New from a Developer or Resale in Modi'in-Maccabim-Re'ut: What's Different and What to Check

The main differences

• Move-in date. A developer apartment means waiting for delivery, sometimes for years. A resale can be done within months.
• What you see. With a resale you see the apartment and building as they are. With a new build you see a specification and a floor plan.
• Payments. With a developer you pay on a payment schedule, usually linked to the construction input index. A resale is usually paid faster and in an amount known in advance.
• Condition. Brand new with no wear, versus an apartment that may need renovation.

What to check in a developer apartment

• Contract reviewed by your own lawyer. The contract is written for the developer. Your lawyer will check the payment schedule, index linkage, late-delivery compensation and other clauses.
• Sales Law guarantee. Under the Sales Law (Apartments), a buyer is entitled to a guarantee securing the payments made. Make sure it is issued.
• Specification. What is included: flooring, kitchen, doors, windows, and what costs extra.
• Delivery date. What the contract says and what the compensation is if it slips.
• Land registry. When and how the apartment will be registered in your name.
• Inspection. An independent engineer or inspector checks the apartment before you take the keys.
• Defects and warranty. The law sets defect-liability and warranty periods. Ask your lawyer to explain them.

What to check in a resale

• Registration and liens. The apartment is registered to the seller, with no unexpected charges.
• Condition. Damp, plumbing, electrical. An inspection is worth the cost.
• Building committee and management. What you will pay and the state of shared areas.
• Changes to the apartment. Any building without a permit, such as an enclosed balcony.
• Renovation cost. Estimate before committing to a price.

See also our detailed guide: What to check before buying a resale apartment.

How to decide

Ask yourself when you need to move in, how flexible your payments are, and whether you prefer an apartment you can see today over one that will exist in the future. Your expectations of the neighborhood also change the picture: the neighborhood guide describes what characterizes each area. If you are just starting, read the first-time buyer's guide.

For properties available soon: all properties for sale.

This guide is general information and not legal advice. Details depend on the contract and current law, so consult a lawyer before signing.

Frequently asked questions

Do I need a lawyer when buying from a developer?

Yes, strongly recommended. The developer's contract is written in the developer's favor. An independent lawyer will review the payment schedule, index linkage, late-delivery compensation, specification and guarantees.

What is a Sales Law guarantee?

Under Israel's Sales Law (Apartments), a buyer is entitled to a guarantee that secures the payments made if the project is not completed. Make sure it is issued and covers your payments.

Should I get an inspection before taking the keys?

Yes. An independent engineer or inspector checks the apartment before delivery and lists defects for the developer to fix.

New from a developer or resale: which is better?

There is no single answer. A new apartment offers a defined specification but requires waiting for delivery; a resale lets you see the property and the neighborhood as they are and move in sooner.

Read this guide in Hebrew →