The separation from NAP 38 in two years will leave many tenants and developers with a broken heart. Only those who hurry will be able to promote new plans. Review of projects that have been launched, before and after
Rothstein FIRST
Photography:
Rothstein Company
Produced by the Department of Special Supplements
It is no secret that the NAP 38 plan is at the end of its life, and according to the decision of the National Planning and Construction Council, the plan will end in October 2022. This is not an obituary for the NAP, but an attempt to understand where the plan goes.
The problem is that even if the end of one plan is known, we still have no certainty about the nature of the sequel - will it offer similar, excess or lesser rights?
All of course in relation to the alternative that exists today.
All indications are that the follow-up plan to NAP 38 will offer entrepreneurs reduced rights in relation to the practice today, which will harm the viability of projects and the abandonment of entrepreneurs in the field.
Already today it is clear that there will no longer be a route that defines changes for tenants.
That is, it will not be possible to define a consideration for the tenants other than the MMAD, in the case of rebuilding or strengthening the building.
Precisely the approach of sitting on the fence until the directions become clear, as various tenants claim, could lead to them losing a good opportunity to improve their situation and upgrade their apartment.
The main problem, as can be seen from the examples we have provided, is that all solutions of luxury boutique buildings do not really concern earthquake reinforcement along the Syrian-African fault line in the periphery, but encourage luxury buildings instead of neglected buildings tending to fall in expensive areas.
The Planning Administration, which has only recently been transferred to the Ministry of the Interior, is currently trying to revive NAP 38 through new legislation, which aims to promote the strengthening of buildings against earthquakes as a replacement for NAP 38. Here, too, no solution is given beyond Gush Dan, Hasharon, satellite cities of Tel Aviv and Jerusalem.
The memorandum of law that is being formulated these days includes the strengthening and construction of buildings with a height of 2-5 floors up to a height of 10 floors.
An upper limit of 350% construction was also set in cases of evacuation-construction track and 250% in cases of reinforcement and addition.
In addition, it will be possible to combine a mix of uses with commercial areas.
In recent years, more and more TMA 38/2 projects (demolition and reconstruction) have been completed and have proven to all that this is a lucrative plan for all parties.
Despite this, tenants continue to refuse and wait for better opportunities.
Recall that there are quite a few projects that have not been able to progress for years due to excessive demands of tenants, arguments between tenants or reluctant tenants, who blocked the progress of the NAP. Led to compromises and progress of projects in order to reach the long-awaited green route with the municipalities.
There is something misleading about the October 2022 deadline. A person from the locality thinks it is two years until the end of the program.
However, experience shows that the municipalities are expected to stop about a year before the expiration of the program. Transitional provisions that will determine which projects can be promoted and which projects will not be addressed.
This means that projects that are not submitted to the municipalities and enter the work plan by October 2021, will probably be very difficult to promote.
This brings another dimension of stress and urgency to the market, because a year and a month from now may sound like a long period of time, but this is not the case when it comes to complex and multivariate projects like TMA, which requires agreements between tenants and themselves, developer and architectural design and submission. To the local authority.It is important to understand that the time window is short, even shorter than what appears to be unprofessional.
TMA 38 and the corona
The first closure of the corona in March-May brought shock to the industry, with tenants having to make fateful decisions for them in conditions of uncertainty about the directions of the economy and the economy.
This has led to a temporary freeze of the situation and a certain dragging of feet when it comes to the progress of projects.
With the exit from the first quarantine and the realization that life goes on with the corona, the industry reopens.
To this must be added the understanding of the tenants that the schedules set by the state for the repeal of NPA 38 do not work in their favor. There is much more openness of tenants to move forward on the basis of online communication.
"We recently reached agreements on two TMA projects through zoom calls only," reports Eyal Sharifi, CEO of the Urban Renewal Division at E-Wave Real Estate.
“It underscores the willingness of tenants to move forward when they trust an entrepreneur, despite the social distance and limitations imposed on us by dealing with the corona.
