What Is a Machsan and How Does It Affect My Property Purchase in Israel?
Apartments in Israel are often short on storage, especially in cities where space is scarce. That’s where the machsan comes in. What is a machsan? A private storage room—typically an enclosed, windowless space located in the building’s basement or underground parking area. It allows you to keep your home organized by storing items you don’t use daily, while still keeping them close and accessible.
A machsan is especially valuable for larger families with lots of belongings, or for anyone living in a smaller apartment with limited closet space or built-in storage. Whether it’s bikes, suitcases, a Succah frame and schach, Pesach dishes, strollers, tools, or seasonal gear, having a secure, dedicated space can make everyday life more manageable.
Most machsanim are built from cement blocks, lockable, and range in size from 3 to 8 square meters.
Do all new builds include a machsan?
No. When purchasing a new apartment from a developer, it’s important to confirm whether a machsan is included. Not all units come with one by default, so it needs to be specified in the purchase agreement. Sometimes there is an option to purchase a machsan separately, at an additional cost. If that’s the case, it’s a good idea to get in early, as there may be a limited number available, and buyers are typically offered first-come, first-served access.
If you’re buying early in the construction process, you may have the opportunity to choose your machsan. You should aim to select the largest one available to you, and ideally, one that’s located close to your parking spot or apartment, depending on the layout of the building. Accessibility is also a key factor, as some storage units are located behind stairwells or in inconvenient corners.
Do apartments in older buildings include a machsan?
Not necessarily. Older buildings may or may not have storage rooms. If a machsan is officially associated with an apartment, it should appear in the property’s registration documents—either in the Tabu (Land Registry), the Minhal (Israel Land Authority), or the Hofshi registration, in the case of company-owned buildings. Your lawyer should verify this during the due diligence stage. You should also verify the size and condition of the space—look for proper ventilation, lighting, leaks, and accessibility before proceeding with the purchase.
If no machsan is registered, residents may have informally taken over unused areas, or the building may have shared storage spaces without clear ownership or registration. Don’t assume ownership without legal confirmation.
Can a machsan ever be part of the apartment itself?
Yes. Sometimes a storage room is physically attached to the residential unit, especially in garden apartments or private homes. In these cases, it may even be accessible from inside your home. Although it’s still legally considered a storage space, it may be possible to convert it into part of the living area, but this requires submitting a formal request and obtaining a permit from the local planning authorities. Without such a permit, it must be treated as a separate space and does not count toward the apartment’s registered living area.
Can a machsan be outdoors?
In properties with a private garden, you might also have a machsan gina—a small garden shed or storage room intended specifically for gardening tools, outdoor furniture, or other equipment associated with yard maintenance. It is sometimes provided instead of a regular indoor machsan, while in other cases, it’s offered in addition to one.
Does a machsan count towards the size of an apartment?
No. A machsan is considered its own designated area and is usually not counted in the apartment’s registered square meterage (neto). However, for the purposes of purchase tax (Mas Rechisha) and municipal tax (Arnona), it adds value and is generally included, typically at a partial or reduced rate, depending on its size, use, and registration status.
How is a machsan valued?
Buyers and appraisers recognize designated storage space as a premium feature that adds value to a property, especially in urban areas where storage is scarce. Appraisers may assign a value to the machsan based on the local market, typically ranging from NIS 50,000 to NIS 150,000, depending on the neighborhood, size, condition, and registration status. In high-demand areas, like Tel Aviv or Jerusalem, a large, well-placed machsan can be worth even more.
This added value can also affect your mortgage. When included and registered, the machsan will be factored into the bank’s appraisal of the property, potentially allowing you to borrow a greater amount.
This guide is intended to provide the reader with general information and not to serve as legal or other professional advice. Readers are advised to obtain advice from qualified professionals before entering into any real estate transaction.
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