Real Estate Attorney for Buying an Apartment from Aura Israel

When you buy an apartment from Aura Israel, you sign a contract with a contractor that includes a section with the transaction details and special conditions, general conditions and appendices. I am an attorney and notary, I represent buyers of apartments from contractors, and I review the contract before signing.

This page is not on behalf of the company, and I do not represent it and am not affiliated with it. The information about the company is based on public sources and may change, and the decision to sign should be based on the contract you received and on an up-to-date review.

About the company, according to public sources

According to business media reports and the company’s website, Aura Israel is a public company traded on the Tel Aviv Stock Exchange, which builds residential real estate and urban renewal projects across Israel, including projects in Ramat Hasharon and Jerusalem. The scope of the projects and the figures change from time to time, so it is worth reviewing the most recent reports.

As a public company, it publishes reports to the public. It is worth checking in them the project stage, the financing and the bank financing.

What to check in the contract before signing

In sale contracts of projects like these, including versions reviewed at my office in the past, the following issues usually recur. Older versions may differ from the contract that will be offered to you today.

• Index linkage: what index the consideration is linked to, what the base index is and what is included in the linked payment.
• The payment schedule and security: whether each payment is backed by a guarantee under the Sale Law (Apartments) or by an insurance policy, and when the vouchers and guarantees are provided.
• The delivery date and delay: what the delivery date is, what delay the company is permitted under the contract, and what the compensation to the buyer is for delay, including reasonable usage fees under the Sale Law (Apartments).
• Specification and tenant changes: what changes can be made to the apartment and at what stage, what they cost and who is responsible for the result.
• Defects liability and warranty: the defects liability periods under the Sale Law (Apartments) and what the contract adds, and whether there is a guarantee securing the repair of defects.
• Inspection before delivery: whether a building inspector on behalf of the buyer may be brought, and when, and how defects are recorded in the delivery protocol.
• Registration expenses and participation in legal expenses: what is imposed on the buyer, and whether the arrangements stated at the time of registration were included in the contract.
• Cancellation and agreed compensation: in which cases each party may cancel, and what the amount of the agreed compensation is for each party.
• Exclusion letter and voucher book: if the payments are secured by bank financing, when it takes effect and when the exclusion letter is provided.
• Planning status and licensing: where the building permit stands and what the permitted deviations are in area, specification and location.

Amendments to the contract: what you can ask for

A developer’s contract is usually a standard form, but it is possible to ask for amendments and additions, and sometimes the developer agrees. Amendments that are often requested: a clarification that the contract does not detract from the buyer’s rights under the Sale Law (Apartments), documenting every non-conformity in the delivery protocol without this being considered an admission, a right to enter with an inspector on behalf of the buyer, and incorporating prior agreements, such as registration expenses or a credit, into the contract itself. It is worth arranging everything in writing, in a signed appendix.

Frequently asked questions

What is the difference between Part A and Part B of the contract?

Part A includes the transaction details and the special conditions, and Part B the general conditions. When there is a contradiction, the special provision usually prevails, so it is important to read both together.

Can a contract with a developer be canceled?

It depends on the terms of the contract and on the law. Usually there is a cancellation condition and agreed compensation for each party, so it is worth checking this before signing.

Are you affiliated with the company?

No. I represent buyers only.

Working with me

My office is in Tel Aviv. We can meet at the office and continue by phone and WhatsApp. See also Real estate attorney and Real estate attorney in Tel Aviv.

Written by Adv. Emanuel Trach, attorney and notary with 15 years of experience, office in Tel Aviv. Published: 5.11.2026. Updated: 5.11.2026.

What to check in the contract when buying an apartment from aura israel

When you are buying an apartment from aura israel, the contract is usually prepared by the company, and it reflects the company’s interests. Before signing, a real estate attorney will go through it with you and mark the points that should be corrected or clarified. These typically include:

• The identity of the seller, and who is authorized to sign for the company.
• The rights in the land: whether the project is on land owned by the company, leased from the Israel Land Authority or held in another way, and how this will be reflected in your registration.
• The description of the apartment, its area, floor, balconies, parking and storage, as stated in the contract and in the plans attached to it.
• The price, the linkage to an index, and the exact payment dates.
• The delivery date, and what happens if it is missed.
• The guarantees given for the money you pay.

Sale Law guarantees when buying an apartment from aura israel

The Sale (Apartments) Law requires a seller to secure the money paid by the buyer, usually through a bank guarantee or an insurance policy. The guarantee should be issued for each payment you make, in the right amount, and should be delivered to you according to the contract. A real estate attorney will check that the guarantee is in the correct form, that it matches the amounts and dates in the payment schedule, and that no payment is made without it.

The Sale Law also includes provisions that cannot be waived to the buyer’s detriment. If a clause in the contract conflicts with them, the clause can be challenged, but it is better to correct it before signing.

The technical specification and changes

The technical specification describes what you are buying: materials, fixtures, wiring, windows, kitchen and bathroom fittings, and finishes. A vague specification leaves room for disputes later. It is worth comparing the specification with what was shown in the sales office, and asking for the important items to be written in the contract itself. Requests for changes by the buyer are usually handled through a separate procedure and may involve additional payment, so the contract should state how they are priced and approved.

The payment schedule and linkage

In most projects the payments are divided into stages. Some contracts link the stages to the progress of the construction, and others to fixed dates. Linkage to an index, such as the construction inputs index, increases the amount you pay over time, and the contract should state clearly which index is used, from which date, and whether there is a cap. If you finance the purchase with a mortgage, the payment schedule should match the dates on which the bank releases the funds.

