According to Rosreestr data, the area of ​​the land fund Russian Federation as of January 1, 2014, it amounted to 1,709.8 million hectares, of which agricultural land occupied 386.5 million hectares (22.6%) (Figure 1.1.1.). The total area of ​​agricultural land as part of agricultural land is 196.2 million hectares, which is 50.76% (Figure 10).

Rice. 10.

Agricultural lands are lands outside the boundaries of populated areas, provided for agricultural needs or intended for these purposes.

In general, in the Russian Federation there is an annual decrease in the area of ​​agricultural land; since 2009, the decrease this indicator amounted to 16.2 million hectares (Table 1).

Agricultural land includes: arable land, hayfields, pastures, fallow lands, lands occupied by perennial crops (orchards, vineyards, industrial and other perennial crops). Agricultural lands within agricultural lands have priority in use and are subject to special protection. Providing them for non-agricultural needs is permitted in special cases.

The structure of agricultural land as part of agricultural land in the Russian Federation as of January 1, 2014 is shown in Figure 11.

Rice. eleven.

The distribution of agricultural land as part of agricultural land by federal districts of the Russian Federation is presented in Table 1, by constituent entities of the Russian Federation - in Appendix 1. Largest areas agricultural lands as part of agricultural lands are located in the Volga (26.1%), Siberian (25.3%), Southern (15.1%) and Central (15.0%) federal districts, which accounts for 81.5% of the total area of ​​agricultural land.

Table 1. Structure of agricultural land as part of agricultural land by federal districts of the Russian Federation as of January 1, 2014 (thousand hectares)

Name of the Federal District	Total area of ​​agricultural land	Including:
	pastures	hayfields	perennial plantings
Central
Northwestern
North Caucasian
Privolzhsky
Ural
Siberian
Far Eastern
Total, thousand hectares

Rosreestr data on the structure and dynamics of agricultural land areas for last years are presented in Table 2.

Table 2. Structure and dynamics of agricultural land areas, million hectares (as of January 1 of the corresponding year)

In the dynamics of the area of ​​agricultural land in the composition of agricultural land for the period from 2010 to 2014, only minor fluctuations are observed. Compared to 2012 total area and the structure of agricultural land has not changed.

At the same time, as an analysis of the dynamics of the area of ​​agricultural land over the past 5 years shows, in the period from 2010 to 2014 there was a reduction in the total area of ​​agricultural land in the Russian Federation by 13.5 million hectares. In the period from 2010 to 2013, there was an annual decrease in the area of ​​land in this category. However, according to Rosreestr data for 2013, the total area of ​​agricultural land increased by 0.4 million hectares compared to previous year in connection with the transfer of 1,022 thousand hectares of land of other categories to agricultural land, including 930.1 thousand hectares of reserve land. The main area of ​​reserve land is included in non-agricultural land for agricultural purposes in the Krasnoyarsk Territory (850.6 thousand hectares).

Together with that current legislature in the field of land relations does not provide protection for agricultural lands used for agricultural production, as well as especially valuable productive agricultural lands that are not actually protected from transfer to the lands of settlements for purposes not related to agriculture, and transfer to industrial lands and other special purpose for the purposes of construction of transport and communication facilities.

In 2013, 692.8 thousand hectares were transferred from agricultural lands to lands of other categories, including:

553.9 thousand hectares into forest fund lands as a result of measures to transfer forested areas from agricultural organizations to the management of forestry enterprises. The largest reduction in land was noted in the territory of the Republic of Bashkortostan (258.9 thousand hectares), Krasnoyarsk Territory (92.8 thousand hectares), Kirov (77.5 thousand hectares) and Tambov (34.1 thousand hectares) regions;

70.9 thousand hectares in the lands of settlements. The largest reduction in land was noted in the Chelyabinsk (7.9 thousand hectares), Irkutsk (6.6 thousand hectares), Kaliningrad (5.9 thousand hectares), Moscow (5.7 thousand hectares), regions, Krasnoyarsk Territory (5.0 thousand hectares);

37.8 thousand hectares of land for industry, transport, communications and other special purposes. The greatest reduction in land was noted on the territory of the Yamalo-Nenets Autonomous Okrug(7 thousand hectares), Kemerovo region (3.2 thousand hectares), Transbaikal Territory (2.7 thousand hectares), Republic of Tyva (2.6 thousand hectares);

29.8 thousand hectares in the lands of specially protected natural areas. The greatest reduction in land was noted in the territory of the Republic of Bashkortostan (25.8 thousand hectares).

According to Rosreestr data for 2013, 144.9 thousand hectares were transferred from agricultural land for state and public needs for purposes not related to agriculture, of which 107.7 thousand hectares were agricultural land.

According to data provided by the constituent entities of the Russian Federation, in 2013, the authorities of the constituent entities transferred 140.28 thousand hectares for purposes not related to agriculture, including 135.18 thousand hectares of agricultural land. In particular, 73.26 thousand hectares of agricultural land were allocated for the construction and expansion of industrial, transport, communications and other enterprises, 14.06 thousand hectares were allocated for the expansion and construction of settlements, enterprises, organizations and environmental institutions - 26.11 thousand hectares, forestry enterprises and institutions - 21.06 thousand hectares, for other purposes - 5.79 thousand hectares (Figure 12).

Rice. 12.

During 2013, a land redistribution fund continued to be formed as part of agricultural lands, including land, not provided to interested parties for agricultural production, but intended for agricultural needs, for the creation and expansion of peasant (farm) enterprises, personal subsidiary plots, gardening, livestock farming, vegetable gardening, haymaking, grazing.

Reason for inclusion land plots relevant decisions were included in the redistribution fund executive bodies authorities in the event of voluntary abandonment of land plots, as well as in the event of the death of the copyright holder in the absence of heirs. Significant areas of land are included in the redistribution fund as a result of the liquidation of agricultural organizations.

According to Rosreestr, in 2013, the total area of ​​agricultural land included in the lands of the redistribution fund increased by 105.2 thousand hectares and by January 1, 2014 amounted to 45.8 million hectares. At the same time, the area of ​​agricultural land in the redistribution fund decreased by 171.4 thousand hectares and amounted to 11.6 million hectares.

