{"id":8935,"date":"2026-09-05T10:57:02","date_gmt":"2026-09-05T07:57:02","guid":{"rendered":"https:\/\/rs-nadlan.com\/?p=8935"},"modified":"2026-10-12T02:31:44","modified_gmt":"2026-10-11T23:31:44","slug":"luxury-real-estate-agency-ramat-aviv-gimel","status":"publish","type":"post","link":"https:\/\/rs-nadlan.com\/en\/luxury-real-estate-agency-ramat-aviv-gimel\/","title":{"rendered":"Penthouse in Ramat Aviv Gimmel and Garden Apartments: A Buyer&#8217;s Guide Before Making an Offer"},"content":{"rendered":"<p>A penthouse in Ramat Aviv Gimmel or a garden apartment with a yard is a property whose price is largely determined by what lies outside its walls: the roof terrace, the yard, the view and the privacy. That is exactly where most of the risks lie as well, because what looks like part of the apartment during a viewing is not always registered as such. In this guide we have gathered what is available in the neighborhood, the difference between a penthouse in a tower and a rooftop apartment in an older building, how to check the registration of attachments, what the law says about the building committee and building rights on the roof, and how to price a roof terrace. The general checks every buyer should carry out appear in our guide <a href=\"https:\/\/rs-nadlan.com\/en\/due-diligence-buying-apartment-israel-tabu-building-file\/\">checks before buying an apartment<\/a>, and here we focus on what is unique to this type of property.<\/p>\n<h2>What is available in the neighborhood: penthouse, rooftop apartment and garden apartment<\/h2>\n<p>These terms are not defined by law, and listings use them freely. It is worth distinguishing between them according to what you actually get:<\/p>\n<ul>\n<li><strong>A penthouse<\/strong> is usually the apartment on the top floor of a tower or a new building, larger than the standard apartments, with a wide roof terrace designed from the outset as part of the apartment.<\/li>\n<li><strong>A rooftop apartment (dirat gag)<\/strong> is a broader term, which also includes a top floor apartment in an older building that received the use of the roof or part of it, sometimes years after construction.<\/li>\n<li><strong>A garden apartment (dirat gan)<\/strong> is a ground floor apartment with a yard attached to it or used by it in practice.<\/li>\n<\/ul>\n<p>In Ramat Aviv Gimmel the stock divides by the age of the building. In the original construction from the 1970s, in buildings of six to eight floors, there are relatively few rooftop and ground floor apartments. In the towers built since the 1990s, mainly on the western side of the neighborhood, larger penthouses were designed. Additional stock is expected to arrive in the coming years from demolition and rebuild projects (pinui binui), such as the compound on Beit Tsuri and Abba Ahimeir streets, where a tower of more than twenty floors is planned. We expanded on the general picture of the neighborhood and the differences between its building types in our article <a href=\"https:\/\/rs-nadlan.com\/en\/real-estate-brokerage-ramat-aviv-gimel-saving-secrets\/\">buying an apartment in Ramat Aviv Gimmel<\/a>.<\/p>\n<h2>A penthouse in Ramat Aviv Gimmel: in a tower or in an older building<\/h2>\n<table>\n<thead>\n<tr>\n<th>Parameter<\/th>\n<th>Penthouse in a tower<\/th>\n<th>Rooftop apartment in an older building<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>Registration of the roof terrace<\/td>\n<td>Usually designed and attached already in the condominium registration<\/td>\n<td>Sometimes attached later, and sometimes there is only actual use<\/td>\n<\/tr>\n<tr>\n<td>Permits<\/td>\n<td>The original construction follows a permit, later changes require checking<\/td>\n<td>Rooftop additions are common, and a gap between the permit and the situation on site is more frequent<\/td>\n<\/tr>\n<tr>\n<td>Ongoing costs<\/td>\n<td>A relatively high building committee fee, reflecting elevators, lobby and services<\/td>\n<td>A lower committee fee, but responsibility for waterproofing and rooftop systems may be heavy<\/td>\n<\/tr>\n<tr>\n<td>Protection<\/td>\n<td>Usually a safe room (mamad), when the building permit was issued after the 1992 regulations<\/td>\n<td>Usually a shared shelter, without a safe room<\/td>\n<\/tr>\n<tr>\n<td>View<\/td>\n<td>More open, but may be blocked by a new tower nearby<\/td>\n<td>Depends on the height of neighboring buildings and on renewal plans<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<p>The most substantial difference is certainty. A penthouse designed and registered as such usually comes with a cleaner legal picture. A rooftop apartment in an older building may be an opportunity, but it requires a more thorough check of the registration and the permits.