Introduction ................................................ ................................................. .......... 3

1. Concepts and types non-residential premises............................................................ 5

2. Non-residential premises as an object of civil rights .............................................. 7

3. Main types of transactions.................................................... ....................................... 12

4. Analysis of the market for non-residential premises............................................... ...................... 20

5. Analysis of transactions ............................................... .................................................. 26

Conclusion................................................. ................................................. ............ 28

List of used sources .................................................................. .................. thirty

Application................................................. ................................................. ..... 31

Introduction

Today, such a concept as “non-residential premises” is widespread. What is its true definition. Non-residential premises may be intended either for non-residential permanent residence person, or not at all intended to live in it.

The first sign of non-residential premises, of course, is its immovable character. Obviously, non-residential premises inside the building are inextricably linked with it, being tied to the land plot, and cannot be moved without damaging their purpose. Regarding non-residential premises, represented by non-residential buildings, it can be noted that they are “by nature” immovable things, by virtue of specific instructions in the law. However, the current legislation also indicates that an immovable non-residential building also includes its movable parts, such as mobile buildings, container and collapsible premises (cars, change houses, etc.). In their respect, the current legislation does not provide for regulation.

Inspection of the premises can determine its immovable nature and isolation characteristic features of non-residential premises. In addition, this concept should include the purpose of the object. There are two options for the purpose of non-residential premises:

For administrative, social, industrial, trade, cultural and educational and other purposes;

Premises not intended for permanent residence of people.

In some buildings, these concepts are combined, for example, the use of non-residential premises for social, industrial, medical, cultural, educational and other purposes, excluding the residence of citizens. The first version of the concept of purpose has a significant drawback the list of purposes for using non-residential premises in it is not closed, and the concept of “other purposes” may well include residential premises, which does not allow a clear distinction between residential and non-residential premises. At the moment, the process of forming universal generalized concepts is widely used in legislation. So in the Housing Code, within the framework of Chapter 3, the definition of non-residential premises is described. The construction organization, which is the developer of the allocated object, must keep in mind, according to this definition that non-residential premises can also be residential premises by transferring it to a non-residential fund, it can be a residential building as a whole, and a separate apartment in it, and a room (room) in this apartment.

So, after determining that non-residential premises is still a generalized universal concept, the features of which are its immovable nature and isolation, it is worth coming to a general definition that non-residential premises is an isolated immovable object that is suitable and intended for administrative, industrial, public and other purposes, excluding the permanent residence of people, in addition, meeting the technical and sanitary rules and regulations, as well as other legislative requirements.

1. Non-residential premises

The current legislation of the Russian Federation does not contain an official definition of the term "non-residential premises", however, this concept is used in many regulations and is widely used in practice. Non-residential premises are classified as real estate and cannot be used for living. Like any other property, non-residential premises can be in private, municipal or state ownership.

Real estate transactions are interactions between legal entities and / or individuals, the result of which should be a change, appearance or termination of any property obligations and rights. The basis for the conclusion of the contract is the will of an individual or legal entity, aimed at achieving a particular goal.

The lease of non-residential premises is governed by the general provisions of the Civil Code on the lease of property. The lease agreement for non-residential premises must contain an accurate description of the leased premises, the term of its lease and the amount of the rent. The description of the non-residential premises must include: the exact address of the building where the premises are located; the area of ​​the premises according to the BTI passport, a description of the location of the premises inside the building and its functional purpose.

Non-residential premises may have various civil purposes (offices, warehouses, retail, industrial premises, etc.), which are detailed in the BTI Explication.

Types of real estate objects and their purpose:

1. Buildings are objects of real estate that are intended for the permanent presence of people in them for the purpose of living or working.

2. Structures these are real estate objects that serve purely technical purposes, people in them, if they are, then temporarily.

3. Non-residential premises is real estate, but not in the form of separate buildings or structures, but in the form of independent and clearly defined parts as part of buildings, structures, intended for industrial, administrative, social, educational, cultural and other purposes.

4. Condominium is a property complex that is not specially created, but appears as soon as two or more owners appear in the house. A condominium as a property complex united by the single and sole purpose of permanent residence of citizens in it combines a land plot, a building, and residential and non-residential premises in it. The condominium may also consist of a separate part of the building with a size of at least one block section, which has an entrance isolated from other parts of the building and an inter-apartment stair-elevator unit.

5. Enterprise is a property complex consisting of movable and immovable things, property rights and obligations, exclusive rights and some other elements that are used for business activities.

6. A land plot is a part of the earth's surface (including the soil layer), the boundaries of which are described and certified in the prescribed manner (clause 2, article 6 of the Land Code of the Russian Federation). According to Art. 40 of the Land Code of the Russian Federation, the right of ownership to a land plot extends to the layers of surfaces located within the boundaries of this plot, common minerals, fresh groundwater, closed reservoirs, and perennial plantations located on it.

7. Monuments of history and culture these are real estate objects (objects of cultural heritage intended to meet cultural and aesthetic values) with related works of painting, sculpture, arts and crafts, objects of science and technology and other objects of material culture that arose in the result of historical events that are of value.

2. Non-residential premises as an object of civil rights

Non-residential premises are understood as separate buildings and part of them that are not used for residential purposes. Separate buildings - buildings, structures and other objects located on a certain land plot.

Thus, based on the analysis, the following definitions of the non-residential fund object can be given. The object of the non-residential fund - owned by the Russian Federation, a constituent entity of the Russian Federation, municipal or private property, detached buildings, structures, structures, their parts; non-residential premises in residential buildings, including built-in-attached ones, their parts, as well as non-capital (temporary) structures located on a certain site and firmly connected with it, registered with the authority technical accounting and inventories not intended for habitation and not duly assigned to the housing stock.

The question arises as to how legitimate it is for the constituent entity of the Russian Federation to define non-residential premises and whether this would be beyond its competence. It should be borne in mind that, by virtue of paragraph "o" Art. 71 of the Constitution of the Russian Federation, paragraph 1 of Art. 3 of the Civil Code of the Russian Federation, civil legislation is under the jurisdiction of the Russian Federation. Paragraphs 2-4, 7 Art. 3 of the Civil Code of the Russian Federation defines a list of acts regulating relations in the field of civil law, in which the regulatory legal acts of the constituent entities of the Russian Federation are not included. Thus, it can be concluded that the specified law of the city of Moscow went beyond its competence.

In order for the premises to participate in civil legal relations, the right to it (as a type of real estate) must be registered in the Unified State Register of Rights (USRR). The question arises as to whether one object of law (building) can include a part of it (premises), which is considered as a separate object of law, and, accordingly, the rights to which are subject to separate state registration. This is possible if the legislator has established criteria by which it is possible to recognize it as such. In particular, the legislator did this in relation to residential premises, giving both its general definition and listing its main varieties and establishing a special legal regime for use (see the Housing Code of the Russian Federation, Articles 15, 16). However, it should be borne in mind that residential and non-residential premises have two different legal regimes. Therefore, the transition from one group to another is possible only in the order strictly established by housing legislation (clause 3 of article 288 of the Civil Code).

It is difficult to identify the criteria by which non-residential premises can be distinguished from the mass of other objects. So, if residential premises can have such signs as isolation and the availability of everything necessary for their intended use (that is, for living), then these signs are not always applicable to non-residential premises. In particular, non-residential premises are not always isolated and their purpose can be very diverse. At the same time, we can talk about such an integral feature of non-residential premises as a connection with the ground.

It seems that in order for a non-residential premises to be an independent object of law, it must meet two criteria:

1. Technical criterion, which means the possibility of autonomous use of allocated parts of the building;

2. Functional criterion - the performance of a part of the building (non-residential premises) of the same functions that the building performs as a whole.

At the same time, even if such criteria are singled out in relation to non-residential premises and the ownership of it is registered in the USRR, one cannot help but pay attention to the following inconsistencies. The registered ownership of non-residential premises in a building or structure automatically leads to the right of joint ownership of the owner of this premises and the owner of the remaining premises for auxiliary property (stairs, elevators, roof, etc.). No other legal regime in relation to the said property is technically or legally possible. A similar scheme applies to the common property of apartments in an apartment building (Article 290 of the Civil Code). The question arises as to who is the owner of the entire building as a whole. Obviously, one should come to the conclusion that after the ownership of two or more persons to the premises in this building or structure is registered in a building or structure, there is no longer a single owner for the entire building or structure. We can talk about the ownership of individual objects (premises) and the general fractional ownership on public property. At the same time, the specifics of common shared ownership of common property is that the share cannot be alienated separately from the premises.

There may be situations when non-residential premises, which were originally part of a building or structure, later became independent objects of law, suitable for independent use and which have their own owners (whose rights were appropriately registered). Registration of ownership of a building excludes the possibility of simultaneous registration for a part of this building. Thus, the registration of rights to a part of the building (premises) should lead to the termination of ownership of the building itself. If each non-residential premises included in the building has its own owner, then the owner of the building as a whole can theoretically retain only the ownership of the roof, stairs, engineering equipment, etc., however, the latter, as already noted, are in the share property. A characteristic feature of such property is the impossibility of using it as either residential or non-residential. At the same time, they provide the possibility of using both residential and non-residential premises for their intended purpose. However, the owner of non-residential premises must use these facilities, so they can be called public facilities. In relation to them, the right of servitude is possible, that is, the right to limited use of another's property.

If, by analogy with Art. 290 of the Civil Code recognize the right of common shared ownership of these objects, then the ownership of the building as a whole should be recognized as a legal fiction. In this case, the share in the ownership of the common property must be inextricably linked with the premises and may be alienated only in conjunction with the premises. However, such a share is not subject to the rule of first refusal. In addition, it is impossible to allocate it in kind, as well as to demand the redemption of the share belonging to the co-owner in accordance with Art. 252 GK.

Thus, the owner of the building as a whole, if he wishes to dispose of a part of this building, must register the ownership of this part. If there are no separate non-residential premises in the building or they do not simultaneously satisfy the two above conditions, then the building must be recognized as an indivisible thing.

A similar point of view is expressed in the Concept for the Development of Legislation on Real Estate and State Registration, according to which non-residential premises cannot be considered as part of a building, since buildings themselves are indivisible things and, accordingly, parts of a building cannot be the subject of transactions. Thus, the owner of the building, who wants to make a deal with non-residential premises, must allocate this premises and register the ownership of it. The way out, according to the authors of the concept, can be common property on the building and legislative consolidation of a share in the right corresponding to the size of non-residential premises.

Separately, the situation should be considered when the non-residential premises are located in the attached part of the building. We are talking about external extensions to the building, which have an independent economic value. Such extensions can be both independent objects of law, and part of a building or structure. Such extensions should be distinguished from cases where the buildings are adjacent to each other and have a common wall. In the latter case, we are talking about completely independent real estate objects. Non-residential premises as part of buildings and structures are often the subject of a lease agreement.

In order to put an end to disputes, paragraph 2 of the above information letter of the Presidium of the Supreme Arbitration Court of the Russian Federation dated June 1, 2000 noted the following: "Taking into account the fact that non-residential premises are real estate other than the building or structure in which it is located , but inextricably linked with it, and the fact that the Civil Code of the Russian Federation does not contain any special rules on the state registration of lease agreements for non-residential premises, the rules of paragraph 2 of Article 651 of the Civil Code of the Russian Federation should apply to such lease agreements. In other words, state registration of a lease agreement for non-residential premises is necessary only if the agreement is concluded for a period of at least a year.

3. Main types of transactions

• donation

According to the terms of this transaction, there is a gratuitous transfer of real estate from one party to the other party. A distinctive feature of this type of transaction is the absence of payment, including money or any services. Until the state right to real estate is registered, the donor has the opportunity, in accordance with the terms of the contract, to revoke his donation. Basic Operations:- donation of a land plot and a land share; donation of housing.

A donation agreement for non-residential premises is a document according to which the donor transfers free of charge or undertakes to transfer the right to own non-residential premises. A donation agreement gives the recipient the right of ownership. But there is one feature of the contract of donation of non-residential premises. The fact is that the legislation does not have a clear description of what is considered non-residential premises, which refers to this description. There is a "Technical regulation on the safety of buildings and structures" in the legislation, in which the premises are defined as "part of the volume of a building or structure, having a specific purpose and limited by building structures." But when exactly the premises are "non-residential" in the legislation is not clearly spelled out. It is logical that premises deprived of certain benefits of civilization can rightfully be considered non-residential. Therefore, paying attention to the foregoing and taking into account contractual practice, non-residential buildings include buildings or part of the volume of a building or structure, the purpose of which is production, administrative, social, educational, commercial, cultural and all other purposes, except for human habitation. This means that warehouses, offices, trade stalls, and similar structures fall under the concept of non-residential premises.