"Local authorities can be divided into two groups. There are municipalities that despite the corona continued to provide service, continued to hold meetings using ZOOM or developed digital tools that will facilitate progress on program approvals and deal with difficulties. On the way to the long-awaited approvals. "
Not everyone sees the TMA as an optimal solution. "TMA 38 is a crime against the tenants and the environment," says senior engineer Israel David, acting chairman of the Israel Infrastructure Engineers Association.
The Planning Administration decided to cancel the plan, but pressure from political activists caused former Finance Minister Kahlon to postpone the cancellation for two years.
I already hear that the activists are sitting on Interior Minister Deri to persuade him to continue. "
We set out to examine projects before and after NAP 38, which are currently in the pipeline.
Perhaps they will be an example of the importance of finding a way to continue urban strengthening.
Amidar in TMA 38, Ramat Gan
Yes, even the social housing mortgage company has joined the TMA's initiatives on behalf of the state.
The new Amidar Company, the national housing company in Israel, which is an executive arm of the Ministry of Construction and Housing, is promoting a variety of projects for the ministry, including urban renewal on Yehoshafat Street in Ramat Gan.
This is a TMA 38/2 project, in which the existing building will be demolished and replaced by a new building that includes 36 new housing units instead of 12 existing ones, with more than half of them for public housing.
The tenants will enjoy large new apartments about 12 square meters from the existing apartments. This is in addition to a sun terrace, an apartment storage room and underground parking.
The tenants will be evacuated for the period of construction, when the tenants of the public housing will be given continuous professional guidance, until they return to their new apartments.
Through the new Amidar, the Ministry of Construction and Housing is promoting the issue of urban renewal in areas of demand as part of the social real estate model, through which a significant portion of the expected profits will be redirected to public housing, especially in peripheral areas.
Amidar is currently promoting urban renewal projects in the cities of Tel Aviv, Ramat Gan, Hod Hasharon, Holon, Raanana, and Jerusalem.
The project was given a decision by the local planning and building committee to approve the plan (under conditions).
Milestone: Obtaining a building permit.
Expected: Second median of 2021.
Rothstein FIRST, Ramat Gan
Rothstein FIRST // Photo: Rothstein Company
As part of urban renewal (TMA 38/2), the Rothstein company is establishing the Rothstein FIRST project, located in the sought-after Rishonim neighborhood in Ramat Gan. The neighborhood is located a few minutes away from the entertainment, cultural and leisure centers of Tel Aviv.
The company is building a 47-apartment boutique building with 2 wings with 23 and 24 apartments over only 9 floors.
Each wing enjoys a separate entrance, a luxurious lobby and a private elevator, while both wings have a tenants' club and a shared underground car park.
The project has 10 last apartments left for sale: selected boutique apartments with 4 and 5 rooms starting at NIS 2,998,000, garden apartments and luxury penthouses spread over an entire floor with a balcony of about 95 square meters, offered for sale starting at NIS 5,550,000.
The project is expected to be inhabited in December 2021. For buyers during the holidays, the Rothstein company offers a NIS 100,000 discount and additional customized benefits.
Bloch 10, Tel Aviv
Bloch 10 of the High School Builders // Photo: High School Builders
A company of builders in the city from the Bonni Hatichon group is currently constructing a prestigious 8-story building with 23 apartments, in a sought-after location in the center of Tel Aviv - Bloch Street, as part of TMA 38/2.
3, 4 and 5-room apartments are offered for sale, including a garden apartment and a penthouse with a private pool.
The project is expected to be populated two years after construction begins.
Bodenheimer 246, Tel Aviv
In the old north of Tel Aviv, in one of the most sought-after neighborhoods in the city, as part of the TMA 38/2 project, the Gabay Group is building a unique project on Bodenheimer Street with 3 8-story buildings and 88 apartments.
For sale are 2-room apartments and up, garden apartments and mini-penthouses, starting at NIS 2.95 million.
The tenants will enjoy spacious apartments with a high level of finish, standard underground parking for each apartment and a particularly attractive location, minutes walk from the beach and State Square, the Yarkon Park and a variety of entertainment areas.
The project has a building permit, and the population is expected in about 48 months.