In 2013, there was a reduction in arable land by 43.5 thousand hectares as part of the lands of the redistribution fund due to their provision for agricultural use. Significant areas of arable land were involved in agricultural turnover in the Republic of Kalmykia (22.5 thousand hectares), Amur region (21.9 thousand hectares), Krasnoyarsk Territory (15.6 thousand hectares), Penza region (9.1 thousand hectares). ha), Sverdlovsk (8.7 thousand ha), Saratov (8.1 thousand ha) regions, Primorsky Territory (7.6 thousand ha), Ryazan, Voronezh, Orenburg and Chelyabinsk region(more than 6.0 thousand hectares in each subject).

According to Rosreestr, as of January 1, 2014, a significant part of agricultural land was: in state and municipal ownership - 258.32 million hectares, or 66.8% of category lands; owned by citizens - 112.97 million hectares (29.3% of category lands); owned legal entities- 15.18 million hectares (3.9%).

Of all privately owned lands in the Russian Federation, agricultural land accounted for 96.5% (128.2 million hectares) as of January 1, 2014, of which 71.9% (92.2 million hectares) amounted to land shares of citizens in common property to the ground. Compared to the previous year, there was a reduction in the area of ​​privately owned agricultural land by 189.6 thousand hectares.

If the areas are separated from the general shared ownership and their boundaries are established on the ground, the price of proposals increases by at least 3-4 times. I would like to convert Special attention on bid prices for agricultural land. No other market segment offers such a wide price range! Even a superficial review of proposals makes it possible to identify plots in the same municipal area whose prices differ tenfold. The price range can confuse even an experienced appraiser. To avoid mistakes, you should first of all understand the degree of investment attractiveness of the exhibited land plots. Information obtained from ad texts and a survey of sellers revealed the following trends.

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For trade - areas at the intersection of the highway (multi-lane) with the Moscow Ring Road, with convenient transport accessibility.” Rates Over the past 5 years, the cost of land plots in the Moscow region has been growing, and this trend has affected almost all areas and purposes of land use.

For example, according to GVA Sawyer, the cost of 1 hectare of agricultural land along the Novorizhskoe highway at a distance of 50-70 km from the Moscow Ring Road was $100 in 2003; by 2008, land with the same characteristics reached the cost of $3,000, that is, an increase of about 3,000%. At the same time, according to company analysts, the peak of growth occurred in the period from 2005 to mid-2007, and from mid-2007 the rate of growth in land value began to decline.

The cost of land along the Kyiv Highway grew slightly less actively: from $500 per hundred square meters of land in 2003 to $7,000 in 2008.

Land plots in Moscow - review for 2015

Attention

Even if permission to transfer is obtained, this procedure is associated with certain time and material costs. Here the appraiser is directly confronted with the problem of best use (BUT). Analysis of the best use of a site classified as agricultural land and intended for agricultural production does not in any case imply alternative use (for cottage development, roadside infrastructure, etc.).

For agricultural land such as arable land, NEI is the use of a plot as part of a scientifically based crop rotation, which contributes not only to obtaining high yields at minimal cost, but also to restoring and increasing soil fertility.

Overview of the agricultural land market in the Arkhangelsk region

The Samara region is part of the Volga region federal district. It borders in the west with the Ulyanovsk region, in the north with the Republic of Tatarstan, in the east with the Orenburg region, in the southwest with the Saratov region, and at its southernmost point it touches the Republic of Kazakhstan.

As of January 1, 2014, the land fund of the Samara region within the administrative boundaries is 5356.5 thousand hectares. The share of agricultural land accounts for 4070.1 thousand.
hectares, that is, almost 76% of the entire territory. The area of ​​agricultural land as part of agricultural land is 3796.5 thousand hectares (93.28%), including: arable land - 2857.7 thousand hectares (70.21%), fallow lands - 105.4 thousand hectares ( 2.58%), perennial plantings - 27.8 thousand hectares (0.68%), hayfields - 50.5 thousand hectares (1.24%) and pastures - 755.1 thousand hectares (18.55%) ).

Overview of the agricultural land market

Important

However, experts hope that under the auspices of the proclaimed desire for GDP growth and a decrease in import substitution, the situation in the country may change. First of all, if, in continuation of this proclamation, the authorities reconsider their attitude towards monetary policy.

To develop the industry, it is necessary to extend loans and reduce interest rates. Secondly, if agricultural producers change the existing approach to farming. Even with the existing volume of subsidies, if the business is properly organized and the sales problem is solved, good results can be shown.

Today, the most promising and viable application of the principle “made it yourself, sell it yourself” seems to be the most promising and viable. When agricultural producers build a chain within one cluster: feed supply - production of raw materials - processing - and most importantly - sales.

Analysis of the agricultural land market

But to understand the true state Russian market land, it is necessary to consider in detail its pressing problems. To begin with, you should approach the study of prices for agricultural land.
According to experts who professionally calculate the cost of land, we should not expect a significant jump in the growth of land prices in the near future. This is due to the fact that the bulk of agricultural land is in share or other ownership of ordinary citizens who do not closely monitor the situation in the area. foreign exchange market, and they will not, unlike landowners who trade land professionally, increase the cost of agricultural land every day, adjusting to the ruble exchange rate. There is also a noticeable trend in which land prices have begun to increase depending on regional location.

Analysis of the agricultural land market

• Increasing the supply of liquid land plots in Moscow and beyond due to the hasty sale of assets by owners burdened with loans requiring repayment.
• Increasing the number of potential buyers interested in the possibility of investment acquisitions in the land market.
• A more flexible approach for owners in negotiations when selling land assets.
• The end of the period of rapid growth in land prices, a decrease in the value of low-liquid land assets.
• Land market of the Moscow region in Lately is replenished by areas adjacent to settlements, which, as a result of the approval of the boundaries of these settlements, are transferred to the category of “settlement lands”.

Forecast The development of the land market largely depends on financial condition its participants, the future of which is currently very vague.

Moreover, the maximum drop occurred in the 4th quarter of 2008, and compared to the previous quarter, prices were only slightly adjusted. The fall in prices is due to the fact. that today it is very, very difficult to sell agricultural land, so landowners who want to sell their assets have to offer impressive discounts.