Like any other donation agreement, a donation agreement for non-residential premises is real or consensual, mutual and free of charge. As well as in other donation agreements, there are two parties - the donor and the donee.

The contract of donation of non-residential premises must be drawn up in writing. In addition, the transfer of ownership to another person (the donee) must be noted in the state registration service. Both individuals and legal entities can act as a donor and a donee. The donor is the person who has the legal right to the donated non-residential premises. In addition, in the case of the transfer of the right to property, a representative of the owner, a trustee authorized and entitled to make such transactions, may appear. In this case, the trustee must have a certified power of attorney giving her the right to conduct such transactions.

• Rent

According to the terms of the lease transaction, real estate is transferred by one person to another person on the basis of receiving any benefits ( monetary compensation, or additional services). In rare cases, a lease agreement may be drawn up free of charge, but such agreement must be classified ascontract for free use. Main operations: - lease of a land plot; purchase and sale of the right to lease a land plot; rental of housing; property lease; renting out a dwelling.

A typical lease agreement is a civil law document in accordance with which one party (the landlord) transfers non-residential premises to the other party (the tenant). If the period of validity of the contract in question does not exceed a year, then it is not subject to mandatory state registration with the registration authorities. If the lease agreement requires mandatory state registration, then it is drawn up in the number of copies one more than the number of parties to the transaction. A long-term lease agreement is considered concluded only from the moment of its state registration by the executive authorities.

The lease agreement is usually drawn up in a simple written form and is not required to be notarized. At the same time, a mandatory written document that must be drawn up for a lease agreement for non-residential premises is an act of acceptance and transfer of the leased premises. If the premises are not transferred under the acceptance certificate, then the consequences provided for by this agreement do not arise. The lease agreement, as an integral part, may be accompanied by a cadastral passport of the leased premises, a plan of the premises, and other documents, by agreement of the parties.

The main content of the agreement: The lease agreement specifies the following mandatory characteristics of the leased object: cadastral or conditional numbers, location of the leased object, area of ​​​​the premises, availability of utilities, Internet communications and telephone, security, etc., encumbrances and rights of third parties and etc. The right to lease premises may belong to the owner of this premises or a person authorized by him, while these powers must be properly executed (power of attorney, charter, etc.).

Unless other conditions are provided for in the lease agreement for the premises, then after the lease of the premises, the burden of maintaining the premises in a technically sound condition and carrying out the necessary cosmetic repairs is transferred to the tenant. A lease agreement for a period of up to one year, in accordance with the norms of the current legislation of the Russian Federation, is not subject to mandatory state registration, is concluded by signing one document in simple written form, one copy for each party. Preemptive right to subsequent lease: By virtue of the law, the owner of the land plot on which the leased property is located has the preemptive right to lease.

At the conclusion of the contract, it is advisable to indicate whether the payment of utilities is included in the rent or not. If the non-residential premises are part of a complex of premises located in the same building or structure, then the rules for the use of common areas may be attached to the contract, which must be observed by both the tenant himself, his employees, as well as visitors, clients, guests.

Upon termination standard contract lease of non-residential premises, the leased object is subject to transfer to the lessor under the act of transfer of property. Unless otherwise provided by the lease agreement, the leased areas are subject to transfer with all inseparable improvements. (See the sample agreement in the Appendix)

• Exchange

The exchange is carried out between the tenant (owner) and the tenant, fixed by the exchange agreement. Barter - the exchange of property for property (barter agreements - the same rules as in a purchase and sale transaction). Main operations: - exchange of a land plot and a land share; exchange (exchange) of housing, including with an additional payment;

• Purchase and sale

Under a sale and purchase agreement, the seller undertakes to transfer the property to the buyer, and the buyer undertakes to accept this object and pay a certain price for it. A real estate purchase and sale agreement is subject to mandatory state registration. It should be noted that at present this type of transactions is the most popular and frequently used: - purchase and sale of housing, including in installments; resettlement of communal and large-sized apartments; purchase and sale of a land plot, land share; purchase and sale of non-residential premises, buildings and structures, property complexes; termination of the contract of sale.

The contract for the sale of non-residential premises gives legal entities and citizens (individuals) the opportunity to use non-residential premises as administrative, retail, warehouse, industrial premises.

The subject of the contract for the sale of non-residential premises are premises that are located in residential buildings or built-in and attached to them. These premises are not adapted for permanent residence of citizens or for use as residential office premises, are not included in the housing funds for temporary resettlement, HOSTELS and other specialized residential premises. It is also possible to include any separate premises that are located in non-residential structures and buildings and form part of them and these structures and buildings themselves, as a whole, to the subject of the contract for the sale of non-residential premises. The conclusion of a contract for the sale of non-residential premises is the simplest and most common way to alienate non-residential premises.

Legal entities or individuals (citizens) can act as parties to a contract for the sale of non-residential premises. In certain cases, the parties to the contract for the sale of non-residential premises are municipalities and other subjects of the Russian Federation. An example of such a transaction is the sale of state or municipal property.

If the contract for the sale of non-residential premises is carried out by a commercial organization, it must have legal capacity. The legal capacity of a commercial organization appears from the moment of state registration of a legal entity. faces.

Non-profit organizations, as well as municipal and state enterprises in order to conclude a contract for the sale of non-residential premises, they must be able to make such transactions, which is reflected in the constituent documents. To participate in the contract for the sale of non-residential premises, an individual must be fully capable. If an individual is incapacitated, a guardian has the right to conclude a contract for the sale of non-residential premises as the legal representative of an incapacitated person. In order to draw up a contract for the sale of non-residential premises in the interests and on behalf of an incapacitated person, the guardian is obliged to obtain permission from the guardianship and guardianship authorities to conduct this transaction. The contract for the sale of non-residential premises is concluded in a simple written form. The agreement is signed by the parties. Notarial registration of the transaction of purchase and sale of non-residential premises is not provided for by law.

Non-residential premises, in accordance with Article 1 of the Federal Law "On state registration of rights to real estate and transactions with it", are classified as real estate, the ownership of it must be registered in public institutions without fail. Registration of the transfer of ownership of non-residential premises is carried out at the institution of justice at the location.

At the conclusion of the contract, the subject of the contract for the sale of non-residential premises must be clearly defined. That is, the contract specifies strictly all the significant parameters of the non-residential premises: the area of ​​the premises, the address, the floor plan numbers, and so on.

The price under the contract for the sale of non-residential premises must be indicated in rubles or foreign currency. It should be borne in mind that the price is an essential condition of contracts of this type. The price can be indicated both for the entire non-residential premises and for a unit of area. The price of the contract in the latter case is calculated taking into account the area of ​​the transferred non-residential premises. Under the sale and purchase agreement, the price of non-residential premises is not associated with an inventory or balance sheet estimate, which is needed for tax purposes.

According to Article 433 of the Civil Code of the Russian Federation, a contract for the sale of non-residential premises is considered concluded from the moment the contract is signed by its parties. Along with this, the ownership of the premises is officially retained by the seller until the state. registration of the transfer of ownership of non-residential premises, and the buyer cannot yet dispose of the acquired property. Notwithstanding the fact that the right of ownership during this period remains with the seller, given real estate the seller cannot dispose of it either, because due to the obligation that arose by virtue of the contract for the sale of non-residential premises, the legal owner of the property is already the buyer.

The fact of acceptance of non-residential premises by the buyer and the fact of its transfer by the seller can be reflected both in the deed of transfer, which is signed by the parties to the agreement, and in some document on the transfer or in the contract for the sale of non-residential premises.

• Heritage

According to legal terminology, inheritance of property implies the transfer of property and non-property rights to private property from a deceased individual to another individual in the manner prescribed by law. Operations: - inheritance of a land plot and land share; transfer of a land plot for lifetime inheritable use; home inheritance.

• Mortgage

A housing mortgage is characterized as a special type of lending to the population, in which the property most often owned by the borrower acts as a guarantee for the payment of debt and interest. Operations: - mortgage of the land plot and rights to the land; lending secured by housing (mortgage); participation in shared housing construction;

Mortgages for non-residential premises became widespread after the adoption in 2009 of amendments to the law on mortgages. Prior to this, the law regulated mainly the pledge of residential properties. Transactions with commercial real estate took place under the agreement of the bank and the client, and the rules for their passage were established only by the pledge agreement.The new version of the law regulated the process of processing the transaction, the moment of registration of ownership of the acquired object, the norms for collecting debts in case of non-repayment of the loan by the borrower. Thus, the risks of banks have significantly decreased, which led to an increase in the supply of loans for non-residential facilities.

This can cause difficulties when buying on credit. commercial real estate office, warehouse, industrial premises. If you want to purchase non-residential premises on a mortgage for private needs a bathhouse, a garage, a country house confirmation of income will not be a problem for you.

• Privatization

Free transfer to the ownership of citizens of the Russian Federation on a voluntary basis of residential premises occupied by them in the state and municipal housing stock, including housing stock that is under the economic management of enterprises or the operational management of institutions (departmental fund). Operations: - privatization of rooms and apartments in the municipal (state, departmental, public) housing stock; land privatization; termination of the privatization agreement (deprivatization).

4. Analysis of the non-residential premises market

Market non-residential premisesIt is represented mainly by once purchased or reconstructed premises, converted into offices. But in the course of privatization, more and more objects appear that are rented out for a long-term lease or sold at auctions by property funds, i.e. local authorities. At the second stage of privatization, the real estate market will be replenished with industrial facilities and, to an even greater extent, trade and service facilities.

After the introduction of the right of private ownership of real estate and privatization in the Russian Federation, the state ceased to be the sole owner of the vast majority of real estate, which served as the beginning of the formation of the real estate market.

Market non-residential premisessubdivided into several segments, which differ in the functional purpose of the objects; office, trade, warehouse and production. Two components can be noted in the non-residential premises market: the primary and secondary market. The primary market is formed by non-residential premises of the municipal fund, which are leased through commercial competitions organized by committees for the management of city property (in Moscow - territorial agencies of the Moscow Property Committee). This market, although it has great prospects and reserves for development, especially in large cities, is developing very slowly and unevenly. In competitions held by municipally authorized real estate firms, the winner must pay the right to rent for the entire term at a time, and then regularly pay rent and utilities throughout the entire lease term.

In addition to the rights, tenants of non-residential premises acquire the obligation to carry out current repairs at their own expense, improve the surrounding area and always be prepared for rising costs associated with rent. In the structure of lease payments, a significant place is occupied by operating costs, which pay for heat and water consumption, drain discharge, electricity, garbage collection, cleaning of the territory, security, fire and security alarms, general running costs, subscription fee for the radio network, for the telephone, for television antennas.

The final rental rates for non-residential premises at municipal commercial tenders are lower than those on the secondary market, and depend on the type and location of the premises, the presence of a separate entrance, security, parking spaces and the number of telephone lines. Time and money spent on obtaining necessary information and for the conclusion of a lease agreement are sometimes comparable to the cost of rent at market rates. Many business structures show demand for premises with a separate entrance or the possibility of its equipment. The proximity of the premises to the main city highways and the convenience of vehicle access to it are of great importance. For individual clients, the number of telephone lines is as important a factor as the location.

If the tenant wishes to use the non-residential premises not only as an office, but also as a trading floor, warehouse or for other purposes, the cost of rent increases. Moreover, redevelopment and re-equipment of the premises to comply with the statutory tasks of the tenant are usually carried out at his expense by written agreement with the landlord and authorized city services, which should prevent violations of building codes and regulations, as well as fire and sanitary safety rules.

Non-residential space can be leased from the owner of the premises, from the tenant (sublease) and from the balance holder of federal or municipal property. When renting federal or municipal property from a balance holder, it is necessary to obtain permission from the owner in order to complete a transaction. For metropolitan municipal property, such permission is given by the Moscow Property Committee, Sublease of municipal non-residential premises exists, butits prospects seem limited, since, on the one hand, it is clearly adjacent to illegal forms and is distinguished by shadow forms of payment, on the other hand, municipal authorities, experiencing an urgent need to replenish their budget by collecting rent, tighten the forms and methods of control over the use of non-residential fund. In particular, tenants have the right to sublease no more than 25% of the leased area. The number of firms in need of office and warehouse space is constantly growing. The shortage of non-residential premises contributes to an increase in prices for their rent, and the price of the right to rent, which is sold at tenders and auctions organized on behalf of local authorities, also increases. Demand for municipal premises is not decreasing, as the overall shortage of office space persists. In addition, tenants are attracted by guarantees provided by the authorities. Rent rates, as well as lease conditions, differ for premises located in terraced buildings and in mansions under state protection as historical monuments. By agreement of the parties, the rent may include the cost of utilities and value added tax. Due to the unpredictable rise in utility rates, many landlords prefer to cover operating costs in excess of rent. In the non-residential premises market, various forms of payment are practiced, but monthly or quarterly prepayment prevails.

