Real Estate Attorney for Buying an Apartment from Mivne Group

When you buy an apartment from Mivne Group in a new residential project, you sign a long sale contract drafted by the developer. I am an attorney and notary, I represent buyers of apartments from contractors and developers, and I review the contract before signing.

This page is not on behalf of Mivne, 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 public sources, Mivne Real Estate (K.D) Ltd. is a public company traded on the Tel Aviv Stock Exchange. It is known mainly as a yielding real estate company in Israel, with industrial, logistics, office and retail properties, and it also operates in residential real estate development. The company merged with Kalkalit Yerushalayim. Because it is a public company, its public reports can be reviewed before making a decision.

In the HaSolelim project in the Bitzaron neighborhood of Tel Aviv, on Derech HaShalom, Mivne operates in partnership with the Tidhar Group. According to reports, the project includes two residential buildings of 33 floors with 360 housing units, two office towers, retail areas and a public building. According to the reports, Mivne holds about 75% of the residential part and Tidhar about 25%. The land is owned by the municipality, and the companies hold it under a lease.

What to check in the contract before signing

In a 2026 version of the contract reviewed at my office, the following issues came up. These are points to check in any contract of this type, and not a determination about a specific contract that will be given to you:

• Rights in the property. In the contract I reviewed, it was stated that the companies hold a capitalized lease from the municipality, and that the lease fees have been paid. Check in the registry extract and in the lease agreement the lease period, the terms, and the notes registered on the land, and what they are for.
• Plans and planning changes. Usually the buyer undertakes not to object to the developer’s requests for relaxations and plans. Check what you are giving up, and what is nevertheless guaranteed for your apartment.
• A mixed-use project. Apartments above retail units, and office towers in the same complex. In the contract I reviewed, the buyer waived claims of noise and odor from the retail area, and it was agreed that some of the apartments may be intended for rent. Understand what the actual living environment will be.
• Shared facilities and areas. A parking lot, systems and facilities shared by the residential project and the office and retail project. Check how maintenance costs are divided, and who determines your share.
• Construction work after delivery. The contract anticipated continued construction in the project even after the apartments are occupied. It is worth understanding the estimated schedule and what is guaranteed regarding the development work.
• Registration of the shared building. Registration depends on consolidation and subdivision procedures, and there is no fixed date. Check what the company undertakes, and when you will be able to register the apartment in your name and remove liens.
• Price, linkage and payments. Check the linkage of the price to the construction input index, who bears new taxes and levies, and the security issued under the Sale Law (Investment Assurance).

Amendments to the contract: what you can ask for

Contracts of large companies are usually standard contracts, and it is not always possible to change them. Nevertheless, in my experience it is worth asking for clarifications in writing and proposing amendments, and what is accepted depends on the developer and the marketing stage. Issues that are commonly raised:

• Clarifying the division of maintenance costs between the residential part and the retail and office parts, and updating the wording so that the division is clear in advance.
• Limiting the waiver of objections to plans so that it does not harm your apartment, the areas attached to it and the facade.
• An undertaking to a reasonable date for registering the shared building and registering the apartment in your name.
• Clarifications regarding the state of development and the facilities at the time of delivery.
• Canceling or narrowing the additional grounds for delay and the provisions that reduce compensation for delay.

See also: Real estate attorney for buying an apartment from Tidhar, Real estate attorney in Tel Aviv, Real estate attorney.

What to check in the agreement: key points

The following points are based on the project’s sale agreement that I had (May 2026). The wording may change, so it is important to read the exact wording you received.

Delay in delivery and compensation

According to the version I reviewed, the developer may postpone delivery of possession in several cases: a delay of up to 30 days under the Sale Law (Apartments), a delay caused by the buyer or by the buyer’s request for changes, and force majeure circumstances under the Contracts Law (Remedies). In addition, there is a clause that allows adding grounds for delay if the Sale Law changes in the future. For a delay beyond these periods, agreed compensation is set under section 5A of the Sale Law (Apartments), based on the rent of a similar apartment. In some circumstances the compensation is not paid at all. It is worth checking which grounds for delay remain in the wording, and asking to narrow them.

Accepting possession despite defects

The wording provides that the buyer must accept possession even if the apartment has defects or work to be completed, as long as they do not prevent reasonable and safe use, and refusing to accept possession is considered a breach. It is worth preparing for an orderly handover protocol: a professional inspection before delivery, recording all defects in the protocol, and setting a date for their repair.

Defects liability, warranty and repairs

According to the wording, the developer may carry out the defects liability repairs in sequence toward the end of the first defects liability year, and may enter the apartment for inspection and repair. The buyer’s refusal to allow access may release the developer from the duty to repair. It is worth asking that visits be coordinated in advance, and that defects that prevent reasonable habitation be repaired promptly.

Payment by vouchers only

According to the agreement, payments on account of the price are made only by payment vouchers to the guarantees account. Payment in any other way may leave the buyer without the security to which the buyer is entitled under the Sale Law (Investment Assurance). It is worth keeping the voucher book and paying only through it.

Irrevocable power of attorney

The wording includes a broad power of attorney for the developer and anyone on its behalf for planning and registration actions, such as parcellation, consolidation and subdivision, and registration of easements and caution notes. It is worth checking its scope, and asking for clarification that it will not harm the apartment, the attached areas and reasonable use of it.

An apartment that has already been built

When an apartment is sold in a completed building, some of the contract’s clauses, such as tenant changes and the choice of materials, are no longer relevant. In such a situation it is worth clarifying in writing the actual condition of the apartment compared to the plans, what is included in the price, and, if there is a credit for items that are waived, making sure it is actually paid and is not merely an offset.

Frequently asked questions

When is it worth coming to an attorney?

Before signing the contract and before making a payment, so that amendments or clarifications can be requested before the parties are bound.

Who represents the companies in the contract?

Usually the developer is represented by its own law firm, so it is worth having your own representation as well.

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, Real estate attorney in Tel Aviv and Real estate attorney for buying an apartment from Aura.

Written by Adv. Emanuel Trach, attorney and notary with 15 years of experience, office in Tel Aviv. Published: 5.11.2026. Updated: 6.11.2026.

What to check in the contract when buying an apartment from mivne group

When you are buying an apartment from mivne group, 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 mivne group

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 mivne group

• 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 mivne group

• 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 mivne group

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 mivne group

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 mivne group

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

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 mivne group

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

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