Developers currently do not have extra funds for the development of agricultural land (change of category, land surveying, etc.). as a result of this, the demand for such land is almost completely absent, especially for large areas. The fall in prices for plots up to 30 km from the Moscow Ring Road compared to the 4th quarter of 2008 was 23.9%, in the range of 31-60 km from the Moscow Ring Road - a drop of 18.8%, at a distance of more than 61 km from the Moscow Ring Road - a drop of 41, 8%.

Despite the fact that the agricultural sector is one of the most subsidized, entry into serious projects with investments amounting to hundreds of millions of rubles or more is difficult. Difficulties are associated with the low level of supply in the project finance market, as well as the problem of sales finished products. As part of the income approach, the appraiser calculates the land rent indicator - the difference between the average gross income from the site and costs, taking into account the entrepreneur’s profit. When calculating, the appraiser analyzes which crops and with what frequency can be grown on the site being assessed, focusing on actual or regulatory data, taking into account current selling prices, and receives total income.
The cost part is calculated in a similar way, including, in addition to costs, the entrepreneur’s profit (based on the industry average profitability for each selected crop).

Review of the agricultural land market in the Moscow region 2016

For individual areas, transaction prices may differ significantly from offer prices. Professional calculation In order to navigate the prices, it makes sense for buyers to start from the prices of those plots (of the potentially suitable ones) that cost the least. As a rule, they are exhibited for more than a year, and sometimes several years, their prices have already been reduced several times and they are as close as possible to the prices at which they will eventually be bought. Professional appraisers conduct a more in-depth analysis to calculate the value of the land. Traditionally, the two most applicable approaches are comparative and income. Comparative approach, based on a comparison of prices for plots with comparable characteristics and the construction of a mathematical calculation model that takes into account the differences between analogue objects and the assessed plot.
The income approach is based on cash flow, which generates or is capable of generating the area being assessed.

The review contains an analysis of the market for agricultural land plots in the Yaroslavl region as of June 1, 2014.

Currently, the market for agricultural land plots for organizing agricultural production includes large-scale land plots with an area of ​​over 1000 hectares, as well as small plots of land up to 10 hectares. Both privately owned and state-owned or municipally owned land plots are offered for sale and lease, and investment sites are being prepared for agricultural development.

A number of agricultural land plots for organizing agricultural production are proposed for open market as commercial land for organizing retail and consumer services enterprises or as land for housing construction, while it is assumed that the purpose and type of permitted use of this land plot will change.

The situation on the land market is largely determined by the development of the agro-industrial complex, the availability targeted programs development. A developed agro-industrial complex has been formed in the Yaroslavl region. Agricultural land in the region includes almost 1 million hectares. Most developed industry The region's agriculture is livestock farming. Crop production is mainly aimed at providing feed for the livestock industry, and only a few areas have developed the production of marketable crop products.

In total, 2046.5 million rubles were allocated for the implementation of measures to support the agro-industrial complex (in 2012 - 1679.7 million rubles), including from federal budget 1198.5 million rubles (in 2012 - 664 million rubles), from the regional budget 848 million rubles (in 2012 - 1015.7 million rubles).

In 2013, certain positive results were achieved in the agro-industrial complex. According to the Information and Consulting Service of the Agro-Industrial Complex, the index of physical volume of agricultural production compared to the level of 2012 is 99.6%, labor productivity 105.2%. The growth in revenue from the sale of agricultural products is 5%, the growth in production costs is 9%. As a result, the overall profitability (including subsidies) will be approximately 3%.

Yaroslavl "Information and Consulting Service of the Agro-Industrial Complex" provides support for investment projects. Investors are invited to consider investment sites in municipal districts of the Yaroslavl region. Infrastructural capabilities, availability of land and labor resources will make it possible to create a new efficient production or reconstruct an existing one. Tax benefits are also provided for the implementation of investment projects, including complete exemption from property tax (rate - 0%), tax rate income tax 0% indefinitely, complete exemption from transport tax(rate - 0%), tax benefits for land tax. It is possible to provide subsidies from the budget to compensate for infrastructure costs as part of an investment agreement.

Supply of agricultural land plots in the Yaroslavl region on the market

The land market in the Yaroslavl region is heterogeneous. Both areas where there is no supply of agricultural land and areas with high potential are identified. The supply of land for agricultural production is characterized by a relatively small number of objects, however, the area of ​​​​the plots, as a rule, exceeds 1 hectares and can reach 2,500 hectares in the case of the supply of land for an agricultural production complex. The bulk of the supply of land for agricultural production is represented by large plots of land, the demand for which is limited. The average area of ​​land plots based on market monitoring results was 80 hectares.

The largest volume of supply in terms of land area for agricultural production falls on the Uglich region - 61% and the Pereslavl region - 21% of the total supply. The share of Bolsheselsky, Poshekhonsky and Nekouzsky districts was 8%, 6% and 2%, respectively. All other districts account for a total of only 2% of land area, with the share of each of them being less than 1%.

Rice. 1. Geographical structure of the supply of land plots for agricultural production

The structure of the proposal is dictated by the geographical location of the areas. The Uglich district borders on the Tver region, Pereslavl - on the Tver, Moscow and Vladimir regions. The Neokuzsky district borders on the one hand with the Tver region, on the other - with the Rybinsk reservoir. Poshekhonsky district also borders the Rybinsk reservoir and Vologda region. The predominance of supply in the Uglich and Pereslavl districts, as well as in the Bolsheselsky district, is explained by the gravitation towards Moscow and the focus on Muscovites.

Rice. 2. Concentration of supply of agricultural land plots

Demand and commercial conditions on the agricultural land market in the Yaroslavl region

The situation on the market for land plots for agricultural production is extremely low level demand against the backdrop of the most diverse supply. Implementation government programs(grants under the program to support beginning farmers) fuels interest in relatively small plots of land. In turn, investors prefer to invest cash into large areas of land for organizing livestock farming, as well as for growing crops, that is, in those projects in which the degree of payback and profitability is the highest. However, despite the support of the state, the terms of exposure of land plots are quite high, and the level of transactions is low.

