How Pinui Binui Compounds Are Declared, Approved and Funded

A Pinui Binui compound is “declared” only when the director of the Government Authority for Urban Renewal signs a declaration order and that order is published in Reshumot, Israel’s official gazette. On a developer’s request, the director can declare a compound when a detailed plan has at least been deposited for objections, the plan demolishes or densifies at least 24 existing homes or other units and proposes at least 70 units (or a multiple of the existing number, if that is higher), the developer has signed agreements with the special majority of owners, and the local authority has consented or one of the legal substitutes for its consent applies. A pin on the Authority’s map, a preliminary approval or a place on the new accelerated track is not a declaration, and none of them is a building permit. This page explains each status, the routes into it and how the state helps projects that do not pay for themselves, as published on gov.il and checked on 29 October 2026.

Pinui Binui (פינוי בינוי, “evacuate and build”) replaces a group of old buildings with a denser new compound. If you are new to the idea, start with our Pinui Binui explainer and the wider urban renewal guide to TAMA 38 and Pinui Binui. This page is the official-process layer underneath them.

What does the Authority’s compound map actually show?

The Government Authority for Urban Renewal (הרשות הממשלתית להתחדשות עירונית), part of the Housing Ministry, publishes a list and map of renewal compounds.
The Authority was set up in 2016 under the Government Authority for Urban Renewal Law to lead national renewal policy and to move Pinui Binui projects and alternatives to TAMA 38 forward, working with local authorities, government ministries, developers and apartment owners. The list mixes five different kinds of compound, so the first thing to check for any address is which kind it is:

• Declared compounds. Declared for Pinui Binui by the Authority’s director under section 14 of the Government Authority for Urban Renewal Law, 2016, or by the Housing Minister before the 2021 amendment.
• Compounds a public body is promoting. Shown even if they have not been declared and no statutory planning has started.
• Developer compounds that passed planning intake. Plans that met the planning institution’s intake threshold but are not yet declared.
• Compounds inside a preferred housing area. Land the government declared a preferred housing compound, even if not declared for Pinui Binui.
• Compounds in execution. A building permit was issued or construction began; the list shows how many units have permits out of the total proposed, for example where a compound was split into parts or permitted in stages.

So a compound on the map may be anything from an idea a municipality is exploring to a building site. Only the first category is a declared Pinui Binui compound. The Authority’s page was last updated on 6 September 2026.

To see where named plans stand city by city, with the homes there today, the homes planned and the stage each plan has reached, use our tracker of urban renewal projects by city.

What does a declaration change?

According to the Authority, a declaration (הכרזה, hachraza) by its director has these effects for the compound:

• Tax reliefs for Pinui Binui transactions in the compound: in land appreciation tax (mas shevach), purchase tax (mas rechisha) and VAT on the construction services the owners receive.
• Special arrangements for the betterment levy (heitel hashbacha) that the plan’s approval triggers, under section 3A of the Third Schedule to the Planning and Building Law. Our betterment levy guide explains the levy itself.
• The possibility of suing an owner who unreasonably refuses the deal, under the Pinui Binui (Encouragement of Pinui Binui Projects) Law, 2006, subject to that law’s conditions.
• The option of advancing the plan in certain planning institutions.

Each relief has its own legal conditions. A declaration makes them possible for the compound; it does not by itself guarantee any particular owner a tax exemption, a levy outcome or a court win.

Buildings hit by missiles follow a separate route. Under the War-Damage Rehabilitation through Urban Renewal Law, 2026, the government itself declares rehabilitation areas by a numbered government decision, and each owner there chooses between a new apartment in the rebuilt project and a cash exit agreement. Our guide to the war-damage rebuilding law lists the declared areas and their deadlines.

Conditions for a developer’s declaration request

Under section 14(a)(2) of the 2016 law and its regulations, the Authority’s service page lists three conditions:

• Planning. A detailed plan, at least deposited for objections by the planning body that can approve it, that allows demolition or densification of at least 24 existing homes or other units and building at least 70 units, or the multiple of the existing units if that is higher.
• Owner agreements. The developer has signed Pinui Binui agreements with the special majority defined in the 2006 law. The Authority describes it as owners of at least 66% of the apartments in the cluster or compound, at least 60% in each building, with more than half the common property in each building attached to their apartments.
• The local authority’s position. The municipality consented, or one of four substitutes in section 14(a1) applies: the district committee is the body that approves the plan and the local committee recommended depositing it; the plan is in the national housing committee (VATMAL) track and the city council agreed to its intake; an independent special local committee decided to deposit it; or the compound is in an area marked for compound planning in a renewal plan under section 64(b) of the Planning and Building Law.

