Buying an apartment off-plan in a major new residential development, like the prominent Midtown project in Jerusalem, is an exciting prospect. It offers the chance to own a brand-new home with modern amenities in a prime location. However, the process is complex, and it’s essential to look beyond the glossy brochures and ask the right questions.
Here is a guide to what you should look for when buying an apartment in a new Jerusalem development like Midtown, covering everything from floor plans to final handover.
Understanding Floor Plans and Square Meters
The first thing you’ll see is the floor plan (tashrit). It’s vital to know how to read it.
- “Net” vs. “Gross” Size: The sales office will often quote the “gross” (bruto) square meterage, which includes a portion of the common areas like the lobby and hallways. Ask for the “net” (neto) size, which is the actual interior space of the apartment you will live in. The difference can be significant.
- Layout and Flow: Imagine living in the space. Is the kitchen layout functional? Are the bedrooms a reasonable size? Where will you place your furniture? Don’t be swayed by a large total size if the layout is impractical. For smaller apartments, like a 1- or 2-bedroom unit, an efficient layout is even more critical.
Calculating the Full Cost
The list price is just the beginning.
- Price Per Meter: For a 1-bedroom (2-room) apartment in a high-end Jerusalem project like Midtown, the price can be very high, reflecting the central location and luxury amenities. As of late 2025, expect prices for smaller units to start well over 2.5 million NIS. Always do the math to understand the price per “net” meter.
- Index-Linking (Madad): The final price of your apartment will almost certainly be linked to the Construction Inputs Index. This means the price will rise with inflation in building costs during the construction period. Budget an extra 5-8% of the remaining balance to cover this potential increase.
- Extra Costs: Remember to factor in purchase tax (mas rechisha), the developer’s lawyer’s fee (typically 1.5% + VAT), and your own lawyer’s fee.
Verifying Inclusions: Parking, Storage, and Amenities
Never assume something is included.
- Parking Spot (Chanaya): Is a parking spot included in the price? In central Jerusalem, parking is gold. If it is included, where is it located? Is it a standard spot or a less convenient mechanical stacker? If it’s not included, can you purchase one, and for how much?
- Storage Unit (Machsan): The same questions apply to a storage unit. Is one included? What is its size and location?
- Building Amenities: Clarify what the monthly va’ad bayit (building maintenance fee) will cover. This fee will be higher in a luxury building with a gym, pool, or 24/7 doorman. Get an official estimate from the developer.
Checking the Project Timeline and Completion Date
Delays are a common feature of construction in Israel.
- Estimated Completion: The developer will give you an estimated completion date. Your lawyer should ensure the contract specifies a “grace period” (usually 60-90 days) after which the developer must pay you a penalty for any further delays.
- Construction Progress: Before buying, visit the site to see the current stage of construction. A project that is already well underway is generally a safer bet than one that is still just a hole in the ground.
Buying into a major development like Midtown is a significant investment. It requires thorough due diligence, careful financial planning, and the guidance of an experienced real estate lawyer to protect your interests. By looking for these key details, you can make a more informed and confident decision.