The most significant, from the point of view of influencing the cost of land plots of this category, are location factors (distance from Moscow and the Rybinsk reservoir), as well as communications and the presence of a reservoir in the immediate vicinity.

Prospects for use, namely the possibility of transferring a site to another category and use for housing construction, for commercial and household facilities or roadside infrastructure, also have a significant impact on the cost of land plots. average cost square meter land plots, the best use of which involves transferring to another category and changing the type of permitted use, exceeds the average cost of land plots directly for agricultural production by 10-12 times.

Based on the results of the 1st quarter of 2014, the highest average supply price for land plots for agricultural production (excluding lands whose type of permitted use is expected to change) was in the Nekouzsky and Poshekhonsky districts of the Yaroslavl region - 19.5 rubles / sq. m. m and 17.5 rub./sq.m. This is explained by the relatively small volume of supply, the presence of good transport accessibility to the sites (asphalt roads), availability of communications, including gas. It is worth noting that, despite the high average cost per square meter, there are also offers with low selling prices in this area: the Niva investment site (on the territory of the Nekouzsky agricultural cooperative and Niva LLC) is offered for sale or long-term lease , the sale price ranges from 1-1.5 rubles/sq.m., the rental cost is 120 rubles/ha.

The most popular areas are Pereslavl and Uglich districts, high level supply in these areas was reflected in the average cost of supply - the cost of 1 sq.m. amounted to 10.5 rubles, and 8 rubles. respectively. On the contrary, the low level of supply caused a relatively high level of average cost in the Lyublinsky district, bordering the Kostroma and Vologo regions - 8.5 rubles/sq.m.

The lowest average supply price was recorded in the Rostov region - 1.5 rubles/sq.m.

Rice. 3. average price proposals for districts of the Yaroslavl region

The average supply price of agricultural land plots in the Yaroslavl region as a whole is about 9.5 rubles/sq.m. m.

Average cost of 1 sq. m. based on the results of transactions with land plots for agricultural production in the Yaroslavl region as a whole amounted to 5.5 rubles/sq.m.

Trends and forecasts:

• In general, the policy of the regional leadership is favorable to the development investment activities on the territory of the Yaroslavl region, the presence of regional investment legislation that allows investing with minimal risk, as well as a specialized unit in the regional administration;
• The development of agriculture in the short term is facilitated by the possibility of obtaining tax benefits and subsidies for the implementation of priority investment projects for the region;
• The region's land market will continue to be significantly influenced by its proximity to Moscow, a source of investment and the largest consumer market (the region is located only 282 kilometers from Moscow)
• The most in demand will remain areas close to Moscow and the Moscow region - Uglichsky and Pereslavsky, as well as areas with significant water resources - Nekouzsky, Rybinsky, Poshekhonsky.

Conclusions:

Currently, the market for agricultural land plots shows a significant excess of supply over demand and relatively low sales prices.

The implementation of agricultural development programs, increasing the availability of raw materials and developing measures to stimulate direct sales of own products will increase investment attractiveness sector, which will entail an increase in the cost of land and further development agricultural land market.

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Supply and demand

The analysis of the market for agricultural land plots in the Simferopol region was carried out as of 04/01/2018. The study used information from 83 proposals with a total area of ​​approximately 370 hectares.

In terms of the number of proposals for agricultural land plots, Trudovskoye village is in the lead - 28% of the total number of proposals, followed by Perovskoye village - 16%. Thus, greatest contribution contribute to market formation rural settlements, adjacent directly to the borders of the city of Simferopol.

Supply structure by municipalities, %

The range of areas of agricultural land plots offered for sale in the Simferopol region is 0.4-36 hectares.

Structure of supply of agricultural land plots by area

Area, sq. m.	Share,%
less than 1 ha
from 1 to 2 ha
from 2 to 3 ha
from 3 to 4 ha
from 4 to 5 ha
from 5 to 10 ha
more than 10 hectares

Structure of supply of agricultural land plots by area,%

Source: land market monitoring by AFK-Audit LLC

Agriculture and processing of agricultural products is priority direction economic development of the region. Particular emphasis is placed on the production and processing of vegetables, fruit growing, viticulture, livestock farming, poultry farming, and essential oil production.

Unconditional competitive advantages The Simferopol region in this industry has fertile agricultural land, allowing for the cultivation and processing of the entire range of agricultural crops; profitable geographical position(proximity to the republican center, availability of transport interchanges), high density population (availability of labor).

Price analysis

The price range of the collected proposals is quite wide: average unit cost sales of agricultural land plots are around 93 rubles/sq.m. m with a range of changes from 11 to 276 rubles/sq. m.

The increase in the supply price is clearly influenced by the location of the land plot offered for sale near the city of Simferopol.

Map of municipalities of the Simferopol region

The tallest average cost agricultural land plots in the Simferopol region is observed in Urozhaynovsky village - 156 rubles / sq. m. m. In second and third place in terms of supply price are Perovskoye s/p (136 rubles/sq. m) and Chistenskoye s/p (132 rubles/sq. m).

The lands of all three settlements are adjacent to the territory of the urban district of Simferopol. In addition, the future Tavrida highway runs through their lands, which undoubtedly affects the cost of the plots. The clarification that the site is located “next to the Tavrida highway under construction” appears in the text of many sales advertisements as an additional motivating factor.

Low average cost of agricultural land plots - at the level of 50 rubles / sq. m. m - in Pozharsky s/p.

Specific market price land plots of SkhN

Municipality (MO)	Market value, rub/sq.m
	Minimum value	Maximum value	Average value
Dobrovskoe village
Donskoe village
Mazanskoye village
Mirnovskoe s/p
Nikolaevskoe s/p
Perovskoe village
Pozharskoye village
Rodnikovskoe s/p
Trudovskoye village
Urozhaynovskoe s/p
Chistenskoye village
Grand total

Average specific market value of agricultural land plots by municipality, rub./sq. m

Source: land market monitoring by AFK-Audit LLC

Pricing factors

The list of pricing factors is formed based on an analysis of the real estate market and expert recommendations. As a rule, the value of the offer price or demand price for land plots is influenced by several main cost factors.

