# Hetel bniya

> A presale contract on a home that does not exist yet, paid against construction milestones.

Canonical: https://shavnu.com/glossary/hetel-bniya

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**התחייבות לרכישה**

Israeli new-builds sell on hetel bniya contracts. Sde Dov marketing often quotes a 20/80 pattern: a slice during the build, the rest at handover. Remaining instalments are commonly indexed to CPI (madad). Purchase tax is still assessed on the full contract price after signing, not on the 20% you have paid. Read the table against the Sale Law guarantees, not against the render.

## Where this comes up

- [The Questions To Ask Before You Buy Off Plan Here](https://shavnu.com/blog/questions-before-you-buy.md): Israeli presale law gives buyers mandatory protections, but only if you verify them before you sign. A diligence checklist grounded in the Sale Law and the Sde Dov project registry.
- [Buying in Sde Dov from Abroad: The Honest Playbook](https://shavnu.com/blog/foreign-buyers-guide.md): Foreigners can buy here, but the tax code, payment schedule, and permit pipeline work differently than in most overseas markets. What the research actually supports.

## Related terms

- [Madad](https://shavnu.com/glossary/madad.md): The Consumer Price Index. Remaining presale instalments are often indexed to it.


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Source: https://shavnu.com/glossary/hetel-bniya on Shavnu, an independent English guide to the
Sde Dov district in Tel Aviv. Figures come from the public record: Israel Tax
Authority transaction reports, Tel Aviv GIS, tender results and the Hebrew press.