The request attaches the deposited or approved plan documents, a sample signed owner agreement, copies of the Tax Authority report forms for every signed Pinui Binui deal stamped “received”, a Tabu extract (נסח טאבו) for the plots issued no more than 6 months before filing, and the city council’s approval or the matching substitute document.

How a declaration request is handled

The service page gives no time limit for these stages. Once in force, a declaration is not limited in time, but the director may cancel it as the law allows.

What is a preliminary approval?

A preliminary approval (אישור מקדמי, ishur mukdam) is an earlier, lighter decision. It lets the developer report to the Tax Authority to defer the date of tax liability under section 49K (49כ) of the Land Taxation (Appreciation and Purchase) Law, and to advance the plan in some of the special planning tracks for urban renewal. The Authority stresses that a preliminary approval does not oblige it to declare the compound later; that still depends on meeting the declaration conditions above.

The threshold is a preliminary plan to demolish or densify at least 24 existing units that proposes at least 70 units or the multiple of the existing number, whichever is higher. The developer attaches existing and proposed drawings with the plan’s blue line (in DWG or SHP format), the plan’s number in the MAVAT planning system, and a signed statement of the city engineer’s position on the plan, or a copy of the developer’s request for that position if it went unanswered, or the local committee’s recommendation to deposit.

A preliminary approval is valid for 2 years or until the plan meets the planning institution’s intake threshold, whichever comes first. The director can extend it one year at a time on the developer’s request. Once the plan is taken in and the Authority is told the MAVAT number, the approval is extended automatically by 6 years.

How does a municipality get a compound declared?

In the local-authority track (מסלול רשויות מקומיות), the municipality rather than a developer proposes the compound, with the Authority’s support. It runs in two screenings.

• First screening. Free of charge and open all year. The compound must be in the municipality’s area with buildings in marketable use, hold 24 to 500 existing homes or business units, and have a proposed plan of at least the multiple of the existing units or 70 units, whichever is higher. Expected profit must not fall below the level in the Authority’s guidelines binder, on the Authority’s own calculation.
• Second screening. Only for compounds that passed the first. The municipality needs an initial planning proposal that is economically viable, a positive balance for the public components both at the first development stage and for the whole project, and a signed agreement with the Authority. Applications are normally filed in the first week of February and the first week of July, and the Authority may change or add dates. For 2026 the Authority set the document deadline for the second screening at 8 November 2026.

Lod’s King David compound, below, is an example of a plan that went through this track.

What is the accelerated track, and what does 18 months mean?

The Planning Administration and the Authority launched the accelerated track (המסלול המואץ) in 2026 to speed up home-front protection, given the security situation and the lessons of the recent fighting. It is for detailed renewal plans that a district committee approves. Joining is voluntary: the local committee, the district committee and the developer work on the plan together from launch to approval, with the two committees handling it in parallel and dedicated support from the Planning Administration and the Authority. The track commits to a tight, pre-set timetable of up to 18 months from launch until the plan takes effect. That is the official target, not a guarantee for any particular plan, and it covers planning approval only, not permits or construction.

A plan must meet four conditions together:

1. It proposes at least 250 homes in Pinui Binui.
2. It includes buildings that need strengthening under section 70A of the Planning and Building Law.
3. The local authority and/or the Authority decided to advance and submit it in this track.
4. It is submitted for the local committee’s recommendation and the district committee’s intake at the same time.

The developer must also present a full, experienced planning team at the start and commit to the timetable. The first compounds were chosen from both the developer and municipal tracks.

If someone tells you a compound is “on the fast track”, ask for the local authority’s or the Authority’s decision to submit it in the track, the launch date, and the plan’s MAVAT number, then follow the plan’s progress there.

Which route is which?

How does the state close a viability gap?

Some compounds do not pay for themselves: land values are too low for the extra homes to fund the owners’ new flats. The state has two main tools, extra land and money.

Complementary land from the Israel Land Authority

Developers, companies, associations, government companies and local authorities can apply to the Israel Land Authority (ILA) for complementary land (קרקע משלימה, a “completion plot”) that makes a renewal project viable. The ILA allocates it either without a tender (to lessees or developers for enclosed or adjacent land, or through the local-authority track) or by tender (a call for proposals, a public tender, an option tender or a partial-sale combination tender).