In addition to factors government regulation, the general economic situation, the microeconomic situation and the social situation of the region, a group of physical factors has a high influence: the shape of the site, the type of surface (flat, hilly), the presence of communications, roads, environment.

IN general case to the main pricing factors factors affecting the value of land plots include:

• Circumstances of the transaction (bargaining factor);
• Type of right and presence of encumbrances;
• Financial conditions;
• Terms of sale;
• Date of sale/offer for sale;
• Distance to federal road;
• Area of ​​land plots;
• Soil type.

Trends and Forecasts

The main problems faced by the Republic of Crimea in the field of agricultural development:

• dependence on water supplies via the North Crimean Canal;
• poorly developed market infrastructure, in particular, the system of sales and storage of agricultural products;
• low efficiency of agricultural enterprises;
• physical and moral wear and tear of fixed production assets;
• low agricultural productivity;
• loss of the Ukrainian market.

Crimean agriculture today has enormous potential. Investor interest in the peninsula continues to this day: investment agreements are constantly signed in the republic and new projects are launched.

Conclusions:

• In terms of the number of agricultural plots on offer, the land market in the Simferopol region is quite developed. In terms of the number of offers for sale of land plots in this segment of real estate, the leaders are Trudovskoye rural settlement - 28% of the total number of proposals and Perovskoye rural settlement - 16%.
• The main share of offers for the sale of land plots is concentrated in the range of areas ranging from 2 to 3 hectares and from 5 to 10 hectares.
• The average unit cost of selling agricultural land is around 92 rubles/sq.m. m with a change range from 11 to 276 rubles/sq. m. The highest average cost of agricultural land plots is observed on the territory of Urozhaynovsky, Perovsky and Chistensky rural settlements.
• A reduction in transport costs after the commissioning of new transport highways between the Krasnodar Territory and the Republic of Crimea and, as a consequence, an increase in the availability of raw materials, will increase the investment attractiveness of the sector, which will entail an increase in the cost of land plots and the further development of the market for agricultural land plots.

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Of the 18 largest M&A in the agricultural sector in 2017, 11 transactions involved the crop production business in one way or another. In six cases, agricultural land was the main asset acquired. As the economy recovers, the market is experiencing another surge and consolidation continues in the sector. So, if in 2011 the top 10 latifundists according to the consulting company BEFL controlled 3.8 million hectares, then by the spring of 2017 the figure increased to 5.2 million hectares. However, the strategy of buying land just for the sake of expanding its bank is becoming less and less popular, experts note. Nowadays, production efficiency and cost optimization are priorities, so market participants are more carefully assessing potential acquisitions in terms of additional investments in them and subsequent returns.

There are fewer large offers

Land transactions are one of the main drivers of the M&A market in the agricultural sector, says Andrey Tikhomirov, partner at A8 Praktika. The main role is played by large agricultural holdings, which have sufficient financial base to expand their land banks, new non-core players have also joined them in recent years. The latter also have significant resources and a desire to quickly accumulate large assets. A good example— rapid growth in the area of ​​land under management AFK Sistema: last fall she had 380 thousand hectares, taking into account “ RZ Agro", which she owns jointly with members of the Louis Dreyfus family. Moreover, the corporation’s management previously stated that in the future they expect to increase the land bank to 1 million hectares; the plans for this year were 500 thousand hectares. According to Tikhomirov, interest in the market will remain if there is a sufficient level of supply and demand. Demand will depend on financial situation companies and the ability to get loans at acceptable rates, the supply depends on the availability of a sufficient volume of suitable land plots.

However, it is now quite difficult to find a large liquid land asset, Tikhomirov points out. “The supply is limited. Good areas are mostly already owned by large players, so the search is among small landowners, he knows. — At the same time, serious offers sometimes appear on the market (for example, “ White frigate“), but they are more related to forced sales.” Another option is to offer large tracts of land in regions that do not really attract buyers, for example in the Penza region, the expert adds.

There is no need to talk about a large selection of agricultural land now, agrees Olga Romanova, managing partner of the Ratum legal group. For example, if previously buyers did not take fallow land, now they are buying them, including forests. “They no longer look at quality and whether the field is level, but at other criteria: maybe it’s a fallow land, but close to the road, or the plot borders a field that already belongs to the company,” she notes. At the same time, the size of assets offered for sale has decreased; there are almost no transactions where 15-20 thousand hectares are purchased at once, unless we are talking about the bankruptcy of an enterprise.

The number of offers of large lots of land (from 10 thousand hectares) has decreased significantly compared to 2015-2016, when a sharp depreciation of the ruble and macroeconomic uncertainty, as well as speculation on land legislation forced foreign owners to leave the market, their partner and manager echoes. center of competence in the agro-industrial complex of KPMG Vitaly Sheremet. The last major lot sold was a land bank Black Earth Farming(246 thousand hectares). “Nevertheless, it cannot be said that the supply of large assets on the market has been exhausted. Today, the assets of financial groups that are experiencing financial difficulties, such as land, are being sold or are close to it. RosAgro"(last year it had an estimated 400 thousand hectares). There are other similar players,” he knows. The fact that such assets are still present on the market, despite the great interest in the industry, speaks volumes about the asking price, the expert is sure.

Now several fairly large players with hundreds of thousands of hectares of land are being put up for sale, the managing director confirms BEFL Vladislav Novoselov. However good companies There are few transaction objects on the market, and although the supply of assets increased in 2017-2018, the quality ones did not increase significantly, he notes. “The reason is obvious: in most cases, a high-quality asset (good, compactly located land, provision of equipment, storage facilities, a high level of technology and production culture) brings high income, and its owner rarely has a desire to sell the business,” explains the expert.

The supply of land in Russia is very large, although, of course, the best plots have already been distributed and are in the hands of large holdings. But you can take worse fields, invest in land reclamation, fertilizers and ultimately get even better results, says the director of the corporate finance department of an investment company “ Aten» Ivan Nikolaev. However, it is clear that if we talk about buying land close to ports, in the Krasnodar Territory or in the most attractive regions of the Black Earth Region, then it is almost impossible to find an option, although there is and will be demand for these regions. “From a geographical point of view, the closer the sites are to the ports, the less likely buy them, and this is relevant not only for the South: for example, in the Voronezh region, land is more accessible than in the Kuban, and in the Tambov region it is easier to select an asset than in Voronezh,” Nikolaev compares.