<\/p>\n<h2>Registration of roof and yard attachments: what to check in the extract and the plan<\/h2>\n<p>The Land Law provides that in a condominium, everything that is not the apartments themselves is the common property of all apartment owners. The roof and the yard are common property, unless they have been attached to a specific apartment. A few rules from the law worth knowing:<\/p>\n<ul>\n<li><strong>Attachment is made in the bylaws.<\/strong> Under section 55(c) of the law, the apartment owners may determine in the bylaws (takanon) that a certain part of the common property will be attached to a specific apartment. Once attached, it is treated like the apartment. Stairwells, elevators, shelters and facilities intended for all residents cannot be attached.<\/li>\n<li><strong>A new attachment requires broad consent.<\/strong> Under section 62(a), establishing in the bylaws that part of the common property is attached to a specific apartment requires the consent of all apartment owners. Section 71B allows a decision by a special majority when the attachment is for the purpose of expanding an apartment, under conditions set by law.<\/li>\n<li><strong>Actual use is not attachment.<\/strong> A resident who has used the roof for years, or whose neighbors agreed verbally, is not its owner. What counts is the registration.<\/li>\n<\/ul>\n<p>What this looks like in the check itself:<\/p>\n<ol>\n<li><strong>The land registry extract (nesach tabu).<\/strong> The extract of a condominium lists the attachments of each sub parcel, usually with the marking letter and the area. Check that the roof or yard appears under the apartment you are buying, and that the registered area matches what was presented to you.<\/li>\n<li><strong>The condominium plan (tashrit).<\/strong> The plan shows exactly where each attached part is located. Sometimes only part of the roof is attached, and the rest remains common, for example the area where the solar water heaters, the systems or the elevator machine room are located.<\/li>\n<li><strong>The bylaws.<\/strong> It is worth requesting the registered bylaws and reading what was determined regarding the roof, the yard and building rights.<\/li>\n<li><strong>A building not registered as a condominium.<\/strong> In relatively new projects, the rights may still be registered with a housing company or by virtue of a contract with the contractor. In such a case, check the original contract and the plan attached to it.<\/li>\n<\/ol>\n<h2>Building rights on the roof: who owns them<\/h2>\n<p>Many buyers assume that whoever holds the roof also holds the right to build on it. That is a dangerous assumption. Attaching the roof to an apartment does not automatically transfer to it the future building rights in the building. What the bylaws say about building rights, if anything, is a legal question the lawyer needs to check in each case on its merits.<\/p>\n<p>This has two practical implications. First, if you are buying a rooftop apartment hoping to add a room, do not price the addition before you have checked the bylaws, the plan that applies to the plot and the neighbors&#8217; position. Second, in a building undergoing a renewal process, what happens to the rooftop apartment and its attachments in the new apartment is determined in the agreement with the developer. A large rooftop apartment does not always receive consideration that reflects what you paid for it.