Yehuda HaMaccabi 49, Tel Aviv
Yehuda HaMaccabi 49 of Metropolis // Imaging: 3DVISION
Metropolis recently launched a new TMA 38/2 project at 49 Yehuda HaMaccabi Street in Tel Aviv. The old building, which was demolished a few weeks ago, was built in the 1940s and included 3 floors above a partial ground floor, with 15 apartments, no parking and no elevator.
The company has begun construction of a 7-story boutique building with 29 apartments in total.
The mix of apartments in the project is diverse: 2 to 5 room apartments, Unique garden apartments, mini penthouses with a large balcony and Tel Aviv penthouses with an urban view.
The price starts at NIS 3.99 million.
The 15 veteran tenants in the building will receive new apartments with an additional construction of about 15 square meters, a sun terrace of about 12 square meters, underground parking, warehouses in some of the apartments, an entrance lobby, floor lobbies designed by an interior designer and an elevator.
Chirlson 22, Tel Aviv
Chirlson 22 by Best Initiated //
Imaging: Con Wasserman
Best Initiated by the Best Group in collaboration with Gordi and 4IG will build a 7-story residential building above ground floor with 24 housing units and underground parking at 22 Chirlson Street in Tel Aviv as part of TMA 38/2.
This is in place of the existing building, which currently includes 12 housing units and an office.
The mix of apartments will include 3- and 4-room garden apartments, 2-4-room apartments on the typical floors and upper apartments.
Price: Starting at NIS 50,000 per square meter.
Antigonus, Tel Aviv
Levinstein Group Antigonus // Imaging: EVOLVE MEDIA
The Levinstein Group will build a 7-story building with 44 housing units above a parking lot with parking for each apartment in a mix of 2,3,4 and 5-room apartments and unique 5-room penthouses with 2 large balconies.
The project is located at 11-13 Antigonus Street in Tel Aviv, in place of the existing 4-story building with 26 housing units.
Design: Milbor Architects.
Expect occupancy about 3 years from the date of evacuation of existing tenants.
Price: starting at NIS 3.5 million.
Hankin 5, Tel Aviv
Henkin 5 by Aviv Urban // Imaging: viewpoint
Evacuation-construction project of a 4-story building.
Aviv Urban, in cooperation with the Aviv Group, purchased a residence at 5 Hankin Street in Tel Aviv.
As part of an urban renewal evacuation-construction, it is establishing in its place an elegant and meticulous 8-story residence.
The new building includes a limited number of unique 2-5 room apartments, garden apartments and penthouses with a balcony to the urban landscape of Tel Aviv.
The original building is a 4-story building, a kind of train building with two entrances, which includes 15 apartments.
It is located on a one-way, quiet and intimate street near State Square.
In the past, the location of the building was considered desirable and prestigious.
Price: 2-room apartments starting at about NIS 3.9 million.
Project architect: Guy Frank.
Spring in Levontin, Tel Aviv
In 2015, the Aviv Group completed the construction of the Aviv project in Levontin, a residential complex that includes 3 buildings, the main one of which is located at the corner of Levontin streets, the train and Mikve Israel, and two other buildings at 17 Mikve Israel Street and 19.
The complex is located at the northern end of the Electric Garden district, a step from Rothschild Boulevard, the heart of Tel Aviv and the light rail station that is currently being built.
The project includes 132 boutique apartments (mostly small), suitable for a young and vibrant population, who are looking for a quality of life in the heart of the city, in an urban living style with a unique character with a personal statement.
The original building on Levontin Street was located at the corner of Levontin and Railway Streets and was home to the Phoenix Company.
The building included 5 floors above the ground floor, which included shops and commerce.
The new building includes 5 residential floors with 103 apartments, most of them 2-3 rooms, as well as a penthouse floor, a commercial ground floor and three underground parking basements.
It is designed in the neo-Bauhaus style, in the spirit of the White City, and its design is faithful to the original structure of the Phoenix House, with a rounded façade that accompanies the outline of the street.
The exterior cladding consists of plaster combined with wood.
The complex, designed by Bar Orian Architects, won first place in the 2015 design letter competition in the residential complexes category.
