Zichron Yaacov - Parcels of Land in Zichrona

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The available parcels of land in Zichron Yaacov and the trend is freezing the melting agricultural land through developing the plots approved for construction, especially ones to the east. Zichrona is Zichron Yaacov of today and tomorrow, and you can get private land now at special opportunity prices, listed in the Land Registry office, approved for construction ( and their prices are lower than any other land for building because they are still don't have construction permits.  

The attractiveness of Zichrona to investors 

The location of Har Zichrona is beautiful. The topography promises an amazing view of most of the agriculture. The peak of the mountain is higher than the center of the "Moshava" of Zichron Yaacov. The west looks out to the Mediterranean, and to the east you look out to Har Chorshan, a nature reserve that was already declared since the British Mandate. The development in the neighborhood and the next one ("Chalomot Zichron" is a Shikun Ovdim) is expected to be on a high level. The high school has already been built there (and it seems, will open with the start of the coming school year). Easy access to highway 70 and to the new part 18 of highway 6 is found on the roadway.

On a third of the land (approximately 200 dunam) you can get plots that are already approved for immediate construction, a plot in Zichrona is still not acquirable for independent construction. Because there still is no division of plots, For Parcels the purchase is in a non-specific lots (meaning, a relative portion within a larger lot, in which a number of owners have rights) There is no security, because the construction permits will be given in the near foreseeable future, but the pressure on the council is getting stronger because the land is approved for construction and meanwhile they have removed the historical technical opposition to the issuance of construction permits. Confiscation for public use without compensation can reach up to 40% but the estimate is that because the block of land is that large and it actually be significantly lower (approx. 25%). 

The plan for Zichrona

The Israel Land Authority (ILA), which owns approximately 2/3 of the land of Zichrona, initiated a plan with the help of The Industrial Buildings Corporation, whose purpose was a new plan for a location of approximately 861 dunam. The plan was a detailed plan that included unification and division of plots without owner agreement. This partnership of The Israel Land Authority and the Industrial Buildings Corporation is not new to Zichron Yaacov. Together they planned, sold and developed the community of Givat Eden. Their plan this time for the two thirds of the land that is in their ownership, is not for independent construction (like they did in Givat Eden) rather cooperation with big contractors that will build houses in the neighborhood for buyers that will lease the land owned by the State. The plan in its entirety falls also on the private owners of land that together is 200 dunam. 

The plan is comprehensive and includes; Zoning change from Residential "C" (high density) to Residential "A" and "B" (private homes) Zoning change from an agricultural plot to a residential area, a shopping center, and public areas, making new roadways, widening already existing ones, directions for construction development and infrastructure. We'll point out that the planning situation today is that on the block there are 8 approved plans that are all valid. And normally in Zichron Yaacov, whoever wants to understand the existing rights, has to understand the total rights and prohibitions with in all the plans. The bottom line is that on the block today there exists construction rights that have been approved, and this is the plan which was introduced by the Israel Land Authority, which significantly opens up the crowding in the neighborhood. The plan does this through the approval on immense plot allotments for the public, 
 
 

Up to residential Units per Net Dunam, Minimal size plots of 500 SqM, Building percentages of 60%, apartment storage rooms up to 6 SqM, 7% and parking of 30 SqM per residential unit; shared stairwells up to 12 SqM per floor; basement that surrounds the ground floor; built in houses attached homes up to 8 meters with a flat roof and 10 meters with a raftered roof.

Residential area "A" 

Nature groves, orchards, valences, and preserves 

Nature reserve

Minimal size plots of 1000 SqM for 2 residential units and 4 "Zimmers". The building areas are like in residential area "A";

Residential area "B" special 

Minimal size plots of 1000 SqM for 6 residential units Or like in area "B'" The plots with permits for construction like in residential area "B"additional roofing in the entrance/exit to the garden of 20 SqM on the ground floor and use of the space as an office

Residential area "B"  

Minimal size plots of 500 SqM for 1 residential unit and 2 "Zimmers. Or like in area "A"' the plots with permits for construction like in residential area "A"

Residential area "A" special

Walkways, gardens, game and sport fields etc...  

Public areas 

Rights according to this plan were made clear only after approval of the allotment and balance table.

It is also important to point out, the state of Israel and the private owners have been patiently waiting for years and years, to be given construction permits that they already have rights to build on. According to the planning and building law the head of the council and the council engineer have the right to oppose giving the construction permits. And rightfully so. Once a construction permit is granted the local municipality is obliged to provide services to the rights owner that is granted the permit. These services include infrastructure, education and more. And so, The historical objection of the municipality to the issuance of construction permits was due to the lack of enough infrastructure to serve yet another neighborhood in Zichron Yaacov., specifically the sewage infrastructure (and let's point out this it was not an agricultural land. The plans that were approved were already planned years ago in the city building plan because the plot was designated for a residence building). But when the approval came the (common to the local authorities of Zichron Yaacov, Pardes, Carmel Beach) for all purposes this prevention was eliminated.

Deals and Prices

Deals have been made for years for the private land in Zichrona. The price depends on the location of the land and the motivation of the seller. The good prices start from approximately $120,000 per dunam and up. You have to remember that when considering a parcel of land

You must take into account parcelization. One way or the other despite the fact that the price is significantly higher than the price of the adjacent agricultural land, you must remember that we are talking about land already approved for construction (despite the fact that permits are not be given as of yet), the price of the land is significantly lower than the price of land intended for immediate construction in Zichron Yaacov. What lowers the price of the land is the widespread objection of the local building approval board, but at this price it seems, there are already investors that are lowering the price because it is just an issue of time. 

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