supplier for the windows, and so forth. If you live overseas, it is critical that you retain an experienced project manager to assist you. Please keep in mind that while the kablan is supposed to follow the plans, the work is generally much better and more to the plans when a concerned owner or project manager frequently makes appearances during the construction.

8. Possession. You will receive the keys to your new home upon payment of the fi nal installment. (Some kablanim request the fi nal payment a certain number of days prior to receiving the keys, while others will hand over the keys immediately upon confi rmation of pay-ment into the project’s account.) It is important to ensure receipt of keys to all locks in your new environment, including the mail key, front and back entrance doors to your building, storage room, access to your parking lot and the like. It is highly recommended that you change the locks to your unit and storage room. Now that you are in possession of your home, you are free to bring in outside contractors and services providers to handle the fi nishing touches to your home, as well as order the movers. You may also wish to obtain a “polish” company — a cleaning company specializing in cleaning homes from construction

debris. (It is important to check references and fi nd out exactly what is included in this service, as many companies charge extra to clean interiors of cabinets, windows, and so forth.) This stage is also the time to handle connection to utilities. While some kablanim charge you in advance for connec-tion and meters for the supply of electricity, gas, and water, you may need to do this on your own, or, at the least, ensure that these accounts are in your name. This is also the time to set up accounts with additional utilities and suppliers that you are interested in, such as telephone, cable, alarm, etc.

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9. Tofes Arba. Once the building and your unit look nearly ready, you can begin asking when the certifi cate of occupancy (“Tofes 4”) will be received. This is not exclusively in the hands of the kablan as the electrical company and the municipality, as well as others, also need to inspect the unit and project. When you expect that the Tofes 4 will be issued soon, it is imperative to have your funds available to make your fi nal payment. It is important to note that many kablanim will try to provide you with your keys prior to obtaining Tofes 4, and you absolutely should not take the unit before Tofes 4 is received. You will not be able to be permanently hooked up to electricity and other services. You should also realize that even if Tofes 4 has been granted, the apartment may be far from ready to move in. Thus it is important that your lawyer negotiates that when the kablan provides you with the keys, in addition to Tofes 4, your unit, the building, and your parking and storage room must all have reasonable access.

Mazel tov and enjoy your new home in Israel.

Power of attorney. You will need to provide the kablan with an irrevocable power of attorney to handle registration of the property as well as other matters. This power of attorney will need to be notarized, and should be taken care of shortly after the contract is signed.

Content provided courtesy of www.buyitinisrael.com, written by Elana H. Billig, Adv., an Associate at Gideon Koren & Co., Law Offi ces and Notary. [email protected].

Readers are advised to obtain advice from qualifi ed professionals prior to entering into any transaction.

Warranties. Once you have your keys, you should remember that the kablan is obligated to repair building defects. Other than urgent repairs, ordinary repairs are made at the end of the fi rst year that you are in your home, and this repair period is called “shnat bedek.” Generally, the kablan will make these repairs on the other units in the project around the same time. It is important that you let the kablan know of all defi ciencies and defects in writing. It is also important to note that you should not rush to bring in your own service provider to make repairs as this will void that aspect of the warranty. The sales law sets forth a time frame for repairs that the kablan must make if a defect is discovered. (The issue of warranties from the kablan is a lengthy and complex subject that I shall try to address in greater detail in a future article.)

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