We deal in whole buildings. Nothing else.

What we deal in

Whole residential buildings in Israel: the apartments, the air rights and the lot, sold together to one owner. It's the only thing we deal in.

Why the whole building

In Tel Aviv, about 2% of residential buildings belong to a single owner (our study of the city's buildings, December 2025). The owner of one holds three assets and two advantages an apartment never gives.

1. The apartments. Income from every unit, under one lease policy and one budget. No house committee.
2. The air rights. Where current plans allow more floors or units, that upside is yours alone, not split twenty ways.
3. The lot. Buildings age. The lot is what every future plan is built on, and you hold all of it.
4. Renewal on your terms. The city approves new floors and rebuilding. Whether and when to pursue them is yours alone: no majority to win, no neighbor to hold out. And when you sell, sell your way: the whole building at once, or unit by unit.
5. Scale. One plumber, one contractor, one order for the whole building, and a maintenance budget you set.

One building, one file

Every building has a reference number and a file. Ask for it and we send you the exact address, the planning status and the seller's terms, as far as the seller provides them, and the rent roll on request. We stay with you through the viewing, the offer and the contract.

What is checked

Before a building reaches you, we check what the public record allows: block and parcel, registered plot, year built, preservation status, open orders and the permit file. Where we have checked a building, its page carries a “Public records” section. Other sizes, rents and rights are the seller's figures, and are marked as such. For the full picture before you commit, see Due diligence.

Where a building has no photographs yet, you may see a photograph of its neighborhood, always labeled “Area photo”.

The numbers

Price per sqm, per unit and per sqm of rights are simple ratios of the asking price. Price per sqm is worked on the built area plus half the balcony area, the usual Israeli convention. Gross yield is the stated rent on the asking price, before costs, vacancy and tax. The price check sets the asking price per sqm beside the median of recorded apartment sales in the neighborhood over the last twelve months (Israel Tax Authority, most recent public sales); a whole building is not an apartment, so it is a reference point, not a valuation. The comparison with other asking prices uses the buildings on our register in the same area, where the built area is known. Prices are asked in shekels; other currencies are shown at the day's reference rate and are indicative.

How a purchase runs

1. Your brief. Budget, cities, and what the building is for: income, renewal, or your family, living in some apartments and leasing the rest.In your cornerA personal reply from us, not a form letter.Fee agreed in writing before any file is shared: 2% + VAT, the customary buyer's fee.
2. Shortlist and files. The buildings that fit, each priced against Israel Tax Authority records.In your cornerWe tell you which buildings we'd pass on, and why.
3. The viewing. In person, or a live video walk-through if you're abroad.In your cornerWe point out what the listing photos don't show.
4. Due diligence. Two levels. Essential: the title, a price check and the costs of buying. Full: adds planning and permits, income, an engineer's inspection and a valuation by an independent licensed appraiser, both arranged at your cost.In your cornerIf something is wrong, you hear it from us first.
5. Offer and contract. We negotiate the terms and work with your lawyer to contract.In your cornerWe take the hard line on price, so you keep the goodwill.Fee due on signing a binding contract.
6. After completion. If you wish, we run the building: leasing, contractors, maintenance and monthly reports. And we can take a renewal project forward.In your cornerWe report to you every month, and move a renewal from plans toward permits.

2% + VAT, the customary buyer's fee. Agreed in writing before any file is shared, and due on the signing of a binding contract. Due diligence and management are separate services; fees on request.