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עברית
ShiluvimBack to home
עברית
StatusCompleting threshold conditions, ahead of committee hearing
  • TypePinui-binui
  • LocationJerusalem, Gilo
  • Shiluvim's roleManaging and accompanying 108 apartment owners

A whole neighborhood being renewed

A pinui-binui project in the Gilo neighborhood, Jerusalem. Shiluvim manages the side of 108 apartment owners.

Ha'anafa / Achlama / Leshem, Jerusalem

162
Existing apartments
~720
New apartments
14
Dunam in the complex
3
Entrance levels
7
Developer offers reviewed
Selected project developer
Boney HatichonBoney Hatichon
Aerial rendering of the three proposed towers of the Ha'anafa project in the Gilo neighborhood, Jerusalem

How the Ha'anafa project progressed

From the organization of 108 apartment owners, through forming the complex and choosing the professionals, all the way to the planning stages and advancing them with the planning institutions.

  1. 2022

    Organizing the apartment owners and representation

    Establishing an active representation for 108 apartment owners across the three plots.

  2. 2022

    Selecting counsel and inspector

    Raisman Deutsch & Co. selected to represent the apartment owners, with Sharist as the inspector.

  3. 2024

    Forming the planning complex

    Unifying the three plots (307, 309, 310) into one planning complex of 14 dunam.

  4. 2024

    Selecting developer and planning team

    Boney Hatichon selected to advance the project alongside BLK Architects.

  5. 2024-Early 2025

    Developing the architectural plan

    Fabric-scale construction and three buildings, with transit solutions and extensive public spaces.

  6. Apr-Jun 2025

    Program coordination with the committee

    Principal approval from the regional planner, presentation to the city engineer, and integration of requirements toward submission.

  7. 2025-2026

    Completing threshold conditions

    Completing planning, programming, and public allocations ahead of the Regional Committee hearing.

    Current stage

What the project offers the apartment owners

The new complex combines new apartments in towers, transit access, public spaces, and full professional accompaniment - the outcome of conscious planning choices on the same plan area as today.

At least 30 sqm

Addition to the new apartment

Apartment owners will receive a new apartment at the size of the existing apartment, with a meaningful addition of at least 30 sqm, plus a sukkah balcony, a storage unit, and a standard parking space attached to the apartment in the land registry.

And that's only the starting point. Alongside the minimum addition, the agreement sets a mechanism that recognizes additional existing areas: enclosed balconies at 100%, open balconies at 30%, and unrealized master-plan rights at 50%.

In practice, the total consideration for some apartments may end up significantly larger than 30 sqm, depending on the characteristics of the existing apartment.

10 years

Maintenance fund

A dedicated fund covering management and maintenance fees for apartment owners returning to live in the new apartment, for 10 years. The fund is intended to ease concerns about higher upkeep costs in the new building, and to make the return to the new apartment feel safer and easier.

Excess profitability

Apartment owners share in the success

If the project's profitability exceeds 19%, the apartment owners benefit from two protection mechanisms: increasing the addition from 30 sqm up to 35 sqm at the time the building permit is approved, and a 30% share to the owners of the excess profit above 18% at the time the apartments are handed over, per the mechanism set in the agreement.

3.2 dunam

Active public space

The Ha'anafa Street axis turns into a shared road with pedestrian priority, alongside four public-use spaces at the heart of the complex: kindergartens, daycare, a neighborhood clinic, and a synagogue. Entrances are planned at different levels, off Ha'anafa, Achlama, and Leshem streets, to better connect the complex to its surroundings.

Through the lifecycle

Shiluvim through the inspection year

Shiluvim manages the side of the 108 apartment owners from threshold-conditions completion through key handover and the inspection year - the agreement is preserved to the very end.

Three buildings at the heart of Gilo — one project connecting apartment owners, planning, and new urbanism

The Ha'anafa project is a significant pinui-binui project in the Gilo neighborhood of Jerusalem, being advanced on three adjacent plots along Ha'anafa, Achlama, and Leshem streets. In place of an aging complex of low-rise residential buildings, a new and broad-scale plan is being advanced - one that combines housing, public spaces, commerce, and a more active urban realm.

Shiluvim manages the apartment owners' side throughout the process: from initial organization and forming the representation, through selecting the professionals, coordinating with the developer and planning teams, and on to advancing the plan with the planning institutions.

The work on this project does not end with advancing an architectural plan. It is meant to make sure the apartment owners understand what the planning means, remain involved in the decisions, and receive professional accompaniment that lets them move forward with order, transparency, and shared strength.

  • 108 apartment owners in an organized complex with active representation
  • Planning led by Boney Hatichon and BLK Architects
  • Neighborhood needs integrated as part of the overall plan
  • Planning advancement with the Regional Committee and the city engineer
Aerial rendering of the three proposed towers in the neighborhood context

The three towers in the Gilo context - marked volumes denote nearby plans in the approval process.

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The professional team supporting the apartment owners

Shiluvim coordinates the process

The lawyer, the inspector, and the planning team each handle their own professional domain. Shiluvim's role is to connect the parties, keep the workflow continuous, make information accessible to 108 of the apartment owners, and ensure progress comes from understanding rather than pressure.

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