<\/p>\n<h2>Building violations in rooftop and garden apartments<\/h2>\n<p>Enclosed roof terraces, rooms built on the roof, permanent pergolas, storage units in the yard and extensions into the yard are the most common additions in this type of property. Before assessing the area and the price, compare the permit in the building file with what is actually built. A violation may lead to a demolition order or a fine, and also affects the bank&#8217;s appraisal and the financing. What to look for in the building file and how a violation affects the mortgage are detailed in our guide <a href=\"https:\/\/rs-nadlan.com\/en\/due-diligence-buying-apartment-israel-tabu-building-file\/\">checks before buying an apartment<\/a>. What matters here: in a penthouse and a garden apartment, the unauthorized part is sometimes exactly the part that makes the property expensive.<\/p>\n<h2>Building committee fees and maintenance costs<\/h2>\n<p>Under section 58(a) of the Land Law, each apartment owner contributes to the costs of maintaining and managing the common property according to the ratio between the floor area of his apartment and the floor area of all apartments, unless the bylaws set a different rate. It follows that the owner of a large penthouse usually pays more than the owner of a standard apartment in the same building. A few distinctions worth knowing:<\/p>\n<ul>\n<li>Under section 57(b), balconies and exterior walls are not included in calculating floor area, unless the bylaws provide otherwise.<\/li>\n<li>Under section 57(c), the area of an attached part, such as a roof or yard, is included in the calculation at the rate set in the bylaws, and in the absence of such a provision at the rate set by the Superintendent of Land Registration.<\/li>\n<li>In towers, committee fees usually reflect services such as cleaning, security, lobby and elevators, and are therefore relatively high. Ask for the amount in writing and a breakdown of what it includes.<\/li>\n<li>Responsibility for roof waterproofing, drainage and yard maintenance is determined by the bylaws and by case law, and it is not always clear. It is worth asking the building committee what the practice is in the building, and asking the lawyer to check the bylaws.<\/li>\n<\/ul>\n<h2>How the price of a penthouse is set relative to a standard apartment<\/h2>\n<p>The price of a penthouse in Ramat Aviv Gimmel, as in any neighborhood, is not a multiplication of price per square meter by the total area. Appraisers and agents weight the roof terrace with a partial coefficient, meaning a square meter of terrace counts as a fraction of a square meter of apartment. The coefficient is not set by law, and it varies according to the size of the terrace, how it is used, its exposure and the view.<\/p>\n<h3>An illustrative example<\/h3>\n<p>The following example is for illustration only. The coefficients and the price per meter are assumptions for the purpose of the calculation and are not market data. Suppose a penthouse of 150 sqm built area and a roof terrace of 100 sqm, and a reference price of \u20aa50,000 per built square meter in the building:<\/p>\n<table>\n<thead>\n<tr>\n<th>Assumption for the terrace coefficient<\/th>\n<th>Equivalent area<\/th>\n<th>Value at the reference price<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>Coefficient 0.3<\/td>\n<td>150 plus 30, a total of 180 sqm<\/td>\n<td>\u20aa9,000,000<\/td>\n<\/tr>\n<tr>\n<td>Coefficient 0.5<\/td>\n<td>150 plus 50, a total of 200 sqm<\/td>\n<td>\u20aa10,000,000<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<p>The difference between the two assumptions is one million shekels, and it stems entirely from the question of how much a meter of terrace is worth. So before making an offer, it is worth understanding how the seller arrived at his price, and asking your appraiser to justify the coefficient he chose. Alongside the coefficient, other factors add to or subtract from the value: a view that may be blocked by a planned tower, the privacy of the terrace relative to neighboring buildings, the number of parking spaces, and building violations that the bank&#8217;s appraiser will not recognize. We expanded on the factors that determine apartment prices in the neighborhood in general in our article <a href=\"https:\/\/rs-nadlan.com\/en\/sell-apartment-ramat-aviv-gimel-record-price\/\">apartment prices in Ramat Aviv Gimmel<\/a>.<\/p>\n<h2>Questions before making an offer on a penthouse in Ramat Aviv Gimmel<\/h2>\n<ul>\n<li>Are the roof terrace or the yard attached in the registration, and what is their registered area?<\/li>\n<li>Is the whole roof attached, or does part of it remain common property?