What Defines a Sun Balcony — Size, Orientation, and Type
In the Israeli market, 'marpeset shemesh' (sun balcony) typically refers to an open, unroofed outdoor extension of the apartment, accessible directly from the living area. The legal and tax implications depend critically on whether the balcony is covered or not.
An open balcony is not included in the apartment's official registered square meterage in the Tabu (land registry). Per Israeli planning regulations, unroofed surfaces are not counted as part of the apartment's floor area. They appear as a separate 'annex' in the Tabu record. A covered balcony (loggia) is included in the registered area and is subject to full municipal property tax (arnona). If an open balcony was subsequently enclosed without a permit, it is technically a zoning violation — even if it looks finished and sealed.
| Balcony Type | Included in Registered Area | Subject to Arnona | Relative Value per sqm |
|---|---|---|---|
| Open (sun balcony) | No | Usually no | 40%–50% of apartment per-sqm |
| Covered (loggia) | Yes | Yes | 70%–80% of apartment per-sqm |
| Enclosed with permit | Yes (post-enclosure) | Yes | 80%–90% of apartment per-sqm |
| Enclosed without permit | Not officially | No (but zoning violation) | Risk! |
Common balcony sizes in new Bik'at Ono projects range from 10 to 30 sqm. Up to 12 sqm is considered standard; 15–20 sqm is premium; and 25+ sqm is a genuine differentiator that justifies a meaningfully higher price.
- Open sun balcony is registered separately in the Tabu — not counted in official apartment sqm
- Covered balcony (loggia) is part of the apartment's registered area and subject to arnona
- Standard sizes in Bik'at Ono new projects: 10–12 sqm (standard), 15–20 sqm (premium), 25+ sqm (rare)
How Much Does a Sun Balcony Add to Apartment Prices in Bik'at Ono
Israeli appraisers agree on a working rule of thumb: a sun balcony adds 10%–15% to the value of the apartment it belongs to. For a 4-room apartment in Kiryat Ono priced around ₪3 million, that means ₪300,000–450,000 in additional value. The actual premium depends on balcony size, orientation, views, and the specific neighborhood.
Appraisers typically price each sqm of a sun balcony (up to 12 sqm) at 40%–50% of the apartment's per-sqm value. In central Kiryat Ono neighborhoods, where per-sqm apartment prices run ₪30,000–35,000, a balcony sqm is valued at roughly ₪12,000–17,500. So a 12-sqm balcony adds ₪144,000–210,000 to the property value; a 20-sqm balcony adds ₪240,000–350,000.
| Balcony Size | Estimated Premium in Kiryat Ono | In Ganei Tikva | Note |
|---|---|---|---|
| Up to 8 sqm | ₪80,000–130,000 | ₪60,000–100,000 | Limited contribution |
| 10–12 sqm | ₪140,000–210,000 | ₪110,000–170,000 | Standard in new projects |
| 15–20 sqm | ₪210,000–340,000 | ₪160,000–260,000 | Premium, sought-after |
| 25+ sqm | ₪300,000–500,000 | ₪230,000–380,000 | Rare in second-hand market |
These figures are based on the standard appraiser rule of thumb (40%–50% of apartment sqm value) and observed market transactions in Kiryat Ono. Transactions observed: a 4.5-room apartment in Reisfeld, 106 sqm + 16 sqm balcony, sold at ₪4.15 million; a 5-room on Derech HaMelech, 124 sqm + 14 sqm balcony, sold at ₪3.5 million. These are illustrative data points, not a certified appraisal. For a formal valuation, consult a licensed appraiser.
- 10%–15% premium on apartment value — roughly ₪300,000–450,000 on a ₪3M apartment
- Each balcony sqm is valued at 40%–50% of apartment per-sqm price by appraisers
- Apartments with large balconies sell faster — fewer days on market
Projects and Neighborhoods in Kiryat Ono With Large Balconies
If you are searching for an apartment with a large sun balcony in Bik'at Ono, new construction projects offer the best options. Modern building regulations encourage balcony inclusion, and most developers over the past 15 years have built sun balconies as a standard feature.