Conditions in Neve Avivim, Tel Aviv
Radco Urban Renewal, part of the Refaeli Group, will soon demolish the building at 4-10 HaTanayim Street in the Neve Avivim neighborhood of Ramat Aviv and build 2 new and magnificent buildings as part of an urban renewal project.
The project is located in one of the most sought-after areas in Tel Aviv: HaTanaim Street in the Neve Avivim neighborhood.
Instead of a 4-story train building, 2 modern 8-story buildings with 64 apartments and an underground parking lot will be built, with rich, high-quality and prestigious specifications.
4-room apartments, garden apartments and penthouses with sales of about NIS 170 million will be offered for sale.
In the Neve Avivim neighborhood, all the new buildings were carried out as part of NAP 38/1, strengthening and additions to the existing building. This project is among the only ones in the neighborhood to be carried out within NAP 38/2, where the old building will be demolished.
The population is expected to start in January-February 2023. Price: 4 rooms starting at NIS 4,150,000, garden apartments starting at NIS 5,500,000, penthouses starting at NIS 7,150,000.
Architects: Orit, Ornat and Ruth Shapira.
The house in Gonen, Tel Aviv
The House in the Protection of Milestones // Imaging: Milestones
Project: Tama 38/1 of the Avnei Derech group will upgrade an old building, erected in the 1960s, on Gonen Street in Tel Aviv in the Shikun Ammi C neighborhood.
The existing building includes 31 apartments over 4 floors and is in poor maintenance condition.
It has no elevator, parking or balconies.
Following the reinforcement, 2.5 floors will be added to the building.
The new building will include 53 housing units, including 17 5-room apartments, 5 3,4,5-room penthouses and a 7-room garden apartment.
The apartment owners will receive new apartments with 4-5 rooms plus a room and a storage room, a sun terrace of about 25 square meters, an elevator and underground parking.
An underground parking lot is planned that will contain parking for all the apartments.
The project is expected to be completed in 24 to 30 months.
Architect: Barak Bird Architects.
Price: 5-room apartments, 113 sq.m. + 12 sq.m. balcony, 4-5th floor, starting at NIS 3,200,000.
Congress 17, Tel Aviv
Ewave Nadlan's 17th Congress // Photo: Micha Loveton
Ewave Nadlan, an activist in the field of urban renewal in Tel Aviv, is managing the project at 17 Congress Street, located on the sought-after east side of Florentine, adjacent to the Aliya complex.
The recently completed residential building includes rights granted under the NAP 38 plan. The building was designed by the esteemed architect Gidi Bar Orian, has 6 floors and 36 apartments were built, including: 2-room apartments, 2.5-room apartments, 3 garden apartments , 2 penthouses and a commercial unit in one of the developing, young and interesting quarters in the city.
Yehuda Halevi 20, Tel Aviv
The Itzik Tshuva Group built a new building on Yehuda Halevi Street in place of an office building from the 1950s.
The old building was 4 stories above a commercial ground floor with a total built area of 1,360 square meters.
The new building has 5 floors and combines commercial and residential.
A total of 17 apartments were built, including 2 mini penthouses on the 4th floor, a penthouse on the 5th floor and 2 garden apartments in the back.
In the front there is one store with an area of 47 square meters on the ground floor and 57 square meters on the 1st floor.
Project architect: Gidi Bar Orian.
The project was successfully marketed and recently populated.
The settlers, Ramat Hasharon
As part of the TMA 38/2 project, the Gabay Group is constructing a 7-story boutique building and 22 new apartments on the quiet settler street in the Alon neighborhood in Ramat Hasharon.
4- and 5-room apartments are offered for sale, as well as 3- and 4-room garden apartments starting at NIS 2.7 million.
All apartments have been designed with a high and luxurious level of finish.
The location is close to commercial and public centers, green parks, quality educational institutions and close to the city's main transportation routes.
Expected to populate in about 3 years.
Gideon Street, Ramat Hasharon
Ashdar Boutique of the Ashtrom Group is building a 7-story luxury building with 41 spacious apartments, with a rich specification and a particularly high level of finish, as part of the sought-after TMA 38/2 on Gideon Street in Ramat Hasharon.