The price situation is constantly changing due to inflation, but at present there is not enough statistical material to conduct a full analysis of this market segment. It is characteristic that the secondary market of non-residential premises is more open in terms of information than the primary one. From time to time, data on the volume of transactions of real estate firms when concluding lease agreements for non-residential premises appear in specialized publications or thematic headings on real estate. The acquisition of buildings and non-residential premises into ownership is constrained by problems related to the ownership of the land plot on which the building is located, as well as the difference in the rules and conditions of purchase for the main groups of buyers (tenants who received the right to lease in the process of privatization, or at tenders and auctions, or those who have invested in leased premises, or tenants and buyers not included in these groups).

Table 15. Fixed assets of industry.

Indicators	2006	2007	2008	2009	2010	2011	2012
Availability of fixed assets (at the beginning of the year at book value)		18,4	534,8	1805,6	3903,5	4125,8	5284,3
Depreciation of fixed assets in % of the total value of assets at the end of the year	51,6	53,3	55,2	57,8	58,3		62,4
Renewal ratio (commissioning of fixed assets in % of the total cost of fixed assets, at the end of the year in comparable prices)
Retirement ratio (liquidation of fixed assets in % of the total value of fixed assets, at the beginning of the year in comparable prices)

Table 1 shows that fixed assets at enterprises, starting from 2006, were constantly increasing until 2012, with a constant increase in depreciation of fixed assets. The renewal rate for 7 years has decreased from 2.8 to 0.9, and the retirement rate from 4.2 to 0.7. That is, production is carried out on outdated equipment and in old production facilities. Despite such difficult conditions, the industry has not yet completely died.

The market for non-residential premises is undergoing a gradual shift in emphasis. More and more there is a need for retail, warehouse and industrial premises in comparison with the previously prevailing need for premises for representative offices and offices. Realtors are beginning to receive orders to search for premises in the sequence warehouse-production space-office-housing.

Thus, in general, in the non-residential real estate market, it can be said that despite the fact that this segment is constantly developing, additional introduction of various real estate objects is necessary to meet the demand for them. In addition, investments are needed in the construction of social and cultural facilities, since this area is mainly non-commercial, that is, not beneficial for its development, but at the same time necessary for the population. In general, the situation that has developed in the real estate market cannot be considered only at the moment, since the constantly occurring changes in the country (changes in population, government behavior, etc.) have a rather strong impact on its further development and condition. That is why it is necessary to consider the real estate market in time, that is, the great importance of the acquisition.

5. Analysis of transactions

You need to analyze your trades for a number of reasons. Firstly, it is necessary to test our trading system in real time. It is no secret that when testing a vehicle on historical data, the result can be very different from the result obtained when using the system directly. Having noticed during the analysis a typical error in the trading system, it is easy to correct it. It is much more difficult to correct errors in a trading system intuitively without analyzing all transactions.

Secondly, having clear records of transactions at hand, you can analyze your trading, for example, calculate the profitability of a trading system, determine the ratio of profitable and unprofitable transactions, determine the average percentage arrived for each category of transactions, etc.

Thirdly, keeping records of all transactions disciplines the trader and he is less tempted to make a rash trade. If there are such rash trades in the records, especially if the losses on them were large, then when viewing such records, the trader will have little desire to conclude such a transaction again.

With the development of market relations in Russia, the turnover of non-residential premises as objects of civil law transactions has significantly increased. Non-residential premises are used by legal entities and citizens for various purposes as administrative, warehouse, retail, industrial premises, etc. They are in consistently high demand, and transactions with them occupy an important place in modern civil circulation. However, despite the prevalence of transactions with non-residential premises, Russian civil law does not pay enough attention to them.

The Civil Code of the Russian Federation does not distinguish non-residential premises as independent real estate objects; there are gaps in the regulation of certain types of transactions with non-residential premises. The inaccuracy of the normative regulation of the legal status of non-residential premises in the system of objects of civil turnover leads to difficulties in the practice of turnover. Judicial arbitration practice in the field of civil circulation of non-residential premises is not always homogeneous. Often, arbitration courts of different regions and levels have different approaches to resolving the same disputes arising from transactions with non-residential premises.

Rules for concluding and processing transactions with non-residential premises:

Transactions with real estate are subject to state registration in the manner prescribed by this Code and legislation on state registration of real estate, rights to it and transactions with it. The right of ownership of the acquirer of a thing under the contract arises from the moment of its transfer, unless otherwise provided by law or the contract. If an agreement on the alienation of property is subject to state registration, the acquirer's ownership right arises from the moment of its registration, unless otherwise established by law. The contract is recognized as concluded at the moment the person who sent the offer receives its acceptance. An agreement subject to state registration is considered concluded from the moment of its registration, and if notarization and registration is necessary - from the moment of registration of the agreement, unless otherwise provided by legislative acts.

Conclusion

With the development of market relations in Russia, the turnover of non-residential premises has increased significantly. Non-residential premises are used by legal entities and citizens for various purposes as administrative, warehouse, retail, industrial premises, etc. They are in consistently high demand, and transactions with them occupy an important place in modern civil circulation.

The lease agreement for non-residential premises traditionally occupies one of the leading places in the total volume of transactions with non-residential premises. However, despite the prevalence of this type of transactions, it can be noted that in the Russian civil legislation they are not given enough attention, there are gaps in the regulation of these types of transactions.

When defining the concept of non-residential premises, it is necessary to take into account the turnover this object, species characteristics, a single economic purpose, industry affiliation, which will make it possible to single out non-residential premises as a legal object.

Non-residential buildinga separate building intended for use not as housing, but as a warehouse, production, trade, utility room.

The allocation of the category of non-residential premises into an independent object of civil legal relations entails the establishment of a certain legal regime, that is, the possibility or impossibility of performing certain actions (transactions) with non-residential premises that entail a legal result. The regime determines the admissible ability to determine the rights to non-residential premises, the scope and content of these rights, the limits of their implementation.

Thus, unlike the lease of other types of real estate - residential premises, enterprises and buildings (structures) - the lease of non-residential premises is possible in the form of transferring non-residential premises only for temporary use, without granting the tenant the right to temporary possession of them.

The main issues related to transactions with non-residential premises were considered. How do transactions with non-residential premises correlate with the norms of civil law, the legitimacy of transactions with non-residential premises, the general characteristic features of transactions with non-residential premises: who can conclude them and on what basis? legal basis, the conditions for concluding transactions with non-residential premises and the validity or invalidity of the transactions concluded.

Based on the information I received, we can conclude that transactions with non-residential premises do not have significant differences from transactions and operations with residential premises, since non-residential premises also relate to real estate.

List of sources used:

1.Constitution of the Russian Federation M., Code. 2013

2. Civil Code of the Russian Federation (1h, 2h, 3h) // Collected Legislation of the Russian Federation. 2014

3. Housing Code of the Russian Federation // Collection of Legislation of the Russian Federation. 2013

4. Balabanov I.T., “ Real estate transactions in Russia» 2010

5. Bulekov M., “ Lease agreement for buildings and structures» // Fin. Russia 2009

6. Volochkov N.G., "Handbook of real estate"

7. Grishaev S.P., “ Buildings and structures as real estate objects» // Economy and law. 2010

8. Israfilov I., “ Rental of non-residential premises» // Economy and law 2010

10. Lapach V.A., “ Non-residential premises as an object of civil rights» // Legislation. 2011

9.Medvedev M., "Lease agreement" // Business lawyer. 2011

10. Naumova L., “ Non-residential premises as a subject of mortgage» // Business lawyer. 2014

11. Ovodov A.A., “ Real estate lease agreement» // Legal issues of real estate. 2012

12. Skvortsov O.Yu., “ Registration of real estate transactions» M.: Wolters Kluver. 2011

13. Stepanov S.A., " Real estate in civil law» M.: 2009

14. Smirnov V.V., “ Rent of real estate (buildings, structures, non-residential premises)» . M.: Os, 2009

15. Tsybulenko 3., " Real estate transactions and their registration» // Economy and law. 2011

Application

Lease agreement for non-residential premises

___________________ "__" _________ 201__

Hereinafter referred to as the Lessor, represented by ________, acting on the basis of _______, on the one hand, and __________, hereinafter referred to as the Lessee, represented by ___________, acting on the basis of _______, on the other hand, have entered into an agreement as follows:

1. Subject and term of the contract

1.1. The Landlord transfers, and the Tenant accepts for paid fixed-term use for the intended purpose _____________________________ non-residential premises, with a total area of ​​_______ sq. meters, located at _____________________________________

The lease period for the premises under this Agreement is established from "___" ___________ ____ to "___" ___________ ____. Upon the expiration of the term of the contract, the Lessee has the right of preferential conclusion of the contract for a new term.

2. Rights and Obligations of the parties

2.1. Rights and obligations of the Lessor:

2.1.1. The Lessor transfers the premises to ______ in a condition that ensures its normal operation by the Lessee within ___________ days from the date this Agreement enters into force.

2.1.2. The Lessor has the right to monthly check the condition of the leased premises and the procedure for its use by the Lessee.

2.1.3. The Landlord is obliged to provide the Tenant and his employees with access to the leased premises.

2.1.4. The lessor is obliged, if necessary, to carry out a major overhaul of the transferred premises in accordance with the schedule for the overhaul of the building on whose territory the premises are located.

2.2. Rights and obligations of the Tenant:

2.3.1. The tenant is obliged to use the premises in accordance with its purpose.

2.3.2. maintain the premises in full serviceability and exemplary sanitary condition, in accordance with the requirements of the SES, comply with the rules for the operation of engineering and plumbing equipment, internal regulations and fire safety rules.

2.3.3. coordinate in writing with the Lessor any repair work, redevelopment and re-equipment of leased premises.

2.3.4. make rent payments on time.

2.3.5. notify the Lessor in writing of its intention to extend the lease term no later than 30 (thirty) days before the expiration of this Agreement.

2.3.6. inform the Lessor in writing about the date of vacating the occupied premises in connection with the termination of the lease relationship no later than 30 (thirty) days before the termination of the lease relationship.

2.3.7. when vacating (returning) the premises, hand them over to the Lessor in accordance with the relevant act, in good condition, taking into account normal wear and tear, within 1 (one) day from the expiration of the lease term or the date agreed by the Parties to return the premises (in case of early release).

2.3.8. not transfer the leased premises for use or sublease to third parties.

2.3.9. upon detection of signs of an emergency condition of plumbing, electrical and other equipment, immediately take measures to eliminate them and inform the Lessor about this.

2.4. If the leased premises, as a result of the Lessee's actions or his failure to take the necessary and timely measures, falls into an emergency condition, the Lessee restores it on his own, at his own expense and compensates for the moral damage caused to the Lessor in the manner prescribed by law.

3. Payments and settlements under the contract

3.1. For the use of the premises specified in the subject of this Agreement, the Lessee shall pay the Lessor a rent at the rate of ________________________________________ no later than ________ of the next month.

3.2. The tenant pays operating costs, heating and utility services provided to him according to the calculation attached to the contract and which is its integral part no later than ___________ of the next month.

3.3. Payment of all due payments, in accordance with clauses 3.1, 3.2, is made by the Lessee on the basis of the accounts of the Lessor.

3.4. The amount of the rent is set unchanged for the entire period of the contract.

4. Responsibility of the parties.

4.1. In case of delay in payment by the Tenant of the rent and other due payments, he is obliged to pay to the Landlord a penalty for each day of delay in the amount of ______ percent of the amount of the overdue payment. Payment of penalties does not release from the fulfillment of the main obligation.

5. Final provisions

5.1. Unilateral refusal to fulfill obligations and unilateral change in the terms of the contract are not allowed.

5.3. The Parties are obliged to notify each other of changes in their legal address, telephone numbers, telefaxes and telexes no later than 7 (seven) days from the date of their change.

All disputes arising from this agreement shall be resolved in accordance with the procedure established by law.

5.4. This agreement is concluded in the city of _________________ in two copies, one for each of the parties, and comes into force from the date of its signing. Annexes to this agreement form its integral part.

