Garden Apartments for Sale in Modi'in-Maccabim-Re'ut: What to Know Before You Buy

What a garden apartment is, and how it differs from a garden duplex

A garden apartment is a ground-floor unit with a private yard or garden. A garden duplex spans two levels with a private garden, so it is usually bigger and separates living and sleeping areas. Modi'in-Maccabim-Re'ut has garden apartments and duplexes in several neighborhoods, including Moreshet, HaTziporim and Buchman.

The garden in the land registry: ownership or exclusive use

This is the most important question. Sometimes the garden is registered as part of the apartment, and sometimes it is common property that the apartment has exclusive use of. The difference affects what you may build, what is recorded, and what happens when you resell. Ask to see the shared-building plan and the registration, and have your lawyer confirm that the area advertised matches the registered area.

Permits: decks, pergolas, pools

Structures in the garden such as a deck, pergola, outdoor kitchen, jacuzzi or pool usually require a building permit, or at least a check on whether they are exempt. Building without a permit can lead to fines and, in some cases, to problems when you sell.

Ask the seller for the permits before signing, not after. If something was built without a permit, it is better to know while you can still negotiate the price.

Costs that show up only after you buy

• Water and irrigation. A large garden uses water, so ask for last year's water bills.
• Landscaping and upkeep. A well-kept garden needs regular work, yours or a gardener's.
• Pool or jacuzzi. Electricity, chemicals, maintenance and insurance.
• Property tax (arnona). Ask the municipality whether covered areas or structures in the garden are charged.
• Insurance. Check that your policy covers garden structures and equipment.

What to check during a viewing

• Privacy. Who can see into the garden: neighbors, balconies, a public path?
• Drainage and damp. If you can, visit after rain and check walls and corners for moisture.
• Access and security. How do you enter the garden, and is there a fence and gate?
• Sun and shade. Visit at different times to see when the garden is pleasant.
• Noise. Ground floors are closer to the street and shared yard.

Real examples

To see what you get, here are some properties I'm currently marketing:

• 4-room garden apartment in Moreshet — 109 sqm with a 235 sqm garden.
• 4-room garden apartment in HaTziporim — 130 sqm, 173 sqm garden and a pool.
• 5-room garden duplex in Buchman — 127 sqm, 52 sqm garden and a balcony.
• 6-room garden duplex in Buchman — 162 sqm net and a 116 sqm garden.

See everything on the properties for sale page. If you are earlier in the process, start with the first-time buyer's guide.

This guide is general information and not legal advice. Consult a lawyer before signing.

Frequently asked questions

What is the difference between a garden apartment and a garden duplex?

A garden apartment is a ground-floor unit with a private yard or garden. A garden duplex spans two levels and has a private garden, so it is usually larger and separates living and sleeping areas.

Is the garden registered in the land registry (Tabu)?

Not always. Sometimes the garden is registered as part of the apartment, and sometimes it is common property that the apartment has exclusive use of. Have a lawyer verify the registration before you sign.

Do I need a permit for a pool, deck or pergola?

Usually yes, or at least a check on whether the structure is exempt. Ask to see the permits before signing, since unpermitted building can lead to fines and problems when you resell.

How much does it cost to maintain a garden?

It depends on size, irrigation, landscaping, and any pool or jacuzzi. Ask the seller for actual water bills and gardening costs.

Read this guide in Hebrew →