Offered for sale 4 and 5 room apartments starting at NIS 3.406 million, as well as garden and penthouse apartments.
The project is expected to be populated in July 2021.
Genesis 9, Ramat Hasharon
Ashdar Boutique of the Ashtrom Group is building a 7-story luxury building with 24 apartments as part of TMA 38/2 on the prestigious Bereishit Street in Ramat Hasharon, on the border of Herzliya.
Offered for sale on special purchase terms 3 and 5 room apartments starting at NIS 2.62 million, as well as garden apartments and luxurious penthouses starting at NIS 5.915 million.
All apartments are built to a high standard.
The project is expected to be populated in July 2022.
Eternal Spring 41, Ramat Hasharon
The Aviv and Aviv Urban Group is rebuilding a building it built 47 years ago.
The original building was built in 1972 by the Aviv Company, headed by the late Moshe Aviv, the company's founder. The building included 15 apartments on 3 floors above pillars.
The new building is being erected by the Aviv Urban Company, owned by Erez Aviv, the grandson of the late Moshe Aviv and the son of Doron Aviv, chairman of the Aviv Group.
The residential building was built in front of the green Gideon Garden and includes 8 floors with 28 spacious five-room apartments with large balconies, garden apartments, penthouses and 3-room apartments.
5-room apartments cover an area of about 131 square meters, and the open balconies cover about 14 square meters.
The design includes an elegant entrance lobby, two advanced elevators,
Bicycle and trolley room and two-level underground car park with direct lift access.
Price: 3-room apartments starting at NIS 2.7 million.
Architect: Eyal Sandrowitz.
Montefiore, Kiryat Ono
Montefiore project of Ashdar Boutique //
Photo:
Ashdar Boutique
Ashdar Boutique of the Ashtrom Group is building a 5-story building with 26 apartments as part of TMA 38/2 on the quiet Montefiore Street in Kiryat Ono.
For sale are 2-5 room apartments starting at NIS 2.01 million, as well as unique luxury apartments such as mini penthouses starting at NIS 3.26 million, lofts starting at NIS 2.57 million and large and luxurious penthouses starting at NIS 4.97 million.
The project is expected to be inhabited in June 2023. Montefiore 5 is part of a number of buildings that Ashdar Boutique has erected on the street and has already inhabited.
Seidman Street, Kiryat Ono
The renovation of the building at 8 Seidman Street in Kiryat Ono, as part of an urban renewal project (TMA 38/1), carried out by Gropin Entrepreneurship and Construction, is at its peak. This is an 8-story building with 30 apartments.
The old building (5 floors and 20 apartments originally) gets a new life with the addition of 3 floors and 10 new apartments, renovation of all systems and infrastructure, new and expanded lobby and careful and up-to-date architectural design (supervised by architect Guy Canaan, partner in V5 Architects And city builders).
The value for the tenants: a building covered with natural stone, a new and expanded lobby and completely new infrastructure.
Each tenant will enjoy the addition of a storage room, a sun terrace and an additional 7 square meters to the area of the apartment.
The consideration for the developer: 10 housing units, 8 of which are 5-room apartments (133 sqm + 19.6 sqm balcony), which include an adolescent / study unit, a warehouse and parking.
In addition, 2 large penthouses (158 sqm + 114 sqm balcony) with separate storage and two parking spaces.
A 5-room apartment will be sold starting at NIS 2.9 million.
Spacious 6-room penthouses with extra-large balconies will be sold starting at NIS 4.32 million.
New Rishon, Rishon Lezion
The TMA 38 project will be built in Rishon Lezion with an investment of NIS 80,000,000. These are 4 7-story buildings with 116 housing units in the Ganei Rishon neighborhood.
The project will be built under the name The New Rishon Lezion on Sharira Shmuel Street.
Entrepreneur and operator: Gilad Entrepreneurship, Marketing: Snir Company.
Apartments in Presale are offered for sale starting at NIS 1,400,000, garden apartments starting at NIS 1,480,000, 4 rooms starting at NIS 1,630,000, 5 rooms starting at NIS 2,390,000, 4-room penthouse starting at NIS 2,130,000, 5-room penthouse starting at NIS 2,680,000 NIS.