Legal addresses and bank details of the parties:

Tenant: _____________________________________________________________

Landlord: ________________________________________________________________

PAGE \* MERGEFORMAT 32

Modern Moscow is a huge metropolis, concentrating the functions of the economic, financial, political, cultural and administrative center of the Russian Federation. The city of Moscow is the largest owner of non-residential premises located on the territory of the capital. The non-residential real estate market in Moscow is less described and little analyzed in comparison with the residential real estate market, which, of course, is more dynamic and has much large volumes. But the non-residential real estate market is that segment of the city's economy that is developing very rapidly at the present time and brings huge funds to the city's treasury. Moreover, the dynamics of income from the management of urban property is only positive. Manages and disposes of city property (non-residential fund) Committee for Property Management of Moscow (Moskomimushchestvo). All non-residential premises on the territory of Moscow, regardless of the form of ownership, are subject to registration by the authorities of the Moscow Property Committee and the Moscow City BTI. The main documents for non-residential premises are: technical passport, city register and certificate of ownership of non-residential premises. On the territory of the administrative district, the organization of interaction between all services for accounting and control over the use of non-residential premises is carried out by the prefect together with the territorial agency of the Moscow Property Committee. The Moscow Property Committee stores and keeps records of the ownership rights of the transferred premises by issuing and issuing certificates to legal entities and individuals who are assigned the respective premises. Bodies of the BTI store and make to the technical passport all changes related to the change of the balance holder indicating the number and date of the administrative document, conduct a survey of the premises and give an opinion on the technical condition of the premises. The Moscow Property Committee, or persons authorized by it, in cooperation with the prefects, district administrations, within the limits of the rights and powers granted, exercise systematic control over the use of non-residential premises, which can be confiscated from the user in case of violation of the terms of the agreement or contract in the manner prescribed by law. Non-residential facilities can be transferred:

into economic management

operational management

free use

for rent

sold in accordance with the current legislation, the State and Moscow privatization programs, as well as the current regulatory documents for the city of Moscow. (Appendix 1 to Decree of the Government of Moscow No. 689; General provisions)

Non-residential premises are divided into such types as commercial real estate (office buildings, shops, financial institutions, restaurants, other types of retail(retail); industrial real estate (production shops, warehouses, garages, etc.); hotel complexes (motels, hotels of various comfort levels); types of real estate for special purposes (hospitals, kindergartens, power generating stations, etc.). Each of these groups develops independently, having its own legislative and regulatory framework.

The non-residential premises market is one of the most dynamically developing segments of the real estate market in Moscow. The concentration of Russian capital in Moscow predetermined the need for non-residential premises for doing business. The real estate market, having legally started in Moscow at the end of 1990, along with the privatization of housing, has been widely developed over the years. The process of privatization of enterprises in Moscow contributed to the emergence of a class of owners of non-residential premises. First of all, the privatization process included shops and consumer services enterprises and other “objects of small privatization”. Since the cost of these objects was dominated by the price of premises and buildings, then small-scale privatization actually meant the lease of premises by labor collectives for a long period (up to 15 years) with the right to subsequently buy them out. Since immediately after the privatization of funds for the redemption of premises from the labor collective, as a rule, there was no, during the first two years, non-residential premises in Moscow were offered mainly for rent (but in fact - sublease from the "privatizers"). However, gradually the number of owners of non-residential premises began to increase and, accordingly, the supply of non-residential premises for sale also increased. Following the premises of commercial and consumer services, state institutions (research institutes, educational institutions, etc.), as well as industrial enterprises, gradually joined the privatization process, which, having bought real estate into ownership, also got the opportunity to sell or rent their premises different structures. Since 1991, the construction of new buildings, mainly for office purposes, has been actively developed. In addition, the capital reconstruction of mansions or settled small houses of old buildings in the City Center for modern office space has received great development. As a result, since 1992, Moscow began to form the supply of office space in specialized business centers and office buildings.

For a considerable time, office and retail premises have been in the greatest demand, which is associated with the peculiarity of the ongoing socio-economic reforms and the capital status of the city.

On the territory of Moscow in 1998, there were more than 37 thousand non-residential buildings, with a total area of ​​66.9 million square meters. m. of non-residential premises built into the housing stock. Of these, 30.4 million square meters. m. (37.5%) was in federal ownership, 42.2 million square meters. m. (52.1%) - owned by Moscow, 8.4 million square meters. m. (10.4%) - in other forms of ownership. The total area of ​​non-residential premises in Moscow exceeded 80 million square meters, which, with an average price of at least $1,000 per sq. m. m. was 80 billion dollars. The structure of non-residential areas is shown below in diagram No. 1:

Most of the area is occupied by various institutions, educational and educational organizations, as well as production, storage and retail premises.

The structure of the use of municipal non-residential area is as follows: 33% - rent; 22% - operational management; 44% - economic management and 1% - gratuitous use. Thus, a third of the city's space was rented out, which in 1997 brought in about 400 million US dollars to the budget. For all the significant value of this figure, the city's income from the lease of municipal non-residential premises amounted to per 1 sq. m less than 30 dollars a year.

The total area of ​​non-residential fund of the city at the beginning of 2001 was about 85 million square meters. meters. About 71 million sq. meters is located in more than 37.2 thousand non-residential buildings and over 14 million square meters. meters in the built-in premises of the housing stock. The Government of Moscow approved the balance of non-residential buildings and premises in Moscow as of 01.01.2000. The total area of ​​non-residential premises owned by the city of Moscow is 46.7 million square meters. meters, of which only about 8.5 million square meters. meters (about 18.2%) the city officially leases. The remaining non-residential premises located in Moscow are federal property, and are also owned by legal entities and individuals. Part of non-residential premises in Moscow is used for commercial purposes. The structure of the Moscow commercial real estate fund as of the beginning of 2001 is shown in diagram No. 2 below:

The non-residential premises market in 2000 and the first half of 2001 "showed" steady upward trends in both prices and business activity. These positive changes relate primarily to the commercial real estate sector, that is, to the markets for office, retail and warehouse space. The main reasons for these results were:

the revival of business activity in a number of sectors of the Russian economy and the resulting need for a number of market participants in large volumes of business premises;

the arrival of a number of new foreign companies on the Moscow market and the expansion of activities of foreign companies already operating in Moscow;

the lack of both office and high-class retail space caused by the "freeze" of the implementation of most development projects in 1999;

decrease in offers on the market of non-residential premises of a low class.

The real estate market is a set of regional, local markets that differ significantly from each other in terms of prices, risk levels, efficiency of investments in real estate, etc.

The real estate market is an essential component in any national economy. Real estate is the most important component of national wealth, which accounts for more than 50% of world wealth.

Without a real estate market, there can be no market at all, since the labor market, the capital market, the market for goods and services, etc. for their existence must have or rent the appropriate premises necessary for their activities.

The real estate market is a means of redistributing land plots, buildings, structures and other property between owners and users by economic methods based on competitive supply and demand. It provides:

transfer of rights to real estate from one person to another;

establishing equilibrium prices for real estate objects in regions and localities;

communication between owners and buyers based on economic motivation and interests;

allocation of space between competing land use options and market entities.

The real estate market is based on existing land plots and newly created, reconstructed and expanded enterprises, buildings and structures for various purposes, as well as money or financial capital. The lack of investment hinders the technological renewal of enterprises and the revival of domestic production of goods, which, in turn, narrows the country's investment opportunities.

The real estate market as a self-regulating system in the established legal environment consists of 7 main elements: demand, supply, price, management (personnel, licensed entities, investments, transactions, taxes, regulations, laws), marketing (analysis, forecasting, segmentation, objects and shares , monitoring, pricing), infrastructure (consulting, legal, real estate, pricing, advertising, information, insurance, methodological) and business procedures (over-the-counter transactions, tender, evaluation, auction, competition).

The real estate market has a great impact on all aspects of people's lives and activities, performing a number of general and special functions.

One of the main functions of the market is the establishment of equilibrium prices, at which effective demand corresponds to the volume of proposals.

The regulatory function is that the market, functioning autonomously, according to the definition of A. Smith, "invisible hand" redistributes resources across business areas and directs its participants to a goal that was not at all part of their intentions - to form efficient structure economy and satisfaction public interest.

The commercial function consists in realizing the value and use value of real estate and making a profit on the invested capital.

The function of sanitation is the cleansing of the economy from uncompetitive and weak market participants, the bankruptcy of inefficient ones.

The information function is a unique market way prompt collection and dissemination of generalized objective information that allows sellers and buyers of real estate to freely and competently make a decision in their own interests.

The intermediary function is expressed in the fact that the market acts as an aggregate intermediary and a meeting place for a multitude of buyers and sellers, independent and economically isolated as a result of the social division of labor, a connection is established between them and an opportunity is provided for an alternative choice of partners.

The stimulating function, ultimately, acts in the form of economic incentives for the productive use of the achievements of scientific and technological progress in the creation and use of real estate.

Investment function- the real estate market is an attractive way to store and increase the value of capital, it contributes to the transfer of savings and savings of the population from a passive form of stocks into real productive capital, which brings income to the owner of real estate. The social function is manifested in the growth of the labor activity of the entire population, in the increase in the intensity of labor of citizens striving to become owners of apartments, land plots and other capital and prestigious objects.

Consideration of the real estate market is impossible without its segmentation. Segmentation of the real estate market is the division of it into homogeneous groups of buyers. There are the following main segments of the real estate market:

housing market;

Commercial real estate market;

Land market.

In turn, each represented market segment can be subdivided into other segments. For example, the housing market is divided into the urban housing market and the suburban housing market, the non-residential market - into the retail real estate market, the office market, the warehouse market, the industrial real estate market, etc.

The first stage of the analysis should give an idea of ​​the actual state and general activity of the real estate market. To do this, consider the quantitative and qualitative characteristics of the real estate market.

It is necessary to identify the following key indicators:

The total number of commercial companies operating on the market, including by type of core activity, as well as the relative number of commercial companies (for example, per 100,000 population);

The total number of real estate transactions registered for a certain period, and the retrospective dynamics of their changes;

Average time to complete transactions;

General characteristics of sellers and buyers of goods and services in the real estate market;

The total number and dynamics of changes in the proposals of certain types of real estate according to the open press;

The total number of periodicals in the local market, including specialized ones covering real estate market issues;

The activity of the electronic media in highlighting the problems of the real estate market;

Availability of specialized structures that analyze, process and publish market information;

The position of local authorities in relation to the development of market relations in the field of real estate;

The presence of local and federal regulations that restrict or stimulate the development of the real estate market.

As an additional element of the general analysis of the real estate market, one can consider the positioning of the main participants in terms of identifying their strategy for competitiveness when working with specific types of real estate. Such an analysis may clarify possible options use of the object of assessment in accordance with the strategy, for example, a typical buyer.

IN general case this analysis must answer the following questions:

What strategy is implemented in the market by the main participants;

In which segments do the main participants mainly operate;

On which segment the object of assessment is likely to be positioned;

What are the characteristics of this segment (average period of exposure of objects on the open market until the moment of sale, typical buyer, price level, number of transactions, etc.).

Each participant in the sale and purchase market or the rental market, who plans to work seriously in the market in the future, after a certain period of search, determines his own strategy of behavior that will ensure his sustainable competitiveness. At the same time, the choice of a specific strategy depends mainly on the strategy of competitors and market characteristics.

The second stage of the analysis of the real estate market should provide specific information about the state of the main segments of the real estate market. The depth of the analysis over time depends on the specific tasks and objectives of the assessment, which are determined by the assignment for the assessment. The content of the analysis is carried out in three directions:

Demand analysis;

Offer analysis;

Analysis of the interaction of supply and demand.

For each market segment, demand is formed under the influence of factors specific to a particular segment.

When analyzing the demand for residential real estate, it is necessary to take into account:

The current demographic situation and the dynamics of its change;

Current market standards of the level and style of life for various segments of the population;

Prospects for changes in effective demand for various social groups of the population and real incomes.

When analyzing the demand for office real estate, it is necessary to take into account:

General economic activity in the local market, including all business areas, which indicates the inflow or outflow of capital;

Statistical data on the registration of new firms and companies;

Statistical data on the termination of activities of existing firms and companies;

Statistics on the size of new companies and their need for certain types of office space.

When analyzing the demand for commercial real estate, it is necessary to take into account:

The current structure and level of consumption of food and industrial products and their correspondence to consumer demand and real incomes;

Prospects for changing the demographic situation, lifestyle, effective demand and, accordingly, the structure of consumption;

Prospects for changing the legal environment for trade and commerce;

Status and prospects of the export-import policy of the state;

Current rates for transport services.

When analyzing the demand for industrial and warehouse real estate, it is necessary to take into account:

General state of the economy;

The degree of economic activity in the industries to which the object of assessment is related at the time of assessment or may have when the functional purpose changes;

Availability of scientific and production potential and the possibility of attracting investments for the organization of new industries or technological processes.

A common element of demand analysis for all types of real estate is the possibility of obtaining debt financing for the purchase of real estate.