Asset valuation criteria

According to Tikhomirov, when choosing land assets to purchase, companies first of all pay attention to the location of the site: they are usually attracted by offers from regions where they already have a business. It is also important that the area has good climatic and soil conditions. Next criterion— legal purity of the asset and absence of encumbrances.

When Ratum conducts an audit of land for large agricultural holdings, since most transactions take place on the secondary market, a historical reference plot: how and how legally it was formed, what risks there were and whether they exist now, says Romanova. For example, one of the reasons why “ Rusagro» refused to purchase the Kursk lands of Ivolga-Holding, which was faced with financial problems, it was that at one time he did not approach the issue of land registration responsibly enough. Some areas were not even registered for lease; the company worked on them under “gentlemen’s agreements” with local administrations, it was a known fact. One way or another, many are now facing similar problems, especially in interconnection transactions, she adds. “This is especially true if the company is the only major investor in the agricultural sector of the district or region: it works in agreement with local officials, transfers some money to the budget, but the land is not registered,” Romanova clarifies. “When we see any violations and potential conflicts, we advise clients to look for other assets to purchase.”

For example, now an important role in the development of the agricultural land market has begun to be played by mistakes or violations of the law made during the registration of plots in the early 2000s, when large purchases of shares were taking place, says Romanova. Back then, many companies were in a hurry to get land faster, although there were also those who relied on the security of transactions, for example, they carefully checked everything “ Agro-Invest» ( Black Earth Farming). As a result, now players who have good legal support can cancel long-standing land purchase and sale transactions if they manage to find out and prove that, for example, the shares were bought by a person who received a land share through collateral obligations, and was not actually a shareholder. “They see inconsistencies in the registration, find participants in common property or their heirs who did not know about the transactions, and begin to challenge them on their behalf,” she comments. — Deadlines are being restored limitation period in 10-11 years, the transactions are canceled and the land goes to another interested party. There are many such stories now.” There are also precedents when arbitration court invalidates transactions involving the introduction of land shares into authorized capital companies, for example, when a company with limited liability accept more people than permitted by law, and through forgery of documents they are deprived of their property rights. Such schemes, which were carried out mainly for subsequent land speculation, are now breaking down, and there is an active redistribution of the market, says Romanova.

However, Novoselov points out that it is now becoming less and less common to hear that the land is not legally registered. “Since the adoption of the Land Code and the law on the turnover of agricultural land, a critical mass has already accumulated positive changes, which allow legal transactions with large tracts of land, with land lease rights,” he says.

In addition, the location of the plots is important for crop growing companies - it is better if they form large pools rather than dispersed, Tikhomirov continues. Then experts look at whether the land is cultivated, what is grown, what crop rotation and technologies are used, and whether the farm has equipment and specialists. “According to our experience, buyers, in particular large agricultural holdings, are more interested in purchasing separate land,” the expert clarifies. “They have their own fleet of equipment, technology, personnel, and established business processes, so usually no one wants to take on the financial obligations of the acquired company.” Our market has not yet developed a model for selling assets based on financial indicators, adds Vitaly Sheremet. “Rather, they buy land and production facilities separately. In my opinion, this is explained by the fact that good assets are almost not sold, and problematic businesses are not valued for their unrealized potential,” he comments.

"Bio-Ton"(under the control of the holding 375.7 thousand hectares in the Samara, Ulyanovsk and Saratov regions) acquires land plots that are immediately included in crop rotation. “We have made serious investments in modernizing technological equipment, improving the skills of employees and introducing modern methods agriculture, so we see no reason to buy ready-made businesses in the regions of presence, since in this case there is no added value for us,” emphasizes Mikhail Kharlamov, Deputy General Director for Strategic Management of the company.

"Bio-Ton" systematically searches and selects the most attractive sites in terms of fertility and geographical location, says Kharlamov. “We plan to grow at a smooth pace, by about 10-20 thousand hectares per year, buying neighboring lands and including them in our crop rotation,” he shares his plans. “The compact location creates logistical advantages and increases operational control.” However, increasing the land bank is not an end in itself for the company, the top manager clarifies; now the priority is increasing operating profitability. “We are focused on intensifying the production process and introducing new technologies,” explains Kharlamov. Entering new regions is possible only in the event of special situations or an interesting large (at least 30 thousand hectares) and compactly located lot at a price that suits the holding. The decision on such a transaction will be made as a separate investment project, he says.

Land Bank " AFG National» amounts to 92 thousand hectares (excluding assets belonging to the co-owners of the holding, but not included in its structure). According to the general director of the holding, Yuri Belov, the group has plans to increase the area of ​​land mainly for planting super-intensive apple orchards, as well as for vegetable growing. Over the past few years, the holding has acquired assets primarily for these two business areas. At the same time, unlike Bio-Ton, it buys not only land, but also entire production complexes. So, in 2016, the company cost 30 million rubles. bought a complex in the Arzamas region Nizhny Novgorod region to increase the volume of packaging of washed potatoes, which also includes storage capacity for 8 thousand tons of products. Then, in the same area, an agricultural enterprise with 1.2 thousand hectares of agricultural land and a potato storage facility for 5 thousand tons was acquired, and in neighboring Diveevo - 4 thousand hectares of land, most of which were fallow lands. In the Rostov region, two years ago, the holding bought a complex for growing potatoes and open-ground vegetables with 4 thousand hectares of agricultural land, potato storage facilities with a total volume of 20 thousand tons and a packaging line with a capacity of 15 tons per hour, says Belov. “In 2017, we acquired about 1 thousand hectares of rice fields in the Krasnodar region and several small plots for vegetable growing in the Nizhny Novgorod region,” he adds.