Horowitz 21, Rishon Lezion
Yavnir recently demolished a 2-story building at 21 Horowitz Street in Rishon Lezion, as part of the TMA 38 plan, and will build a 5-story building in its place.
The demolished building is an old building from the 50s, which included 2 floors and 4 apartments without an elevator.
In its place will be built a 5-story boutique building with only 12 apartments.
The diverse apartment mix will include 3- and 5-room apartments, mini-penthouses and a single, single-storey penthouse on the top floor.
Each owner-occupied apartment receives a new apartment with an addition of about 25 square meters, including a storage room, a balcony with an area of about 14 square meters, parking and a warehouse with an area of 6 square meters and rich technical specifications.
A 5-room apartment in the building will be sold starting at NIS 2,825,000, including a warehouse and 2 parking spaces + an upgraded premium specification.
The developer was represented in the project by attorneys Adam Tsaswan and Eliran Ben-Shoshan from the Gindi-Caspi law firm.
Victory Garden, Bat Yam
Mizrahi Group's Victory Garden // Imaging: Arceeffects Visuals Studio
The TMA 38/2 project (demolition and reconstruction) The Victory Garden, located in downtown Bat Yam at 11 Klausner Street. Instead of an old 3-story building, including a ground floor, and a total of 9 apartments, the Mizrahi & Sons Group will build a new 10-story building with 29 apartments, all apartments have 4 rooms, including penthouses and a garden apartment.
The area of the apartments is 90-98 square meters, plus balconies of 10-12 square meters, and their price starts at NIS 2.18 million.
The building will also include a 2.5-story underground car park.
The veteran tenants will be upgraded by two floors or more.
For example, someone who lived on the first floor of the original building will get an apartment on the third floor.
The veteran tenants will also receive an additional balcony, security room, elevator, parking, lobby and of course a modern modern building. The project will be completed in about two and a half years.
The German Colony, Jerusalem
The TMA 38/1 project at 6 Dides Street in Jerusalem is being established in the prestigious German Colony neighborhood by the Manos Group.
As part of the project, the 3-story building, which includes 11 apartments, will be strengthened.
An additional floor and a half and 5 new apartments will be built.
Among the new apartments are penthouses with a unique architectural design, which offers a 360-degree view of the most beautiful area of Jerusalem and a balcony with pool preparation.
In addition to strengthening the building against earthquakes, the existing apartments will receive an additional 25 square meters, sun terrace and parking. In addition, a modern elevator, lobby and luxurious staircase will be added to the building, and parking spaces have been added, among other things.
The project is being designed by the firm of architects Michael Schwartz & Co.
Expected completion: early 2021.
Herzog Street, Jerusalem
YD Barzani Urban Renewal is establishing a TMA 38 project at 77 + 79 + 81 Herzog Street.
Originally there were 3 4-storey buildings, with 70 apartments with no elevator and no parking.
To the buildings will be added 2.5 floors above the existing floors.
The veteran tenants will receive an additional 25 sqm, elevator for each entrance, storage room, living room extension, front porch, back porch, new bathroom, luxurious lobby, 38 new shared parking spaces.
The project is in progress.
The financing body of the project is a company that finances and accompanies residential projects.
Klein, Jerusalem 1
Dera is marketing a TMA 38/1 project at 1 Klein Street in the German Colony in Jerusalem, initiated by the Siori Mailing Company.
The original building is a train building built in the 60s, 4 floors with 24 apartments, without elevator and parking.
According to the plan, two and a half floors and 14 apartments and an automatic parking facility will be added to the building.
The skeleton work has been completed and the population is expected in about a year and a half.
The project mixes a variety of apartments: 3, 4 and 5 rooms, garden apartments and penthouses.
Price: Starting at NIS 3.4 million.
The old tenants will receive enlarged new apartments that include a storage room, balcony and parking. The old building will be strengthened against earthquakes and a general renovation will be renovated, including renewing the facades, adding storage rooms, an automatic parking facility and elevators.
Produced by the Department of Special Supplements