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Tenant Rights in Demolish-Rebuild (Pinui-Binui) Projects in Kiryat Malakhi
Apartment owners in pinui-binui projects are entitled to a larger new apartment, rental compensation during construction, and capital-gains tax exemption.
About Kiryat Malakhi
Kiryat Malakhi is one of Israel's cities with a particularly high proportion of Israeli-Ethiopian community members relative to total population. The community is a central part of the city's character — visibly present in education, commerce and community activity — alongside significant demand for updated housing options.
What is Pinui-Binui?
Pinui-binui (demolish-rebuild) is a government programme that demolishes old buildings and rebuilds taller modern ones. In return, apartment owners receive larger new apartments at no extra cost.
Your Rights as an Owner
Larger new apartment: The law requires the new apartment to be at least 12 sqm larger (or 25% larger — whichever is greater).
Rental compensation: The developer must pay monthly rent while you live elsewhere during construction, calculated at local market rates.
Capital-gains tax exemption: Pinui-binui transactions are exempt from capital-gains tax — savings of tens to hundreds of thousands of ILS.
Right to refuse: You can refuse. However, if 80% of owners agree, the court can override refusers (2006 amendment).
Independent legal representation: You are entitled to your own lawyer — separate from the developer's. The developer must cover the legal fees.
Before Signing
- Never sign any document before consulting an independent lawyer
- Confirm the new apartment includes: parking, storage room, safe room (mamad)
- Verify the project is registered at ir.gov.il
📞 Urban Renewal Authority: 03-7385777 | Tebeka (free legal): 072-2424622
Ethiopian community in Kiryat Malakhi
- Community population
- ~9,000
- Share of city
- ~30%
- Main neighbourhoods
- מרכז, צפון, קרית חיים
- Community services
- ENP, מרכז קהילתי
More rights in Kiryat Malakhi
This right in other cities
FAQ — Kiryat Malakhi
- How many Ethiopian-Israelis live in Kiryat Malakhi?
- The Ethiopian-Israeli community in Kiryat Malakhi numbers approximately ~9,000 residents — around ~30% of the city's population. Main neighbourhoods: מרכז, צפון, קרית חיים.
- How do I claim Tenant Rights in Demolish-Rebuild (Pinui-Binui) Projects in Kiryat Malakhi?
- Apply via the Government Housing Authority website or the local Ministry of Construction office in Kiryat Malakhi. For support: ENP, מרכז קהילתי.
- What community support is available in Kiryat Malakhi for this right?
- In Kiryat Malakhi, the following organisations can assist with paperwork, translation and entitlement: ENP, מרכז קהילתי.
Related rights
Land Registry (Tabo) — Guide for the Ethiopian-Israeli Community
Registering property in the Tabo (Land Registry) is the only way to legally protect your ownership. Guide to the process, costs, and common issues for Ethiopian-Israelis.
Urban Renewal — Kiryat Moshe (Rehovot)
Urban renewal program in Kiryat Moshe (Rehovot) — one of 5 priority neighborhoods for the community. Residents receive a new apartment under evacuation-rebuild or TAMA 38 agreement.
Urban Renewal — Netanya (Dora / Ramat Yadin / Neot Shaked)
Evacuation-rebuild in three Netanya neighborhoods: Dora (=Ramat Yadin), Neot Shaked, and Kiryat Nordau. Priority areas. Netanya hosts the largest veteran Ethiopian community.
Urban Renewal — Ramat Eliyahu (Rishon LeZion)
Evacuation-rebuild program in Ramat Eliyahu (Rishon LeZion) — one of 5 priority neighborhoods for the Ethiopian community. Residents receive a new apartment.