Consider a specific schedule of demand in Russia for residential real estate of various sizes:

Rice. 1

The result of the analysis of demand is a conclusion about the current and prospective level of demand in the considered segments of the real estate market.

In each specific segment of the real estate market, the supply structure is determined by two sources:

A reserve of existing fully or partially free and ready for sale real estate objects;

The volume of new construction of real estate objects.

The reserve of existing partially vacant properties is characterized by the most important value for the real estate market - the load factor, which is determined by the ratio of leased or sold areas to areas potentially suitable for rent or sale. The lower the average market load factor, the lower the economic activity in that market. IN modern economy real estate, the load factor is directly related to the general economic situation, endowing it with the properties of an "economic barometer".

As an alternative to reserve space on the real estate market, which can be offered in a short time, we can consider newly commissioned new construction projects. To determine the qualitative and quantitative possibilities of such a source of supply, it is necessary to take into account:

Rates and volumes of new construction;

The general state of the construction industry;

The dynamics of changes in prices and tariffs that affect the cost of construction;

The ratio of prices in the primary and secondary real estate markets;

Availability of advanced building technologies.

An essential point is the pace of new objects entering the market. Therefore, using the analysis of the prospects for the commissioning of new buildings, one should get a clear picture of the state of supply for the future, limited by the depth of the forecast.

The result of the analysis of the offer are conclusions about the current and prospective level of supply in a particular segment of the real estate market.

The supply of residential real estate in Russia can be presented in the form of a chart in %:

Rice. 2

The actual result of the interaction of supply and demand is the market value of rental rates and selling prices in each segment of the real estate market. Depending on the specific task and the required depth of the forecast, the appraiser can analyze the current situation, or give a forecast for the dynamics of changes in the supply and demand ratio, which in the end will be decisive in assessing the positioning of the object in the market.

The interaction of supply and demand can be seen on the graph:

Rice. 3

The point of intersection of supply and demand is called the equilibrium price.

The current state of the real estate market in the Russian Federation.

Based on indicators from Federal Service State Statistics, you can compile a table reflecting the commissioning of residential buildings by organizations of various forms of ownership in the Russian Federation.

Tab. 1 - Commissioning of residential buildings, million sq.m. total area

	Total put into action:	State property	municipal property	Private property

Conclusion: the construction of housing in the Russian Federation is carried out by enterprises and organizations of various forms of ownership. The main share falls on organizations with a private form of ownership - more than 80% of the total housing commissioned.

Since 2006, there has been a gradual reduction in the commissioning of municipal property houses in favor of private ones.

As a result of the work done, the following conclusions can be drawn:

The real estate market in Russia is currently in its infancy. Its development is uneven. The reasons for the uneven development of the real estate market are: the lack of a systemic legislative framework in this area so far, unjustified privatization, economic instability and inflation, riskiness investment activity, lack of complete information about the real estate market and others.

After analyzing the structure of commissioning of residential buildings from 2005-2001, we found that the bulk of the construction of residential buildings falls on organizations with private ownership - more than 80% of the total volume of commissioned housing. Thus, we identified a trend caused by the privatization of land and buildings by private individuals.

It was found that, on average, about 44 million square meters are put into operation annually in Russia. m. of housing. These are rather low volumes of housing construction (for comparison: in 1987, the volume of housing commissioned in Russia amounted to 76 million sq.m.). The total need of the Russian population for real estate is 1,570 million square meters. m, and its satisfaction requires an increase in the existing housing stock by 46%.

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Real estate market

Moscow non-residential real estate market

University: Lomonosov Moscow State University

Faculty: Geographic

Department: Economic and social geography of Russia (department of regional policy)

e-mail: [email protected]

http://www.geopub.narod.ru/student/guseva/author.htm

Introduction 2

Chapter 1: Main methodological approaches to the analysis of the non-residential premises market 3

The real estate market in the system of economic relations: basic concepts and definitions 3

Management of non-residential real estate in Moscow. General provisions 5

Analysis of the main segments of the non-residential premises market (on the example of Moscow) 7

Office space 7

Commercial premises 8

Warehouses 9

Industrial premises 9

Chapter 2: Analysis of trends in the formation and development of the market for non-residential premises in Moscow 11

Development of the non-residential premises market in the pre-crisis period 11

Office space 12

Commercial premises 13

Warehouses 13

Moscow non-residential real estate market in 1998 Impact of the financial and economic crisis on the development of the Moscow non-residential real estate market 15

Office space 15

Commercial premises 17

Warehouse and production facilities 17

Development of the non-residential real estate market in Moscow after the crisis 18

Retail space 20

Industrial premises 21

Chapter 3. Analysis of approaches to the management of non-residential real estate in Moscow (based on the results of competitive sales and leasing) 23

Analysis of the results of competitive sales of non-residential premises for free use (according to the State Unitary Enterprise "Mosrealstroy") 23

Analysis of the practice of non-auction transfer of non-residential property for rent 26

Conclusion 30

Appendix 1 30

Distribution of the studied objects by districts of the Central Administrative District 30

Annex 2 34

Territorial and economic zones in the Western Administrative District 34

List of sources 35

Introduction

Modern Moscow is a huge metropolis, concentrating the functions of the economic, financial, political, cultural and administrative center of the Russian Federation.

This is reflected in the scale of urban ownership. As of January 1, 2000, there are 98,282 buildings in the city, including about 38% non-residential buildings. The area of ​​non-residential premises in the city is about 89 million square meters. m. Formation of a civilized real estate market in Moscow and effective management of city property - priority areas activities of city authorities in the field of real estate.

The non-residential real estate market in Moscow is less described and little analyzed in comparison with the residential real estate market, which, of course, is more dynamic and has much larger volumes. But the non-residential real estate market is that segment of the city's economy that is developing very rapidly at the present time and brings huge funds to the city's treasury. Moreover, the dynamics of income from the management of urban property is only positive. The legal framework for the management of non-residential real estate in the city is imperfect, obviously, the share of the shadow sector in this area is large and the Moscow market for non-residential premises is far from European standards, but its development and huge potential are undoubtedly, therefore, works devoted to the non-residential real estate market are very relevant at the present time. Moscow has always developed more rapidly and was closer to European capitals and major cities than big cities Russian Federation, therefore Moscow's experience in property and land policy is useful and important for other cities.

The novelty of this work lies precisely in the fact that an attempt was made to draw any conclusions on the non-residential premises market, describe the history of formation and development, and, based on the results of research, try to imagine the overall picture on the non-residential premises market provided for sale by the Government of Moscow.

The purpose of this work and the tasks set in accordance with it are to determine the main methodological approaches to the analysis of the non-residential premises market, analyze the formation of the non-residential real estate market in Moscow, draw conclusions for various periods of development of this market and conduct research in the field of non-residential premises in Moscow (analysis of prices for premises for free use, determining the differentiation of prices and offers by districts of Moscow and their districts, and identifying factors affecting the cost of the object) and the Western Administrative District of Moscow, as in one of the Moscow districts. The tasks correspond to the work structure described in the plan.

Many periodicals, such as "Expert", "Kommersant", "City Property", "Problems of Forecasting", "Our Property" and others served as the information base for this study. Also, the work used the reports of the State Unitary Enterprise NIiPI of the General Plan of Moscow, the data of the Moscow Property Committee (branch of the Western Administrative District), the data of the Moscow Architecture Committee, the data of the Prefecture of the Western Administrative District, the bulletins of the Moscow City Center for the Sale of Non-Residential Premises "Mosrealstroy". Internet sites were also used in the work: the site of the magazine "Capital Real Estate", the site of the Russian guild of realtors and appraisers, the sites of the largest real estate agencies "Miel" and "Mian".

Each chapter of the work contains certain conclusions, the totality of which is presented in the conclusion.

Chapter 1: Main methodological approaches to the analysis of the non-residential premises market

The real estate market in the system of economic relations: basic concepts and definitions

Reforms in the economic sphere, carried out in the country since 1990, have created the necessary prerequisites for the involvement of real estate in market relations as a commodity. In the system of the main supporting elements of the market model of the economy, real estate plays one of the most important roles. In classical market economy usually distinguish the market of goods and services, the capital market, the real estate market and the labor market (see references: No. 1)

In the "Dictionary of Real Estate Terms" (Jack P. Friedman, Jack C. Harris, J. Bruce Lindeman. Dictionary of Real Estate Terms), the real estate market is defined as follows: "potential buyers and sellers of real estate at the current time, as well as the conclusion of current transactions with real estate. It includes markets for various types of real estate, such as the market for residential real estate, office space, the market for real estate owned by co-ownership, the market for land funds.

It should be added to the above definition that the real estate market can be considered as a kind of capital market, since operations on it have the nature of investment, i.e., they are capital operations aimed at generating income from investments and (or) for the acquisition of capital values. Therefore, the real estate market in a developed economy is closely linked to the issue of promising directions investment. At the same time, one should keep in mind the individual characteristics of real estate as a commodity, which determine its exclusive place among other investment opportunities, thus creating the basis for separating the real estate market into a separate structural link in the market economy.

According to articles 130 and 131 of the Civil Code of the Russian Federation, the most accurate and concise definition of the term "real estate" is the following: "real estate is what is real estate by law" (see No. 1). However, the above definition of real estate implies a fairly broad interpretation, therefore, to characterize the real estate market, it should be specified: real estate means a land plot, buildings and structures on it, as well as underground structures that relate to buildings and structures on this land plot (see No. 1 ).

The definition of the concept of "real estate" makes it possible to single out the object of the real estate market - the rights to real estate and market participants - which are market participants. Real estate market - a specific set of mechanisms through which property rights and related interests are transferred, prices are set and space is allocated between various competing land uses (Jack Friedman, Nicholas Ordway "Analysis and valuation of income-generating real estate". Moscow, Delo and Ltd. ", 1995). That is, the real estate market is a system whose purpose is to function. That is, the real estate market is a system whose purpose is to reduce the buyer and seller of real estate to the mutual benefit of both.

The objects of contracts of sale and lease are buildings and structures. Buildings are divided into residential and non-residential. Legal entities can rent residential premises exclusively for the residence of citizens. Non-residential buildings include buildings used for industrial, commercial, administrative, cultural and educational, research, educational, medical, storage and other purposes. Residential buildings may include non-residential premises (clinics, shops, canteens, etc.). Much less often, non-residential buildings may have living quarters ( service apartments in a building used as an office). Buildings located on the land plot are divided into main and office buildings. The main building includes the building, which is the main one in terms of capital construction, architectural features for its purpose. A building that performs a service role in relation to the main building is classified as a service building (sheds, change houses, workshops, garages, etc.).

One of the types of contracts carried out to ensure entrepreneurial activity is a contract for the sale of buildings and structures. Buildings and structures as real estate have specific features - a strong connection with the land, a special value, non-consumable in the process of use, etc. There are special rules governing the participation of such objects in property turnover. The specific qualities of these objects are due to strict requirements for the form of a contract for the sale of real estate, the rule on state registration of the transfer of ownership of real estate, a special procedure for the transfer of real estate and other special conditions. Given that buildings and structures are inextricably linked with land, the Civil Code contains rules that determine the legal status of the land plot on which the relevant property is located, in the event of its sale. It should be noted that it is not the contract for the sale of real estate that is subject to state registration, but the transfer of ownership under such an agreement from the seller to the buyer (Article 551 of the Civil Code of the Russian Federation).

The contract for the sale of buildings and structures does not need to be notarized, since the introduction of state registration of the right to real estate and transactions with it makes it unnecessary to notarize such transactions.

The rent of buildings and structures also provides entrepreneurial activity. The contract for the lease of buildings and structures is governed by provisions similar to those contained in the Civil Code on the sale of real estate. This ensures a uniform legal regime for real estate objects in circulation. The legislation does not establish either the maximum or minimum lease term for a building or structure, the parties have the right to independently determine the nature of the lease in the contract (short-term or long-term). However, the duration of the contract is an essential condition of the contract, and the parties are required to specify it. In order for a building to be used as an object of a lease, it must have certain characteristics. The building must be taken into use. The object of the lease agreement may not be an unauthorized building. The main documents for the building are the technical passport and the land register. The structures that are objects of lease relations also include: heating units, under-trestle spaces, bridges, greenhouses, wells, sheds, porticos, individual elements external improvement, transformers and some others engineering structures. According to general rules, the right to lease property belongs to its owner or a person authorized by law or the owner to lease property. Enterprises can lease real estate belonging to them on the right of economic management only with the consent of the owner. And the Federal Enterprise does not have the right to lease buildings or structures without the consent of the State Committee of the Russian Federation for State Property Management.

