Before buying
You have a shortlist and the agents are enthusiastic about all of it. We look at each one as something to be operated rather than sold, and tell you which we would take on.
Property advice · Tel Aviv
Before you buy it, or before you spend on it.
We are not brokers and we are not selling you anything. We manage apartments across Tel Aviv, which means we know what they actually earn, what they actually cost to run, and which improvements come back.
- An opinion from an operator, not a seller
- Running costs named, not glossed over
- Given remotely, wherever you are
How we read an apartment
The things a photograph never shows.
A listing tells you the square metres and the price. Whether the apartment is a good one is decided by things that do not appear in the advertisement.
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01
What it can realistically earn
Not a market average — what apartments of that size, on that street, with that outlook, actually book at across the year. We manage some of them, so the comparison is not theoretical.
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02
What it costs to run
Arnona, vaad bayit, insurance, the building's sinking fund, and the maintenance an old Bauhaus block quietly requires. The figure that turns an attractive yield into an ordinary one.
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03
The building, not just the flat
Water penetration, the state of the roof and the risers, whether a TAMA or pinui-binui scheme is circulating, and how the vaad actually functions. A good apartment in a difficult building is a difficult apartment.
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04
The floor, the light, the noise
A second floor on a bar street and a fourth floor one street back are different properties at the same price. Guests notice, and so do the reviews.
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05
Which works pay for themselves
Outdoor space, a second bathroom and air conditioning usually return their cost. A designer kitchen in a one-bedroom let rarely does. We say which is which before you commit the budget.
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06
Whether it can be let at all
Some buildings and some layouts are not suited to short-term letting, whatever the numbers suggest. Better to know that before the purchase than after the renovation.
When owners call us
Three moments where an outside opinion saves money.
Before renovating
You have a budget and a builder's quote. We tell you which parts of it will show up in the nightly rate, which are simply nice, and what has been left out that will surface later.
When it is underperforming
The apartment is let and the figures disappoint. Usually it is the photographs, the pricing or the layout — and usually it is fixable without spending much.
A project we advised: Shefer 19.
A preserved building beside Nachalat Binyamin, where we were asked to look at the residences floor by floor — what each one could hold, what the terraces were worth, and how the upper levels worked together. The presentation that came out of it is public.
Good to know
What people ask before asking us.
No. We do not sell property, we do not represent sellers, and we take no commission on a purchase. We manage apartments, which gives us an operator's view of a building rather than a seller's. Where a transaction needs a licensed broker, a lawyer or a surveyor, you appoint them and we work alongside.
No. What we give is operational: what the apartment is likely to earn, what it will cost to run, and what the works are worth. Whether the purchase suits your finances or your tax position is a question for your own advisers, and we will say so rather than guess.
A first conversation and a view on one apartment cost nothing. A full written assessment — several properties, running costs, a works budget and a projection — is a fee agreed in advance, and it is credited against our first year of management if you go on to let the apartment with us.
Yes, and it is the most useful moment. Send us the listing and we will tell you what we think from the photographs; if it is worth pursuing, we visit it, look at the building as well as the flat, and give you a view before you make an offer.
It is who most of this is for. We visit, photograph, and talk it through by video in English, French, Hebrew or Russian. Several owners have bought, renovated and let an apartment with us without being in the country for any of it.
Regularly. We have nothing to gain from a purchase and a good deal to lose from managing an apartment that was never going to work. If the answer is no, you will hear it — and usually what would have to change for it to be yes.
Let's begin
Send us the listing. We'll tell you what we think.
A link and a short call are enough for a first opinion, and it costs nothing. We work in English, French, Hebrew and Russian, from Kalisher 30.
- A first opinion, at no charge
- Rental potential, from apartments we manage
- Running costs, named in full
- The building assessed, not only the flat
- Works costed, and ranked by what returns
- Furnishing and presentation
- Everything handled remotely