Delivery, delay and defects

The contract should state a delivery date and the conditions in which it can be postponed. If the delivery is late beyond what the contract and the law allow, you may be entitled to compensation. Before taking possession, the apartment is inspected, and defects are recorded in a protocol. It is common to bring a professional such as an engineer or an inspector to the inspection. Defects found later may be covered by the warranty periods in the Sale Law, so keep the documents you receive at delivery.

Registration and taxes

After delivery, the rights are registered in your name, often through a registered housing company or in the Land Registry once the condominium is registered. The contract should say who bears the cost of registration and within what time the seller must complete it. Purchase tax is paid by the buyer, and the amount depends on the price and on whether the apartment is your only residence. The taxes and exemptions change from time to time, so check them with a professional close to the date of the transaction.

Questions to ask before buying an apartment from aura israel

• Who exactly is the seller, and what is the legal structure of the project?
• What guarantee will I receive, and when?
• What is included in the technical specification, and what is extra?
• What is the delivery date, and how is a delay compensated?
• What happens to my payments if the project is delayed or the company runs into financial difficulty?
• Who pays for registration, and when will the apartment be registered in my name?

Common mistakes when buying an apartment from aura israel

• Signing a reservation or intent form without reading it. A form signed at the sales office can bind you to terms or to a payment before the full contract is reviewed.
• Relying on oral promises. Promises made by a sales representative are hard to prove. What matters is what is written in the contract and its appendices.
• Not checking the guarantee. A guarantee that is late, partial or in the wrong amount may not protect your payment in full.
• Ignoring the linkage clauses. The index and the date from which it is calculated can change the final price noticeably.
• Skipping the pre-delivery inspection. Defects noted at delivery are easier to claim than those discovered months later.
• Forgetting the additional costs. Registration, mortgage fees, taxes and tenant changes should be included in the budget from the beginning.

Documents to have ready when buying an apartment from aura israel

Depending on the project, you may be asked for some of the following. Having them ready speeds up the process:

• Your identity card, and a spouse’s details where relevant.
• The draft contract with all appendices: the plans, the technical specification and the payment schedule.
• The draft guarantee, or the details of the insurance policy.
• The mortgage approval or the bank’s offer, if you are financing the purchase.
• Details of the apartment you currently own, because they can affect the purchase tax.
• Details of the lawyer who represents the company, so that documents can be exchanged.

Special situations when buying an apartment from aura israel

Buying as an investment

An investor looks at the tax on an additional apartment, the expected rental income, and the cost of holding the apartment until delivery. Because delivery can take years, the investor should also consider what happens if the plan changes in the meantime, and whether the contract allows a transfer of rights to another buyer before delivery.

Buying with another person

When two people buy together, the contract should reflect the share of each and how they will register the apartment. If they are not a couple, a separate agreement between them is worth considering.

A project that is delayed

If the project is delayed, review what the contract says about compensation, about the right to cancel, and about the guarantee. The sooner these are examined, the more options remain open.

Frequently asked questions

Can the company’s contract be negotiated?

Often some clauses can be changed, especially those that are unbalanced. The company may be less flexible on the price and on standard clauses, but it is worth asking for corrections on the important points.

When should I contact an attorney?

Before signing anything, including a reservation form. After the contract is signed, it is much harder to change its terms.

Does the attorney represent both sides?

No. The company has its own attorney. A real estate attorney who represents you acts only for your interests.

Is the information on this page legal advice?

No. It is general information. The right steps depend on your contract and your circumstances.

Quick checklist for buying an apartment from aura israel

• Read the whole contract and every appendix before signing when buying an apartment from aura israel.
• Ask for the guarantee details in writing when buying an apartment from aura israel.
• Compare the specification with the sales materials when buying an apartment from aura israel.
• Check the linkage index and the date it starts when buying an apartment from aura israel.
• Keep copies of every payment receipt when buying an apartment from aura israel.
• Confirm the delivery date and the compensation for delay when buying an apartment from aura israel.
• Book a professional inspection before taking possession when buying an apartment from aura israel.
• Ask who bears registration costs when buying an apartment from aura israel.
• Plan your mortgage timing around the payment schedule when buying an apartment from aura israel.
• Speak with a real estate attorney before you sign anything when buying an apartment from aura israel.
• Store the delivery protocol and warranty documents when buying an apartment from aura israel.
• Ask about the status of the building permit when buying an apartment from aura israel.

Use this list as a starting point, and add questions that are specific to your project.

How a real estate attorney can help with buying an apartment from aura israel

• A real estate attorney reviews the contract and the appendices before you sign when buying an apartment from aura israel.
• A real estate attorney checks the guarantee and the payment schedule when buying an apartment from aura israel.
• A real estate attorney compares the technical specification with what was promised when buying an apartment from aura israel.
• A real estate attorney proposes corrections to unbalanced clauses when buying an apartment from aura israel.
• A real estate attorney explains the compensation for delay in delivery when buying an apartment from aura israel.
• A real estate attorney follows the registration of the rights in your name when buying an apartment from aura israel.
• A real estate attorney coordinates with the bank on the mortgage and the release of funds when buying an apartment from aura israel.
• A real estate attorney prepares the reports to the tax authorities when buying an apartment from aura israel.
• A real estate attorney answers your questions until the transaction is complete when buying an apartment from aura israel.
• A real estate attorney attends to the documents you receive at delivery when buying an apartment from aura israel.

This information is general and is not legal advice. To discuss your own contract, call 055-2550011.