When purchasing agricultural land, buyers must be extremely patient. The rezoning process usually takes a long time. How long? It’s difficult to estimate in advance, because the duration depends on various factors. It can take five, ten, or even twenty years. Buyers must understand that this is a long-distance run — one that comes with many advantages.
If you purchased land from a reliable source and conducted proper due diligence beforehand, there is a very good chance the land will eventually be rezoned, its value will multiply several times over, and you’ll gain significantly from the appreciation. But if the land marketer promised you a “right to an apartment” when purchasing agricultural land, that should raise concerns and may later lead to serious disappointment. It’s important to remember: you are not buying an apartment — you’re buying land for a long-term investment, with the potential for future residential use.
The good news is that there’s no reason for your agricultural land to remain unused and idle for years until it’s rezoned. In the meantime, while you wait for the major appreciation, you can utilize the land in different ways and maximize its economic potential.
With a bit of entrepreneurial spirit, creativity, and smart thinking — it’s absolutely possible to generate profit from agricultural land even before rezoning. All you need is a suitable idea and an understanding of the necessary process to implement your initiative. And finally — execute it, and enjoy income during the interim years.
What does this mean?
According to the Planning and Building Law, agricultural land is permitted for agricultural use only. However, if you request and receive approval for non-conforming (temporary) use, your land can become income-producing long before rezoning officially allows permanent residential, industrial, or commercial construction.
What Can Be Established on Agricultural Land?
Subject to approval, the sky is the limit. You can operate ventures yourself or lease the land to a business that will run them. For example:
- Event garden / outdoor venue
- Horse-riding ranch
- Tourist attraction
- Children’s activity complex
- Storage units for rent
- Flower and plant shop
So How Do You Do It?
- Start by brainstorming creative income-producing ideas suitable for your specific plot. Think about local needs you could meet.
For example:
– Is there no quality event garden in the area?
– Is there demand for a flower nursery?
– Is there a need for a children’s play center? - To use the land for any non-conforming purpose, even temporarily, you must obtain an official permit from the planning committees.
Unauthorized non-conforming use is a criminal offense, exposing you to indictments, orders, and significant fines — so do not skip this step, even if it seems bureaucratic. - Approach the local authority and request a meeting with the municipality’s architect or engineer. Review the plans and understand what types of non-conforming uses they might approve.
- Based on the information you receive, consult a legal advisor and consider your next steps. Once you decide — follow every instruction to obtain the required permit.
- Got the permit? Great — now you can move forward and turn your land into a profitable asset.
Expert Insight
Shefa Group has been marketing privately-owned agricultural lands across Israel for 20 years.
Michael Zalmenson, CEO and owner of the group, notes:
“You can do wonderful things with agricultural land long before it is rezoned. It is a legitimate investment channel, and if approached correctly, professionally, and responsibly — the land’s value can be significantly enhanced.”