The situation with the selection of suitable agricultural land varies depending on the region, Belov believes. For example, in the Krasnodar Territory there is little free land, almost all of it has been developed, so the holding is forced to compete with other industries for the purchase of plots for planting a garden. “If we could develop lands, for example, from regional and federal funds, we would expand faster,” Belov is sure. “In this regard, I would like the state to support capital-intensive projects such as super-intensive gardening.” But in the Nizhny Novgorod region, the company regularly receives offers from different regions to purchase agricultural enterprises. There are always large plots for sale. When deciding to purchase, everything depends on the price and the geographical location of the site, explains Belov. There may also be additional conditions: for example, maintaining a herd of cattle at the enterprise, which is not suitable for the company. In the Novgorod region, it is even easier to find land, and it will cost significantly less, but this is a zone of risky farming, so crop production there is less developed than in the middle zone, adds the top manager.

Kharlamov confirms that large plots of land are now quite rare on the market, and their value is usually higher than the market price, since these lands are included in crop rotation. However, Bio-Ton’s position in the industry was formed largely due to the return of fallow areas to circulation: over the past 10 years, more than 100 thousand hectares have been introduced, and this year it is planned to return about 4 thousand hectares. " Miratorg» is also actively expanding at the expense of fallow lands: last year the holding returned more than 85 thousand hectares to circulation in Bryansk, Smolensk, Oryol, Kaluga and Tula regions, organizing pastures for beef cattle.

« AFG National"also does not refuse to purchase the deposit. In three years, the company has returned 900 hectares to circulation in the Nizhny Novgorod region and 700 hectares in the Novgorod region, with plans for another 300-400 hectares for 2018, says Belov. True, working with such lands is always a matter of economics. First of all, a soil analysis is carried out: on initially infertile land, nothing but weeds will grow, the top manager clarifies. The cost of putting one hectare of deposits into circulation depends on the degree of neglect of these lands. “If a forest has grown on the ground, then first there is cutting down of trees, uprooting of stumps, then double disking, plowing and harrowing. With such “heavy” deposits, the cost can reach up to 20 thousand rubles/ha,” he estimates. “If the field is simply overgrown with weeds, then the cost will be about 6-7 thousand rubles/ha.”

According to Belov, traditionally the value of a land asset depends on its geographical location, the availability of access roads, soil fertility indicators and general condition lands. If this involves the construction of production facilities and storage facilities, then the proximity of the site to resource supply networks and the cost of connection are also assessed. For planting super-intensive gardens, the determining criteria are the quality characteristics of the soil and the availability of a water source for organizing a drip irrigation system, he says.

Speculative strategies are no longer relevant

Non-core investors can now attract agricultural land only if they plan to engage in agribusiness, process it to generate income, or if there is an intention to transfer the land to another category and, for example, build real estate. “The days when investment companies or banks bought land in order to resell it at a higher price are gone and, I think, will not return, since there is no one to resell,” says Ivan Nikolaev from Aton. “Agricultural holdings acquire 50 thousand hectares a year or more, why should they take land from an investment company at a higher price, if they themselves can just as easily find a suitable plot, and at a cheaper price?” Of course, exceptions are possible when a non-core investor ends up with some unique lands that attract agricultural holdings, but the latter know this market much better and in most cases can find alternative options, the expert adds.

What will happen to prices

During 2017, a certain interest in purchasing land remained even when it became clear that the year as a whole was rather unsuccessful for farmers, says Vitaly Sheremet. It is largely fueled by non-core investors and will continue for some time to come, as the average cost of land in Russia remains relatively low compared to comparable markets, although there was an upward correction due to fluctuations in the ruble exchange rate in 2014-2015.

In 2014–2016, almost all regions experienced an increase in land prices, which stopped in 2017. Prices in the best areas of the south are in the range of 180-200 thousand rubles/ha, in the center of Russia - at the level of 50-70 thousand rubles/ha, Vladislav Novoselov provides data. Land prices in 2017 reached their peak values, and since the fall they have been declining by 10-15% or even more against the backdrop of the emergence of sufficient large quantity new proposals, says the director of the legal department “ Miratorg» Alexander Krasnov. Moreover, the real transaction prices differ from the seller’s initial expectations even more - by 20-30%, he adds. “Now we have the opportunity to choose the best quality and most suitable land for our location. We think that during 2018, new offers for sale will appear on the market, and the downward trend in prices will continue,” he expects.

Mikhail Kharlamov shares a similar opinion. The record harvest of 2017 and the forecast for 2018 led to a decrease in product prices; overproduction will push inefficient players who poorly manage their costs to leave the market, which will lead to an increase in supply and a possible decrease in the cost of land, he believes. The cost of land as a business asset directly depends on the situation on the agricultural market: the lower the price of the final product, the lower the return on investment. Profitability cannot fall indefinitely, so a correction in land value is a very likely event, the top manager argues.

Last year, not only did the rise in land prices stop, but also the liquidity of agricultural assets related to crop production decreased, Novoselov agrees with him. Further price behavior will greatly depend on the profitability of the crop growing business. At the same time, he believes that European or American land prices are not achievable for us in the foreseeable future. Reasons include country risk, lack of funding, underdeveloped logistics capabilities over long distances, and others.

Prices for agricultural land in Russia are lower than in a number of other countries, including due to the specifics of the fields and their size, says Olga Romanova. For example, fields in Germany or Holland are much smaller; there you can do without wide-cut equipment. “We add other costs to the cost of land, in particular logistics: it happens that it is not so easy to get to a field and remove the crop from it without loss,” she explains. If these costs did not have to be taken into account in the future, then perhaps the land would be more expensive. Wherein cadastral value land prices are sometimes significantly higher than in transactions, Romanova points out. In general, if average level prices in Russia will be in the range of 30-40 thousand rubles/ha - this will be a reasonable figure. “Prices will remain approximately at the same level as now, and in some places a decrease is possible - the economy will even out everything,” she thinks.

Speaking about the cost of agricultural land separately, it is necessary to evaluate what the investor will receive from it in the future, and the volume of additional investments, confirms Alexey Ledenev, Chairman of the Board of Directors of Veda Capital Group. “For example, if the land is overgrown, you need to invest in returning it to circulation, and also purchase equipment, build infrastructure, purchase seeds, fertilizers, plant protection products - the result is an expensive project with for a long time payback, but in Russia they don’t really like these yet,” he points out. — Western investors have a different mentality; they are ready to wait 10-15 years for returns. This is why we have a lot of overgrown abandoned land in our country. Although, of course, there are regions that differ in this regard, for example the Belgorod region, where there is a clear policy that the land must work and generate income.”