In cases provided by law, the parties may use fixed rental rates established or regulated by authorized state bodies. The law may establish restrictions in determining the amount of rent for the use of certain leased objects by the parties. When determining the amount of rent, the parties must be guided by the regulations approved by the local authorities, which set the rental rates for the given region. "Usually, rental rates are set per unit area of ​​the leased building - 1 sq. m. The total amount of rent in this case is determined based on the actual size of the building or structure transferred to the tenant. If the lease is long-term, then it is advisable to use the annual rate."

The amount of the rent depends on the following indicators: the location of the building (center or outskirts); the technical condition of the building (the degree of wear, the building material from which the building was built; the purpose of the premises (stock exchange, banking, law enforcement, scientific activities, gambling, social protection poor citizens, etc.); belonging of the building to the monuments of history, culture, architecture; degree of arrangement (elevator, etc.); suitability of the building for commercial use; type of premises (main or auxiliary premises, basement); the actual area of ​​the building. This list is not exhaustive. The total amount of the rent for the building is calculated by summing up the payments for the rent of the individual premises of the building. Payment for the use of a building or structure includes payment for the use of the land plot on which it is located, or the corresponding part of the plot transferred together with it, unless otherwise provided by law or contract. Therefore, the agreement or law may provide for a separate payment for land and the lease of a building or structure.

Upon termination of the lease agreement, the tenant must return the building or structure according to the deed of transfer or other transfer document signed by the parties. The transfer act should indicate the technical and sanitary condition of the building (structure).

Management of non-residential real estate in Moscow. General provisions

The management of city property objects is the adoption of decisions aimed at a more complete and efficient use of non-residential stock, and the execution of documents in relation to property rights associated with these objects. Manages and disposes of city property (non-residential fund) Committee for Property Management of Moscow (Moskomimushchestvo). The transfer of premises occupied by the Ministry of Internal Affairs of the Russian Federation, the Central Internal Affairs Directorate of Moscow, the Federal Security Service of the Russian Federation, FAPSI, military units, sensitive enterprises and other special enterprises is carried out by the Department of Special Purpose Premises of the Moscow Property Committee.

All non-residential premises on the territory of Moscow, regardless of the form of ownership, are subject to registration by the authorities of the Moscow Property Committee and the Moscow City BTI. The main documents for non-residential premises are: technical passport, city register and certificate of ownership of non-residential premises. On the territory of the administrative district, the organization of interaction between all services for accounting and control over the use of non-residential premises is carried out by the prefect together with the territorial agency of the Moscow Property Committee. The Moscow Property Committee stores and keeps records of the ownership rights of the transferred premises by issuing and issuing certificates to legal entities and individuals who are assigned the respective premises. Bodies of the BTI store and make to the technical passport all changes related to the change of the balance holder indicating the number and date of the administrative document, conduct a survey of the premises and give an opinion on the technical condition of the premises.

The Moscow Property Committee, or persons authorized by it, in cooperation with the prefects, district administrations, within the limits of the rights and powers granted, exercise systematic control over the use of non-residential premises, which can be confiscated from the user in case of violation of the terms of the agreement or contract in the manner prescribed by law.

Non-residential facilities can be transferred:

* in economic management

* operational management

* free use

* for rent

* sold according to current legislation, the State and Moscow privatization programs, as well as the current regulatory documents for the city of Moscow. (Appendix 1 to Decree of the Government of Moscow No. 689; General Provisions)

The transfer of non-residential premises to economic management or operational management is carried out on the basis of a decree of the Government of Moscow to state and municipal unitary enterprises formed by a decree of the Government of Moscow or an order of the Moscow Property Committee, which regulate the transfer of property to economic management. To transfer non-residential premises to economic management or operational management of the Moscow Property Committee, a Certificate and a Contract for these rights are drawn up. When providing premises for operational management or economic management, the size of the transferred total area for administrative purposes is limited to 9 square meters. m. of total area per employee of the management apparatus.

Objects of non-residential fund can be transferred to gratuitous use. Such a transfer can be implemented on the basis of the Moscow Government to any legal entity or individual. As a rule, such transfers are made for various charitable foundations, societies of veterans, disabled people, etc. The rent for the use of non-residential premises is not taken from such organizations. The Moscow Property Committee draws up a Certificate and an Agreement for gratuitous use (Appendix No. 6).

The transfer of non-residential premises for rent is realized, as a rule, on the basis of an auction or competition to any legal entity or individual. However, there are special conditions under which non-residential premises can be transferred to legal entities and individuals on the basis of the Mayor's order, the Moscow Government's order, and the Moscow Property Committee's order. For example, when providing the bodies of representative and executive power of the Russian Federation, the region, when ensuring the implementation of various city programs, when developing a network of healthcare organizations, public education, etc., when withdrawing tenants from the vacated monuments of history, culture, places of worship, as well as in connection with the reconstruction or demolition of buildings, structures, while ensuring various interstate agreements of the Russian Federation, etc.

The transfer of non-residential premises for rent is carried out after the issuance of the Certificate and the conclusion of the lease agreement, according to which the interested legal entities (the Balance Holder and the Lessee) draw up the Act of Acceptance and Transfer of Property and approved by the Moscow Property Committee or its territorial agency. The rent is indicated in the lease agreement, calculated in accordance with the calculation methodology and is subject to annual review and recalculation in accordance with the Moscow Government resolution when the base cost of 1 sq. m, the minimum rental rate or calculation methods. With the consent of the Moscow Property Committee, the Tenant has the right to sublease the premises or use them free of charge. (the purpose of using the premises must comply with the primary contract).

Non-residential premises can be transferred to the ownership of citizens and legal entities in the manner prescribed by laws on the privatization of state and municipal property, current legislation, and regulations of the city of Moscow. (Appendix 1 to Decree of the Government of Moscow No. 689)

Domestic entrepreneurs represent practically all areas of Russian business from all regions of Russia on the Moscow market. As a rule, large and part of medium-sized organizations prefer to own the real estate they need, representatives of small and medium-sized businesses rent premises. In addition, representative offices and central (for Russia) offices of foreign firms and companies that rent or acquire non-residential premises are located in Moscow. The most active foreign tenants are representatives of those types of businesses that are actively developing the Russian market - trade, food, engineering, pharmaceutical, computer and service companies. All of the above consumer groups are clients in the real estate market.

The objects of the market are non-residential premises of the city. Ownership rights to this non-residential fund are distributed as follows: 48.4% - the property of Moscow; 36.2% - federal property; 15.4% - other types of property.

The "natural" monopoly of city authorities on city property is associated with the high prices set for the purchase of non-residential premises from the city. Despite the fact that only 15% of the city's non-residential stock is privately owned, the further process of privatization of real estate objects has slowed down, which is also due to the high level of minimum prices for the purchase of real estate objects set by the city administration. Reducing coefficients (when selling basements - 0.5; semi-basements - 0.6; basement floors - 0.7; attics - 0.6) have a fixed lower limit - the final cost of 1 sq. m can not be less than 1000 rubles.

Non-residential premises are much less liquid than housing. Sales of especially large objects are quite rare. As a rule, only banks and other financial and consulting institutions buy stand-alone buildings. The total area of ​​mansions purchased by banks does not exceed 500 square meters. m, because at present they are only expanding the network of their branches. Separate buildings, fully adapted for their activities, are in great demand among banking structures.

Analysis of the main segments of the non-residential premises market (on the example of Moscow)

Traditionally, real estate is divided into three main groups: land plots, housing stock, non-residential stock (of various functional purposes)

Non-residential premises are divided into such types as commercial real estate (office buildings, shops, financial institutions, restaurants, other types of retail trade (retail), industrial real estate (production shops, warehouses, garages, etc.), hotel complexes (motels, hotels of various levels of comfort), types of real estate for special purposes (hospitals, kindergartens, power generating stations, etc.) Each of these groups develops independently, having its own legal and regulatory framework.

The non-residential premises market is one of the most dynamically developing segments of the real estate market in Moscow. Concentration Russian capital in Moscow predetermined the need for non-residential premises for doing business. The real estate market, having legally started in Moscow at the end of 1990, along with the privatization of housing, has been widely developed over the years. These are housing markets (primary and secondary), and markets for the lease and sale of non-residential premises: offices, shops, industrial premises, warehouses, etc., and the market for the sale of land lease rights. Many counterparties participate in these markets and huge financial resources are circulating. So, only income from various operations with property in Moscow is about 20% of the city budget. According to various estimates, the value of Moscow's land and property potential (land, non-residential premises and housing stock) is about $350 billion. Most of the area is occupied by various institutions, educational and educational organizations, as well as production, storage and retail premises.

For a considerable time, office and retail premises have been in the greatest demand, which is associated with the peculiarity of the ongoing socio-economic reforms and the capital status of the city.

Office rooms

In large economic centers such as Moscow, the second largest segment of the real estate market (after housing) is office space. The factors that determine the cost of renting or selling such premises include: location, method of primary privatization, area, type, quality of premises, their functional purpose, lease term, form of payment.

Office market experts distinguish 4 classes of office premises: A, B, C, D, E. Class "A" includes premises located in elite buildings in the city center, the equipment and design of which meets all the requirements of Western standards: the presence of security and maintenance services, guarded parking, renovation, modern means of communication, etc. The main tenants are the world's largest corporations, financial and banking groups, successful legal, auditing and consulting firms.

Class "B" office buildings are also located in the prestigious commercial and financial districts of the city center. Quite often office buildings of class "A" pass into this category after 5-7 years of their operation. This process is inevitable due to the constant improvement of office space quality standards. The main tenants of this class of premises are large and some medium-sized Russian and foreign firms and companies.

Class "C" is formed by buildings located outside the city center, to which there is convenient transport access from the business center. In some respects, office buildings of this class are similar to class B buildings - parking lots, the minimum required set of business and consumer services, communication facilities, etc. - however, the degree of quality and diversification of the services provided is significantly lower. The main tenants are small firms and companies.

Class "D" office buildings are located away from the central business districts of the city. The engineering communications of such buildings are usually outdated, there are no specialized building maintenance services, the available parking lots do not provide for all tenants, etc. The main tenants are small firms that are not able to afford more comfortable and prestigious premises.

Class "E" represents premises that are not suitable for office space, requiring repair or reconstruction.

The above classification can be reduced by combining the classes into the following categories: Western standard (business centers) - A, B; Russian standard - D, E; intermediate - C

Commercial premises

The retail space market is the second largest non-residential market. It is represented mainly by shops that are privately owned or rented by labor collectives near the city. In the structure of demand, 80% of applications are for rent and only 20% for acquisition of ownership. The retail space market is developing much more slowly than the office space market. Development is constrained by difficulties in obtaining conveniently located premises, as well as the reluctance of Western wholesalers to take on the maintenance of large retail space. The location factor for commercial premises plays a very important role.

Moscow has a great demand potential for retail real estate. According to some estimates, it is more than 1 million square meters. m. However, the prospects for the development of the retail real estate market in Moscow are not limited to this. In Moscow, there is 0.1 sq. m of retail space, while in most European cities, at least 10 times more, and in the US 20 times. Thus, if Moscow is going to reach European standards in terms of this indicator (and the trading business in it is very effective), it will need to expand its retail space to 8-10 million square meters. m. Even if we assume that in the coming years the indicator of security per inhabitant of Moscow will be 40% of the European standard, then in this case, the expansion of retail space will be at least 3-4 million square meters. In addition, along with new construction, about 30-40% of the available retail space, that is, 230-320 thousand square meters, should be reconstructed and modernized. m. Thus, the retail space market is becoming one of the most promising developing.

The price situation on the retail space rental market almost completely copies the situation on the office space market, except that on the outskirts of the city, in residential areas, small retail space is also in demand. Maximum prices - in the city center and in prestigious areas(Krylatskoye, Leninsky, Kutuzovsky, Komsomolsky, Leningradsky avenues, etc.). Minimum - on the outskirts of the city and in non-prestigious areas. Over the past 5-7 years, office and retail premises have been constantly leading in the structure of demand, periodically giving way to each other in first place. Since the beginning of the 90s, retail (retail trade) has been one of the fastest growing types of business in Russia in general, and in Moscow in particular. The Moscow retail market occupies 1/5 of the country's retail turnover.

Two main groups of retailers have formed in Moscow, which occupy space on the "retail" highways of the city - Tverskaya, Novy Arbat, Prospekt Mira, Leninsky, Kutuzovsky, Komsomolsky and Leningradsky prospects. Significant differences can be found in the approaches of these groups to building a business. The first group are private companies seeking to operate in a Western style. The second - representatives of the former state trade. The essential difference between these two groups lies in the choice of retail space they prefer to occupy. Most retailers spend about 5-15% of their net turnover on rent, and their space expansion options are limited.

