New Construction in Herzliya for American Buyers
New Construction in Herzliya for American Buyers
New construction in Herzliya takes several forms. Green Herzliya and other newer areas offer modern apartment buildings and family homes around parks. Along the seafront and near the business district, new residential towers provide sea views and proximity to the tech hub. In the city center and older eastern neighborhoods, TAMA 38 and pinui-binui projects are replacing or expanding older buildings. For American buyers, new apartments bring lifts, parking, protected rooms and modern layouts, but buying off plan from the US requires attention to guarantees, specifications and delivery dates. This page explains where new building is concentrated, the general legal protections for buyers and how to follow progress from abroad.
Where new construction is concentrated
Green Herzliya has been one of the city's main growth areas, with apartment buildings, family homes and public parks. Near the business district and the seafront, new projects combine residential towers with commercial space. In the city center, around Sokolov Street and in neighborhoods such as Neve Israel, renewal projects are replacing older walk-ups with new buildings.
The right choice depends on how you plan to use the apartment. A family relocating from the US may prefer Green Herzliya, while a buyer seeking a holiday or investment property may look at the seafront or a renewal project close to the train.
Buyer protection in off plan purchases
Israeli law requires developers to secure buyers' payments for new apartments, typically through a bank guarantee or insurance linked to each payment. Your lawyer should confirm that every payment is covered and that you receive the documents promptly. The contract should define the technical specification, delivery window and remedies for delay.
What to review before signing
A careful review before signing prevents most disputes.
Building permits and planning approvals
The bank and security arrangements for the project
Technical specification and permitted changes
Parking, storage and shared facilities
Linkage of payments to construction cost indices
Delivery date, grace periods and compensation for delay
Buying in a renewal project
If you buy an existing apartment in a building slated for renewal, you join an agreement between the owners and the developer. This can lead to a new apartment in an established location, but it involves a construction period, temporary housing and contractual obligations. A lawyer experienced in renewal should review the agreement, its stage and the guarantees offered.
Following construction from the US
Ask for regular written and photo updates and consider hiring an independent engineer to inspect key stages. Your lawyer can receive notices on your behalf, and site visits can be planned around family trips. A clear communication rhythm makes the time difference manageable.
Taxes, financing and currency
Purchase tax applies to new apartments and depends on residency and the number of homes you own. Payments are spread over the construction period, so plan transfers from the US and discuss currency exposure with your advisors. If you finance through an Israeli bank, confirm how funds are released during construction. Consult an Israeli tax advisor and your US CPA before signing.
Handover and registration
At handover, inspect the apartment against the specification and record all defects in writing. Israeli law gives buyers of new homes periods in which the developer must repair defects. An engineer can attend on your behalf if you are in the US, and your lawyer then follows the registration of the apartment in your name.
Frequently asked questions
Where is most new construction in Herzliya
Green Herzliya, the area near the business district and seafront, and renewal projects in the city center are the main areas.
How are payments to the developer protected
The law requires developers to secure buyer payments, usually through a bank guarantee or insurance. Your lawyer checks each payment.
Is urban renewal active in Herzliya
Yes. TAMA 38 and pinui-binui projects are active in the city center and older eastern neighborhoods.
Do I need to be present at handover
It helps, but an engineer or representative can inspect and record defects on your behalf.
Elkayam Group
Elkayam Group is a Tel Aviv based company at Rival Street 37 with three generations of family background and active work in development, urban renewal, pinui-binui and TAMA 38. With backing companies and partners, we structure combination and complex deals and can provide guarantees, and our team works in Hebrew, English and French.
Ask us to review new construction and renewal options in Herzliya that fit your plans.
+972-53-658-4252 · support@kobielkayamrealestateltd.com · Rival St 37, Tel Aviv