Prices for good land plots will only increase due to limited supply, believes Andrei Tikhomirov. The cost of low-quality plots will remain at current levels or even a discount will be applied to them. At the same time, the expert does not exclude that in the best regions, for example, such as the Krasnodar Territory, the indicators will approach the world average.

Since there is a lot of vacant land in Russia, there is no need to talk about a significant potential for price growth for them, Nikolaev disagrees: why pay more and repurchase a plot, if for the same money you can take a vacant one, for example, with fallow lands and invest in improving its quality? “The fact that prices have now gone up a little is due to some economic growth, a record harvest and exports,” explains the expert. “It is clear that if crop production generates income, then investors invest money in it and strive to increase production, and for this purpose they also expand land banks.”

Small businesses are expanding too

Basically, land banks are increasing major players, however, transactions are also taking place at a lower level, and it is much easier for small enterprises to find, for example, a thousand hectares for a one-time purchase. However, there may be a feeling that the sale and purchase turnover mainly involves the same land, which is transferred from one legal entity to another. This is due to the fact that deals involving large players are widely known, says Olga Romanova from Ratum.

Market development prospects

The agricultural land market in Russia is huge - it amounts to tens of millions of hectares, and the process of transfer of both large tracts and relatively small clusters from one owner to another will continue constantly. Moreover, these will be both consolidation transactions and division of large assets into separate clusters. The main factor that will be taken into account is profitability and efficiency, Novoselov is sure. If industry profitability declines, market participants will inevitably reconsider their strategies. There will be a fairly standard process of increasing assets under the control of strong successful players. Moreover, these could be small regional companies that have learned to extract good income even with low prices for basic agricultural products.

However, a decrease in profitability in the industry will inevitably lead to a deterioration in the financial condition of a significant proportion of players, the expert continues. A number of owners of agricultural companies will not want to stay in business with lower profitability than before, so large assets will change owners, including probably their division between different buyers, especially if the land is located in different regions, Novoselov argues. “Land is the main and main resource for the entire industry, not only for crop production, but also for livestock production. The development potential of the agro-industrial complex is far from being exhausted, so land will always be the focus of attention in many investment projects,” he sums up.

Andrei Tikhomirov believes that the trend of consolidation and consolidation of players in the industry will continue, and there is a possibility that when supply in the most favorable regions is exhausted, they will begin to be interested in new ones. However, major players will continue to feel strong pressure external environment what will affect financial indicators companies, as well as the level of competition.

In the future, some large holdings will continue to compete for the size of land banks, but those who do not think about the economy are becoming fewer and fewer. Agriculture is a risky business, and issues of efficient use of farmland will force players to optimize it, Olga Romanova is sure. For example, if a company has a remote farm that is difficult to control, then it is more logical to sell it or exchange it with another player who has an interest in this region. Nevertheless, the strategy of buying up as much land as possible still remains, so in the next three to four years there may be another wave of bankruptcies of companies that have failed to cope with business, Romanova believes.

The further development of the agricultural land market in Russia will largely depend on the composition of the government and the dynamics of agricultural exports, believes Ivan Nikolaev. “The domestic market is saturated, consumer demand is falling as the population gets poorer, so we need to increase exports. If there is progress and we begin to more actively export not only grain, but also meat and vegetables, then there will be some positive dynamics in the agricultural land market. Otherwise, we should expect stagnation,” he predicts.

Vitaly Sheremet believes that in the coming years there will be changes in the Russian agricultural sector that will increase the cost of land. If the agro-export program is successful, then due to the increased demand for agricultural products, the demand for land will also increase. In addition, technology development and increased yields can have a positive impact. And resolving issues of macroeconomic and geopolitical tension will reduce the country’s risk factor and will attract cheaper money into the economy and into Agriculture, he hopes.

Major players will continue to expand their business, creating a buyer's market for land, agrees Mikhail Kharlamov. True, overproduction, coupled with logistical problems of export, will negatively affect the cost of crop production and, accordingly, the price of land. However, if exports are established and the domestic market stabilizes, then the correction in land prices will be insignificant, and medium term it is possible that they will be promoted, he thinks. And if in the southern regions the growth potential has practically been tapped, the Volga region market still has serious potential, adds the top manager. True, he also draws attention to the fact that the land market still remains complex and unstructured, and the main problem— unsettled boundaries of land plots, which makes it difficult to attract bank financing for similar transactions.

The prospects for the land market in the long term are seen as positive, but largely depend on whether the state manages to make its regulation more effective, says Alexander Krasnov. In particular, he believes that it is necessary to restore the free circulation of farmland. The fact that, by law, the owner of a land share can only sell it to the state, another owner of a land share in the same plot, or a tenant of this plot, is the main obstacle to the formation of large tracts of land in the property, he explains. Moreover, a significant part of the land shares turned out to be unclaimed, and their uncertainty still remains. legal status. “The existing regulation has actually created a “gray market” for land, which does not allow sellers to receive for their share full price, and puts the buyer in limbo when, in the process of purchasing land, his rights are actually not protected in any way,” he complains. Insufficient openness of information about the availability of land in public ownership also creates conditions for unfair competition and corruption. So, municipality can lease a plot of land to virtually any peasant farm or agricultural organization at its discretion, without informing anyone - without bidding, without economic justification, in fact, according to the principle “I’ll give it to whoever I want,” says Krasnov.

Priority regions

According to Vitaly Sheremet from KPMG, investors have traditionally focused on the land of the Black Earth Region and the southern regions. The most attractive regions are the Krasnodar Territory, the adjacent areas of the Rostov region and Stavropol region, and the black earth regions of the Central Federal District. The Tula, Oryol and Kaluga regions are also interesting, lists Andrey Tikhomirov. However, investors began to be attracted to those regions that they had not previously looked at, for example, the Ryazan region, although several years ago everyone was rushing to the Central Black Earth Region, Olga Romanova points out. According to Ivan Nikolaev, in the future the market for agricultural land in the Volga region should develop well, especially if production is oriented towards the domestic market: there are good soils, a large population, plus the proximity of large cities.