The attitude of representatives of the retail business to the question of the expediency of buying or renting real estate has changed as economic reforms and privatization processes in the city have developed.

Warehouses

The third place in the structure of demand in the rental market of non-residential premises is occupied by warehouses. It is obvious that Moscow, as a center of national trade, is in great need of premises for the storage of goods. With the number of warehouses, the situation is quite normal: huge terminals were built during Soviet power for state wholesale and foreign trade structures, and in the next 5-7 years after the collapse of the USSR, the number of warehouses increased markedly due to plants and factories, forced, due to downtime and non-payments, to hand over even workshops for storage of various goods.

Warehouses in Moscow are divided into two categories: class A quality warehouses and everything else. "Everything else" includes unheated hangars (they protect mainly from thieves, wind and rain) and specialized warehouses (for storing food, fuels and lubricants and toxic materials). Such class B warehouses are equipped to a minimum: loading and unloading equipment, a fire extinguishing system and refrigerators. Most warehouses of the usual type are located on the territory of large enterprises.

As a rule, private warehouses targeted at foreign clients have nothing to do with the market for state or municipally owned premises, with their price offers and descriptions. Previously, foreign companies built warehouses themselves or rented them in the Baltic States or Finland, now they prefer to do it in Moscow. So far, there are only 15 class A warehouses in the capital with a total area of ​​600 thousand square meters. m.

Warehouses seasonal goods. In the summer and closer to autumn, the loading of warehouses increases, in the spring it falls. However, this usually does not cause strong price fluctuations. There are quite a few parameters that seriously affect the price of warehouses. First of all, this is the type of premises - it is determined by the product for which it is intended and the corresponding set of equipment.

As for the cost of renting warehouse space, the most expensive are the premises located closer to the center - within a radius of 5-20 km from it.

Industrial premises

The Moscow real estate market has a unique (from the point of view of Western experts) situation in the industrial real estate segment. The uniqueness of the situation lies in the fact that industrial real estate practically does not circulate on the market, or rather, its circulation occurs in ways that bypass the real estate market:

* the acquisition of a controlling stake in the enterprise by investors for further use or resale (purchase by Alfa Group of the Moscow Kreker plant and its subsequent resale; purchase of the Danone company of the Bolshevik confectionery factory and the creation of the Danone Bolshevik enterprise)

* creation of joint ventures ("Svetozor-Polaroid")

* signing agreements on joint activities

* construction of new premises

In the world, industrial real estate is circulated in the real estate market and the securities market (the acquisition of a controlling stake in enterprises and through it the establishment of control over real estate). Western companies that entered the Russian market preferred, with rare exceptions (Unilever, Nestle, San-Chemicals, Tetra-Pak), to build new plants. The high cost of production space in Moscow is due to the fact that production buildings are capital, brick or block-panel, in contrast to other countries where production space has been created for the last 10-15 years from rapidly erected structures, such as hangars.

Defense industry enterprises, research institutes and others have created a special segment of the market in Moscow - the lease of premises through agreements on joint activities. In premises that are functionally industrial real estate objects, the first floors of buildings, pilot production sites, etc. are leased, but the lease is formalized as a joint activity agreement. Receiving income from renting out their premises, enterprises also use city subsidies to pay for the rent of land, etc.

Thus, the industrial real estate market segment is at the very beginning of its formation stage, individual transactions are being carried out, but so far this is more an exception than a rule.

In accordance with the concept of the new Master Plan for the development of the capital, the city should remain within its existing borders over the next two decades. For the construction of new housing and social facilities, Moscow will have to use its internal reserves of space, including territories occupied by inefficient and environmentally hazardous industrial enterprises.

According to the results of 1999, 30 hectares of territory were liberated in the city center. 23 enterprises were decommissioned and 18 were reformed. Among the major decommissioned facilities are the foundry shop of the ZIL plant, the Voikov iron foundry. During 2000-2001 it is planned to release about 83 hectares. It is assumed that 56 hectares will be cleared due to the withdrawal of plants and factories, and 27 - due to their reduction. Almost 90 enterprises will be covered by this work. Among them are two workshops of the ZIL plant, the Krasnaya Presnya plant, the Moscow Food Concentrates Plant, the Beskudnikovsky Combine reinforced concrete products. First of all, enterprises that take up a lot of space in the center, but do not bring serious profits to the city, are being withdrawn.

Petrol stations, garages and parking lots. One of the most attractive types of entrepreneurial activity in the city of Moscow is the provision of services for refueling vehicles with fuel. Therefore, among potential buyers of ready-made enterprises, the greatest demand remains for gas stations, service stations and car dealerships.

With the increase in the number of road transport in the city, the demand for parking services is increasing. In 1999, about 2 million cars were registered in the capital, with an annual increase of 300,000 units. At the same time, only about 0.5 million cars are provided with garage and parking spaces. Thus, the potential demand is at least 1.5 million seats with a tendency to rapid growth.

The active construction of parking lots and garage complexes is one of the few city programs that has been launched without significant financial investments. This is the only program in which a really promising and interesting metropolitan real estate market has received state patronage. First of all, the Moscow government continues to fight against "shells", trying to replace them with multi-storey car parks. It is planned to build parking lots for 70,000 cars. Most of them will be in the South-Western, North-Western and North-Eastern districts.

Every year about 50-55 thousand new parking spaces are introduced in the city. Considering that there are about 3 million cars in Moscow, and two-thirds of them are cars, then such construction figures can be called more than insufficient.

The main increase in capacity is expected due to mass garage construction, which will expand over time, because. in parallel with the demolition of five-story buildings, the city authorities intend to eliminate the old garages, and at the same time declare war on the "shells" that occupy places favorable for development

There are at least two weighty reasons that influence the development of the garage market in the capital - the high cost of garage construction and the very long procedure for issuing a building permit. The main problem that developers have to face when implementing garage projects is their location. It is most expedient to put garages inside residential areas (as the vast majority of potential buyers think). However, the city leadership does not dare to go beyond land benefits. The land inside residential areas is considered as a "resource for compacting residential development or for landscaping" territories, and the needs of motorists recede into the background. Therefore, plots of land are allocated for garages, which are usually located on the outskirts of industrial zones, on right-of-way railways, under power lines and bridges (where only one-story garages-boxes can be placed), etc. The demand for garage parking spaces is checked very simply. As practice shows, those garages are sold, which can be reached on foot from the farthest residential building in a maximum of 20 minutes. The prices for garage buildings are also fairly straightforward. In addition to the level of quality, the price is influenced by the floor (the higher - the lower the price) and the degree of readiness of the building: closer to the delivery of the state commission, prices for parking spaces increase by an average of 30 - 40%. The level of quality is also determined by quite standard criteria. There are inexpensive parking lots (quite popular with wealthy Muscovites) and cheaper box garages, which are preferred by Zhiguli owners who care about having at least some space. The normal price of a parking spot is $3,000 - $3,500, a garage box is up to $6,000. However, the garage market is not so developed that these price criteria are fixed.

Chapter 2: Analysis of trends in the formation and development of the non-residential premises market in Moscow

Development of the non-residential premises market in the pre-crisis period

The process of privatization of enterprises in Moscow contributed to the emergence of a class of owners of non-residential premises. First of all, the privatization process included shops and consumer services enterprises and other "objects of small privatization". Since the cost of these objects was dominated by the price of premises and buildings, then small-scale privatization actually meant the lease of premises by labor collectives for a long period (up to 15 years) with the right to subsequently buy them out.

Since, immediately after privatization, the labor collective did not, as a rule, have funds to buy out premises, during the first two years non-residential premises in Moscow were offered mainly for rent (but in fact - sublease from "privatizers"). However, gradually the number of owners of non-residential premises began to increase and, accordingly, the supply of non-residential premises for sale also increased. Following the premises of commercial and consumer services, the privatization process was gradually joined by government agencies(research institutes, educational institutions, etc.), as well as industrial enterprises, which, having bought real estate into ownership, also got the opportunity to sell or lease their premises to various structures.

Since 1991, the construction of new buildings, mainly for office purposes, has been actively developed. In addition, the capital reconstruction of mansions or settled small houses of old buildings in the City Center for modern office space has received great development. As a result, since 1992, Moscow began to form the supply of office space in specialized business centers and office buildings.

Office rooms

The office market in Moscow really appeared in the late 80s, with the beginning of the transition of the Russian economy from centralized, planned principles to market ones. Two fundamentally different groups of consumers appeared - representatives of Western business and the emerging Russian one. The proposal immediately split into two groups, not only in terms of the quality of the premises, but also in terms of the conditions for obtaining them for rent. Therefore, two price niches have emerged that differ sharply from each other: Western-class offices (classes A, B and C) and domestic (classes D and E) standard.

The value of the base rental rate of office premises is determined by a number of criteria, the main of which are the quality (class) of the office, the location of the office (Center, outside the Center), the location of the office (convenience of access to the nearest highways, access to the metro station, the nature of development and the ecology of the surrounding microdistrict and etc.), lease conditions (lease from the Moscow Property Committee, from a private owner or sublease, short-term or long-term lease, annual, quarterly or monthly payment, etc.) or sale. In addition to the base rental rate (net rental rate, without operating costs), the tenant additionally pays the owner's operating costs, additional costs in some cases can reach 40-50% of the base rental rate.

The lack of supply of high-quality offices in the early 1990s, with high demand, led to the fact that from the beginning of the western-standard office rental market in Moscow (1984-1985) until 1991, average rental rates increased from $500 to $1,000 per sq. m. m per year. They have become one of the highest in the world, in some cases reaching $1500-2500 or more. The unfolding construction somewhat reduced the deficit, but prices continued to remain at a fairly high level ($850 per sq. m in 1993). In 1994-1995, there was an increase in rental rates (870-880 dollars per sq. m)

Since the start of market reforms in Moscow, there has been an influx of Western firms and new local representations. Every month, several dozen firms, marketing companies and representative offices opened their offices. At the same time, they concentrated on central places with well-developed public transport. Due to the lack of proposals, the long development and implementation of projects and the uneven distribution of demand, a market of landlords suddenly appeared with all the shortcomings of choice, contracting and prices. The boom in industry in 1996/97 saw the many firms that settled in Moscow after 1992 begin their first controlled expansion.

According to estimates, Western firms used twice as much office space in Moscow as is customary in "Russian standard" offices. But even considering local conditions, this area is still half the area used in the corresponding offices in Western Europe and North America (from 25 to 30 sq. m. of area per employee).

Whereas until the mid-1990s, the rental price was determined simply by the amount of available space and the need for space, later on the Moscow real estate market, the price-determining factors of the office space market were the quality of construction, location, price, equipment and performance of certain functions.

Commercial premises

Moscow has a high market potential in the field of trade in goods and services. The principle of state administration, the purpose of which was to distribute goods as evenly as possible, left a network of retail and service facilities throughout the Russian capital.

The retail space market developed very slowly in the first half of the 1990s compared to the office and housing market. But in connection with the celebration of the city's 850th anniversary in 1997, there was literally a "retail offensive".

Numerous kiosks and stalls, which negatively affected the appearance of the city in the 90s, have given way to shopping centers and shops. The purpose of some prominent areas in the city center has changed, and they have been transferred to retail and service use. Architecturally valuable, representative, centrally located old buildings such as GUM on Red Square, Petrovsky Passage and Kuznetsky Bridge near the Bolshoi Theater were rebuilt and expanded. They added another busy shopping pedestrian area - Stoleshnikov Lane near the Bolshoi Theater.

The rent for retail space in these facilities after the start of reforms ranged from US$1,800 to US$3,000 per sq. m. m per year. Such a high rental price, caused by a lack of space, has exceeded the limits of profitability for tenants.

Warehouses

Since the 1990s, in the process of privatization, the former state warehouse bases have gained the possibility of economic independence and began to carry out the storage of goods and the provision of a range of services related to storage as an entrepreneurial activity. Since the flow of goods and foodstuffs imported into the Moscow region by domestic and foreign companies, the demand for storage space has increased. The existing warehouse bases could not cope with the increased load, which led to the use of various adapted premises for the storage of goods: idle areas of factories and plants, bomb shelters, hangars, basements, etc. This category of warehouses is used, as a rule, by small and medium-sized entrepreneurs, since the lack of some features inherent in professional warehouses (convenient access for vans, parking for heavy vehicles, the availability of mechanization, ramps) led to lower prices for storage and processing of cargo.