The ILA’s threshold conditions are:

• the renewal plan is not economically viable without the extra land;
• the proposed density is at least 20% above double the local authority’s average density under national plan TAMA 35;
• the number of homes in the renewed compound at least doubles;
• the overall floor-area multiplier of the complementary and renewed land together is between 1:3 and 1:10.

Section 16A of the 2016 law allows a grant without a tender only to lessees of plots with existing buildings in a renewal project (not a TAMA 38 strengthening plan) or to a developer as defined in section 49S (49יט) of the Land Taxation Law, and only if the Authority recommended it and the Government Appraiser, or an appraiser he authorised, found it necessary for the project’s viability. The full conditions and payments are in ILA procedure 90.05B, “Urban renewal”.

The applicant prints and completes the ILA form, attaches every mandatory document and sends it by registered mail to the ILA business region where the land lies. A complete file goes to the ILA’s ownership committee and the applicant receives a file number and a fee voucher; an incomplete one is returned for correction; a rejection comes in writing. Payment, including any past debts, is a condition of completing the deal, and the rules in force at filing apply. The ILA call centre is *5575 or 03-9533333, Sunday to Thursday from 8:00 to 17:00.

Three recent ILA decisions, read correctly

These are reservations or recommendations, not allocations. In each case the final plot, price and terms are examined again when the land is actually allocated.

• Lod, King David compound. Plan TAMAL/2046, advanced by the ILA with Lod municipality in the local-authority track and approved in December 2024, covers about 170 dunam and replaces 713 homes with about 4,074 new ones, plus about 78,800 square metres of employment space. On 18 February 2026 ILA management decision 6019 reserved plot 109 (89 homes) as adjacent complementary land for compound 5, which has about 165 homes and 4 shops. Conditions include the Authority declaring the project and the municipality agreeing to a partial or full betterment-levy exemption, with the final size and price set by an appraisal at the time of allocation.
• Kiryat Shmona, Yaakov Malul compound. On 20 May 2026 ILA management decision 6136 approved reserving complementary plots for this pilot, initiated by the Authority and the city (plans 217-0898288 and 217-1186329). It demolishes 5 residential buildings with 60 homes and a 4-shop commercial building, and builds 216 homes in 4 buildings plus commerce and public buildings. The ILA cited the city’s closeness to Lebanon, the lack of safe rooms in most housing blocks, an active seismic zone, low-standard flats from the 1960s and 70s and low land values. The compound had already won a 2022 periphery renewal grant. The decision states that the reservation is not a commitment to approve the allocation.
• Yokneam. On 28 January 2026 an ILA Council subcommittee (decision 1225) recommended reserving up to 15% of the homes in Yokneam’s umbrella agreement, 835 homes, for urban renewal. Under the Council’s rules the recommendation becomes Council approval if no member objects within 14 days.

Cash subsidies: Ashkelon

Government decision 852 of 2023, on strengthening Ashkelon, allocates about ILS 600,000,000 to subsidise Pinui Binui projects in the city. Under it, the Authority publishes calls from 2023 to 2031 for compounds that are not economically viable, as an alternative to complementary land. The Authority first checks the threshold conditions, including that the project is not viable without help, sets a maximum grant for each compound, and picks winners by published criteria that include the amount requested. The third call, 2/2026, offered up to about ILS 148,500,000 and took applications until 6 October 2026. In August 2026 the Authority said the first building permit under the earlier calls was expected in the following months. The money goes to the developer of a selected compound, not to individual owners.

How are building rights and social impact set?

In January 2026 the director general of the Planning Administration, who also chairs the National Planning Headquarters, issued a directive on appraisal Standard 21.1, the standard used to test a renewal plan’s profitability. Building rights are set first by planning considerations and the compound’s spatial carrying capacity. Profitability above the updated minimum in Standard 21.1 is not a reason to cut building rights, and where the minimum is not reached, planners make adjustments to improve feasibility.

Renewal plans also carry a social report that maps the residents, their needs and groups needing special attention. The Authority consulted until 3 August 2026 on a draft version 3.0 to replace the 2021 guide 2.0, with templates for an existing-situation report, an alternatives assessment and a full report, plus a companion guide and a data table. The draft puts weight on housing mix, public housing and the burden of housing costs. It was still a draft when we checked.

What is planned in the north?

On 7 June 2026 the Planning Administration reported that renewal and new districts around train stations were being planned in places such as Hatzor HaGlilit and Kiryat Shmona, and that ongoing renewal planning was being advanced in towns such as Nahariya, Kiryat Shmona and Shlomi. It also described regulatory plans for Kiryat Shmona and Shlomi to add homes on ground-level houses. The report does not say whether those plans have been approved, so check each plan’s status in the planning system before relying on it.