<\/li>\n<li>What is built with a permit and what is not, and what is the bank&#8217;s appraiser expected to include in the value?<\/li>\n<li>What do the bylaws say about building rights, waterproofing and the division of committee costs?<\/li>\n<li>How much are the building committee fees, and what is planned for the coming years?<\/li>\n<li>Is there a renewal plan in the building or on a neighboring plot that may change the view or the privacy?<\/li>\n<li>If the building is in a renewal process, what does the rooftop apartment receive in the agreement with the developer?<\/li>\n<\/ul>\n<p>Clear answers to these questions turn a price offer from a guess into a decision. Purchase tax (mas rechisha) on an expensive property may be significant, especially if it is not your only apartment, and you will find the calculation in our article on <a href=\"https:\/\/rs-nadlan.com\/en\/purchase-tax-israel-2026-brackets\/\">purchase tax in 2026<\/a>.<\/p>\n<h2>Frequently asked questions<\/h2>\n<h3>What is the difference between a penthouse and a rooftop apartment?<\/h3>\n<p>The terms are not defined by law. A penthouse is usually a top floor apartment designed from the outset with a wide roof terrace, and a rooftop apartment is a broader term that also includes an apartment in an older building that received the use of the roof. What matters in practice is what is registered and what is built with a permit.<\/p>\n<h3>How do you check that the roof terrace belongs to the apartment?<\/h3>\n<p>Check in the condominium&#8217;s land registry extract that the roof appears as an attachment of the apartment, and in the plan exactly where the attached part is located and what its area is. Actual use or the neighbors&#8217; verbal consent is not an attachment.<\/p>\n<h3>Is the owner of a rooftop apartment allowed to build on the roof?<\/h3>\n<p>Not automatically. Attaching the roof does not necessarily transfer the building rights, and even when such a right exists, a permit and a plan allowing the construction are required. It is advisable for a lawyer to check the bylaws and the applicable plans.<\/p>\n<h3>Does a penthouse owner pay more in building committee fees?<\/h3>\n<p>Usually yes. Under the Land Law, costs are divided according to the floor area of the apartments, unless the bylaws provide otherwise. Balconies are not included in the calculation by default, and attached area is included according to what was set in the bylaws.<\/p>\n<h3>How is a roof terrace priced?<\/h3>\n<p>A roof terrace is weighted with a partial coefficient relative to the built area. The coefficient is not fixed and depends on size, use and view, so it is worth asking the appraiser to justify it before making an offer.<\/p>\n<h2>Looking for a penthouse or a garden apartment<\/h2>\n<p>At RS Nadlan we guide buyers of rooftop and garden apartments in Ramat Aviv Gimmel and North Tel Aviv, and we will be happy to go over the property with you before you make an offer. Properties in our care are on our page <a href=\"https:\/\/rs-nadlan.com\/en\/looking-for-a-property-interested-in-buying\/\">properties for sale<\/a>. You can leave your details on our <a href=\"https:\/\/rs-nadlan.com\/en\/contact-us\/\">contact page<\/a> or call 077-500-4600 (+972 77 500 4600), and we will get back to you.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>In a penthouse or a garden apartment, the price is largely set by what lies outside the walls, and that is where most of the risks are too. We have gathered what to check in the registration, the bylaws and the pricing before you make an offer.<\/p>\n","protected":false},"author":11,"featured_media":12545,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":"","_links_to":"","_links_to_target":""},"categories":[44],"tags":[],"class_list":["post-8935","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-buying-a-property"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.9 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Penthouse in Ramat Aviv Gimmel: Buyer&#039;s Guide | RS Nadlan<\/title>\n<meta name=\"description\" content=\"Buying a penthouse in Ramat Aviv Gimmel or a garden apartment: checking roof and yard attachments, building rights, committee fees and terrace pricing.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, 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