In Kiryat Ono, several projects stand out for balcony quality: Project Alma offers 6-room apartments at 140 sqm with a 30-sqm balcony at ₪4.29 million. Project Triple includes 5-room apartments with quality sun balconies, private storage, and parking. Ono Prime features 4-room apartments with sun balconies and attached parking. Tzmarot Kiryat Ono offers large units of 150–200 sqm with prominent balconies.
| Neighborhood | Character | Second-Hand Balconies | Note |
|---|---|---|---|
| HaVatika (Old KO) | Old buildings, private homes | Small or none | Opportunity for permitted enclosure |
| Reisfeld | Mid-to-high end | Medium (10–16 sqm) | Quiet neighborhood, higher prices |
| Psagot Ono | New, high-rise | Large (12–20 sqm) | Standard balconies in new projects |
| Ono HaYaroka | Mixed old-new | Medium | Tama 38 added balconies to some |
| Ganei Tikva (avg.) | Mixed-new | 10–16 sqm | 10%–15% lower prices than KO |
In the Vatika neighborhood and older central areas, many second-hand apartments lack balconies or have very small ones. Some buildings underwent Tama 38 renovation which added balconies. If you are considering a balcony-free older apartment and want to add one, check the remaining building rights in the local TBA (zoning plan) first.
- New KO projects (Alma, Triple, Ono Prime) include balconies of 12–30 sqm
- HaVatika neighborhood — older buildings with smaller balconies; Psagot Ono has newer, larger ones
- Tama 38 renovations added balconies to some older KO buildings
Enclosing a Sun Balcony — What Is Allowed, What Requires a Permit, and What Are the Risks
Many apartment owners consider enclosing their balcony with glass or aluminum to use it year-round. Before doing so, it is essential to understand the legal framework, which is stricter than most homeowners expect.
The fundamental principle: any enclosure that changes the structural character of the property — adding a permanent roof, fixed walls — requires a building permit from the local planning committee. Enclosing a balcony in a shared building also requires the consent of at least 51% of the building's residents, in addition to the permit.
Amendment 101 to the Planning and Construction Law ('the Pergola Law') simplified some processes: an open pergola structure of up to 50 sqm on a ground-level yard or roof can sometimes be built without a permit. However, a permanent enclosure with glass panels or solid walls on an apartment balcony in a multi-unit building almost always requires a full building permit.
| Action | Legal Requirement | Estimated Cost | Timeline |
|---|---|---|---|
| Open pergola on roof/yard up to 50 sqm | Permit-exempt (Amendment 101) | ₪10,000–30,000 | Immediate after notification |
| Glass enclosure on apartment balcony | Building permit + 51% resident consent | ₪20,000–55,000 total | 3–24 months |
| Adding a balcony to apartment without one | Building permit + variance | ₪60,000–80,000 | 6–18 months |
| Enclosure without permit | Zoning violation! | Fine + demolition + sale delays | — |
Enclosing a balcony may also trigger a betterment levy (hiitel hashbacha) — a payment to the Kiryat Ono municipality of 50% of the increase in property value resulting from the improvement. This is not always applied to smaller enclosures, but it is worth consulting a real estate attorney before proceeding.
- Glass/permanent enclosure requires building permit + 51% neighbor consent
- Enclosure without permit = zoning violation: risk of demolition order and blocked sale
- Before buying — check Tabu extract and building file for any zoning violation notes on the balcony
What to Check Before Buying an Apartment With a Sun Balcony
Not every sun balcony justifies the premium being asked. Before committing, a few straightforward checks can save significant money and future frustration.
Balcony orientation is one of the hardest things to change post-purchase. In Israeli summers, a west-facing balcony is virtually unusable between 3pm and 7pm due to direct sun and heat. South-facing gets sun all day — pleasant in winter, hot in summer. North-east is the most sought-after: pleasant morning sun, natural shade from noon onward. Visit the apartment both in the morning and in the afternoon before signing to assess real-world usability.
Additional checks: verify the actual measured balcony area vs. what is stated in the listing; confirm what is registered in the Tabu. Check for nearby buildings or planned construction that could block light or views. Review the building permit file at the municipality to confirm no enclosure was made without a permit. Ask the seller to produce confirmation that there are no building violation notes attached to the property. Inspect the flooring, drainage, railing, and fencing — a neglected balcony can cause water damage to the apartment below.
If you are looking at a specific property and want an honest assessment of whether the balcony premium is justified for that price — speak with Shmuel. Local experience across Bik'at Ono means reading the market accurately, not just relying on asking prices. Contact us for a no-obligation market valuation.
- Visit the apartment twice — morning and afternoon — to test real balcony usability
- Check the building permit file for any unauthorized enclosure
- Verify no nearby planned construction could block light or views