Preferred housing compounds in the north

A second state designation now covers several northern renewal areas. Under the Law for the Promotion of Construction in Preferred Housing Compounds (Temporary Provision), 2014, the government can declare a preferred housing compound (מתחם מועדף לדיור, mitcham muadaf ledi’ur), and its plan is handled by the national committee for preferred housing compounds, known as the Vatmal (ותמ”ל). That is not the same as a Pinui Binui declaration. On the Authority’s map such land appears in the category for compounds inside a preferred housing area, which can include compounds never declared for Pinui Binui, so check the category for the address as described above. Our guide to Vatmal preferred housing compounds, their declaration and objections explains that route.

On 28 June 2026 the government used it for seven compounds in the north. Decision 4292 enlarged four compounds declared in 2024 and 2025 to take in more buildings for renewal, and decisions 4287 and 4288 declared three new ones. Each decision says the final number of homes will be set in detailed planning, and not below the number the law requires.

HaMeginim is the first Pinui Binui plan in Tiberias to reach the Vatmal. A government announcement published on 5 March 2026 said the committee would discuss it at a round-table session on 2 March. The plan, promoted by the Authority with Tiberias municipality, lies in the Kiryat Shmuel neighbourhood west of the Old City and north of Al-Hadif Street. It mixes residential towers of 20 to 30 floors with buildings of up to 10 floors, adds an urban square framed by buildings kept for conservation, and a network of walking and cycling paths. It is split into six Pinui Binui sub-compounds that can each go ahead on their own. The figures in that announcement came before the June enlargement, so use the decision figures above for the declared compound.

What each renewal status proves and what it does not

This is our own reading guide for owners and buyers, built from the official rules above. Use it to match a seller’s or developer’s claim to the document that would prove it.

Before you sign or pay, the urban renewal buyer risk check covers the developer and paperwork checks, and owners thinking of leaving a project early should read selling a property in urban renewal.

Who to contact

• Government Authority for Urban Renewal, declaration and preliminary approval services: 074-7681423 (Sunday to Thursday, 9:00 to 14:00) and hit-ironit-vaada@moch.gov.il. System access questions: support-renew@moch.gov.il.
• Government Authority for Urban Renewal, general: 074-7681400; Beit HaDfus 12, Beit HaShenhav, Building C, PO Box 34203, Jerusalem 9134101.
• Israel Land Authority call centre: *5575 or 03-9533333, Sunday to Thursday, 8:00 to 17:00.

Sources

1. Government Authority for Urban Renewal, urban renewal compounds (published 6 October 2021, updated 6 September 2026).
2. Government Authority for Urban Renewal, request to declare a Pinui Binui compound at a developer’s request.
3. Government Authority for Urban Renewal, request for preliminary approval.
4. Government Authority for Urban Renewal, first screening in the local-authority track.
5. Government Authority for Urban Renewal, second screening in the local-authority track.
6. Planning Administration, the accelerated track for urban renewal (published 28 July 2026, updated 23 September 2026).
7. Israel Land Authority, complementary land without a tender for urban renewal.
8. ILA management decision 6019, King David compound, Lod (18 February 2026).
9. ILA management decision 6136, Yaakov Malul compound, Kiryat Shmona (20 May 2026).
10. ILA subcommittee decision 1225, Yokneam (28 January 2026).
11. Government Authority for Urban Renewal, third Ashkelon subsidy call (11 August 2026) and call 2/2026.
12. Planning Administration, applying Standard 21.1 in urban renewal plans (28 January 2026).
13. Government Authority for Urban Renewal, draft social report guide version 3.0.
14. Planning Administration, planning and renewal in the urban space (north) (7 June 2026).
15. Government decision 4292, enlarging preferred housing compounds in Tiberias, Kiryat Shmona and Nahariya (28 June 2026, updated 7 July 2026).
16. Government decision 4287, preferred housing compounds including Shlomi and Rechasim and decision 4288, Karmiel Mordot HaRakevet (28 June 2026).
17. Announcement on the first Tiberias urban renewal plan at the Vatmal (5 March 2026).
18. Government Authority for Urban Renewal, contact details on the renewal appraiser service page.

Own a flat in an older building and not sure which of these statuses your compound really has? Send us the address through our urban renewal enquiry page and we’ll walk through the planning route, the documents to ask for and your options as an owner or buyer.