Warehouse space growth dynamics in the database of the Register of Warehouses

The diagram shows the growth dynamics of warehouse space in the database of the Register of Warehouses over the past four years. The analysis has been carried out since January 1994, the time when non-state-owned warehouses appeared on the market. Until that moment, the warehouse market was a chaotic leasing of various basements and semi-basements that were not adapted to long-term and high-quality storage of goods. The analysis used data for 1 million square meters. m of warehouse space in the Moscow region out of 1.4 million available as of January 1998. The analyzed warehouses did not include customs warehouses and specialized warehouses with freezers, storage facilities for liquids, etc.

The number of registered warehouses increased four and a half times over the specified period. At the same time, two main trends in the development of warehousing can be distinguished. Approximately 80% of warehouses offer their services in placing cargo for safekeeping of goods, which includes storage of cargo in a warehouse in a common room or a separate box, release of goods by a storekeeper, loading and unloading of goods, security. The remaining 20% ​​of the warehouse and storage facilities are leased. The tenant himself is responsible for the safety of his goods, provides loading and unloading, sorting and release of goods from the warehouse. These warehouses mainly include the premises of research institutes and factories, adapted for storage.

According to the Register of Warehouses: 57% of warehouses did not have a railway line, 37% did not have a flyover or ramp, 13% did not provide loading and unloading of goods.

For the period from 1994 to 1998. There were no significant changes in the warehouse market, the level of rental prices lies in the range of 20-35 cents per square meter per day. The price level depends on the technical equipment of the warehouse and the convenience of the entrance. Warehouse occupancy increased from 60% to 70%. However, in connection with the decision of the government of Moscow to license warehouses and move the bulk of them out of the city, the loading of warehouses near the ring road has increased.

The share of warehouse space will decrease with distance from the center of Moscow. About 46% of the warehouse space is located directly in Moscow, and the remaining 54% are distributed in the Moscow suburbs, while their building density is significantly reduced. This situation shows the irrational use of expensive urban land, and in addition, leads to pollution of the city from heavy vehicles. This also affects the functioning of the roads of the city. In May 1998, the government licensed warehouses operating in the city in order to remove them from the city area.

Moscow non-residential real estate market in 1998 Impact of the financial and economic crisis on the development of the Moscow non-residential real estate market

On the territory of Moscow in 1998, there were more than 37 thousand non-residential buildings, with a total area of ​​66.9 million square meters. m. of non-residential premises built into the housing stock. Of these, 30.4 million square meters. m. (37.5%) was in federal ownership, 42.2 million square meters. m. (52.1%) - owned by Moscow, 8.4 million square meters. m. (10.4%) - in other forms of ownership. The total area of ​​non-residential premises in Moscow exceeded 80 million square meters, which, with an average price of at least $1,000 per sq. m. m. was 80 billion dollars. The structure of non-residential areas is shown in diagram No. 1.

Diagram No. 1: Structure of non-residential areas

Most of the area is occupied by various institutions, educational and educational organizations, as well as production, storage and retail premises.

The structure of the use of municipal non-residential area is as follows: 33% - rent; 22% - operational management; 44% - economic management and 1% - gratuitous use. Thus, a third of the city's space was rented out, which in 1997 brought in about 400 million US dollars to the budget. For all the significant value of this figure, the city's income from the lease of municipal non-residential premises amounted to per 1 sq. m less than 30 dollars a year.

Office rooms

By early 1998, over 4,000 representative offices of Western firms and over 2,500 joint ventures were registered in Moscow. For 50,000 employees of these firms, there was a need for approximately 650,000 square meters. m. of total office space, which corresponded to the use of about 13 sq. m. m. of total area per employee.

There has been a turning point in the supply of high-quality office space. This development is due to the completion of the construction of 190,000 sq. m of floor space and the financial and currency crisis in Russia. The demand of Western firms for office space, which suddenly increased in the first half of the 1990s and remained at a high level in 1997/98, ran into a slowly growing supply associated with construction, which was supplemented from the second half of 1998 by space used by Russian investors /users for their own purposes. In 1991-1996, from 5,000 to 70,000 sq. m. of office floor space. After higher construction volumes in 1997 and 1998 (respectively 210,000 and 190,000 sq.m.), at the beginning of 1999 the amount of "Western standard" office space in Moscow reached almost 1,000,000 sq.m. m.

Most of all "Western standard" office space was built inside and directly at the Garden Ring, as well as along the 12 main thoroughfares of the city. From the point of view of Western firms, most of these locations meet all the stringent criteria for the location of objects.

In accordance with the master plan of the Moscow Government, the Central Administrative District remains the most important area for the development of projects and reconstruction. The main ones are:

* "Dukat Place 3" (about 45,000 sq. m of total area)

* "Shopping and office center Tverskaya-Yamskaya" (about 15,000 sq. m of total area)

* "Sretenka 18" (about 13,000 square meters of total area)

* "Tverskaya 9" (about 28,000 sq. m of total area)

* "Polyanka Business Center" (about 4,000 sq. m of total area)

* "Ordynka Business Center" (about 66,000 sq. m of total area)

* "Riverside Tower" (about 86,000 square meters of total area)

* "Berlin House in Moscow" (2,200 sq. m of retail space, 4,900 sq. m of office space and 50 car parking spaces in the underground garage).

Multifunctional projects should be built in large areas beyond the Garden Ring. At the same time, the territory of Moscow City should expand:

* in the West - the project "MIBC - Moscow-City", with a planned total area of ​​2.5 million square meters. m and "Kutuzovsky Prospekt" - approximately 59,000 sq. m of total area.

* in the South-West - the Gagarin Square project (modernization of mixed-use areas will amount to 450,000 sq. m of total area, and new construction will amount to 350,000 sq. m of total floor area)

The third city ring road, scheduled for completion by 2005, will not only improve the infrastructure of this location, but also increase the chances of development in other areas.

According to ANGEFELT-RESEARCH in Moscow in 1998 there were about 7 million square meters. m of the total floor area of ​​obsolete, completed or rebuilt "Russian standard" office space (against 1 million new "Western standard" space). By comparison, the ratio of old space to renovation/new construction in Berlin was 1.5:1.

If, due to the lack of supply in 1994, the highest prices for the highest quality objects ranged from 850 to 950 dollars per sq. m. m per year, then in 1997 and 1998 (1st half of the year) they amounted to 750-850 dollars. In early 1999, the corresponding level of rent for "Western standard" office space was about $600.

The financial and economic crisis had a great impact on the development of the capital's real estate market, changing many trends in the development of its individual segments. The crisis interrupted the six-year development of the country. Numerous firms based in Moscow stopped expansion programs and began to strengthen their position. At the same time, depending on their goals and performance, they began to partially reduce staff. Trade firms, consulting firms and the media were relatively more affected.

By analogy with Western firms, some new Russian firms that used for their own purposes a large number of of space and often acting as users for their own purposes (developers/investors), began to limit themselves to the use of high-quality space in order to reduce costs, and the saved space began to be rented out. The volume of these areas amounted to approximately 35,000 - 40,000 sq.m.

Until the beginning of 1998, rents for "Western standard" office space in Moscow, due to shortages, were the highest in Tokyo compared to the leading metropolitan areas. In the process of large construction of new buildings, modernization of old and related development of proposals, as well as as a result of the financial and currency crisis since the summer of 1998, pressure began to be exerted on the highest prices. For the first time since the beginning of the reforms, development in this direction has further intensified since the second half of 1998 due to a decrease in demand for new settlements.

Commercial premises

From mid-1998 to 1999, a significant reduction in rent for the most expensive retail space became noticeable. This decline ranged from 30% to 50% and is larger than in the office area.

Rental rates for retail space in Moscow, US$ per sq. m. m. per year (examples).

Rental rate, USD per sq. m.

New Arbat

Tverskaya street

Tverskaya-Yamskaya street

Manezhnaya Square

st. Kuznetsky most

st. Nikolskaya

Petrovsky Passage

Smolensky Passage

Warehouse and production facilities

The market for industrial premises in 1998 is considered practically undeveloped, since in modern conditions too few new industrial projects are started. Because of this, there is also a strong imbalance in the structure of supply and demand. As a rule, large industrial premises of the former pilot plants, research institutes, housing and communal services, auto plants, etc., with an area of ​​500 to 1000 square meters are offered. m. At the same time, demand is shown mainly for premises of a small area (from 50 to 300 sq. m) for the organization of small industries. Purchase and sale transactions are episodic in nature.

In May 1998, the government licensed warehouses operating in the city in order to remove them from the city area.

In general, the crisis affected the non-residential real estate market more than the housing market. A large number of transactions were canceled or postponed for an indefinite period, prices fell by 25% in the first month, and in October some stabilization was outlined by another 5%. The crisis had a particularly serious impact on the most mobile segments of the market and, above all, office space rental. Due to the reduction in demand, rental rates in business centers immediately after August fell in currency terms by 30-35%, and in Russian standard offices - by 40-45%. But by December the situation gradually began to stabilize. And after the crisis, the traditionally high level of demand for the lease of small offices (up to 100 sq. m.), retail premises, and small warehouses remained. In general, the market has become more saturated, and the supply has increased significantly.

Development of the non-residential real estate market in Moscow after the crisis

Despite the constant expectation of a new collapse in prices on the Moscow real estate market, 1999 ends with a very noticeable recovery in demand and a quite stable price situation in all market segments. Stabilized rates for office space and most of the office space was in demand. By the end of 1999, the demand increased markedly, but the activity in the office market is still no match for the housing market. The growth in demand for offices is associated with the relocation of companies from one office to another, where conditions are better and rent is lower.

Mostly buy small offices - up to 200 square meters. m, rarely up to 1000 sq. m - in any condition. At the same time, the range of prices is wide: from $200 for offices in poor condition in some areas, up to $3,000 for new office space located in a good location.

The vast majority of transactions with office real estate are made on the rental market, and the demand for the so-called Russian-standard offices, according to retailers, exceeds the demand for Western-class offices. The effects of the crisis are still being felt.

During the last months of 1999, prices for "Russian" offices in the center and adjacent prestigious areas increased by 10-15%. Rental rates have increased to 250-300 dollars. The minimum rent is about $40 per sq. m - for basements and semi-basements in certain areas of the capital.

By the end of the year, high-quality office space in a good location had already been "chosen" and finding a good inexpensive office in the city center was a problem.

Much more vacancies in 1999 were in the Western standard office market. After the crisis, events on the market of high-quality expensive offices developed quite dramatically. Since the main tenants of class A and B offices are foreign companies and representative offices, the demand for these areas has almost halved over the year. Accordingly, construction was sharply reduced, rental rates and profitability of projects decreased. The share of incoming Western-standard office space in 1999 is 15-20% (in 1997: no more than 5-7%). Due to the sharply increased supply, the conditions for renting offices have changed.

If before the company rented premises without interior decoration (in Shell & Core condition) and spent an additional 600-800 dollars per sq. m for decoration, design, electrical wiring, connection of communications, etc., then in 1999 there was a lot of space vacated by other tenants. Often they are completely finished, sometimes there is even furniture. Therefore, in new buildings, almost all the costs of finishing are borne by the developers.

The financial terms of the leases have also changed. They are concluded for no more than 2-3 years, while the tenant stipulates the possibility of reviewing the rental rate, as well as the right to terminate the contract ahead of schedule. And if before the prepayment reached up to a year, now the maximum prepayment period is 1 quarter.

The sublease market is putting serious pressure on building owners. According to Noble Gibbons/CB Richard Ellis in 1999, the volume of sublease offers is approximately 19,000 sq. m. m. As a rule, these are ready-made offices of good quality, which are offered at lower prices. Sub-lessor companies are pursuing a rather aggressive pricing policy, striving to rent out vacant areas as soon as possible, often without even demanding compensation for interior decoration and design of their premises.

According to real estate companies, after the crisis, rental rates for Western-standard office space decreased by 25-30%, in 1999 they averaged $500 per sq. m. m (1997: $700). The highest rental rates, up to $570 per sq. m, today they pay for offices located in modern business centers, inside the Boulevard Ring.

In areas adjacent to the center, the cost of rent is $350-400 per sq. m. m. At the same time, the rates for class A space have stabilized, while the rent for class B office space continues to decline slowly.

In 2000, the market has already noticeably recovered from the crisis. Demand for expensive spacious offices began to grow noticeably from the very beginning of the year. According to the Colliers HIB agency, in the first quarter alone, class A and B office space was rented and acquired by area by 50% more than in the whole of 1999. In the second quarter, this trend continued, with an increase of 24%. As a result, the amount of vacant space in expensive offices has noticeably decreased and prices have stabilized.

After the winter, the average rent for class A offices went down, but by the summer, when the market picked up, prices returned to the level of the end of 1999 - $570 per square meter including operating costs and a standard furnishing package. In class B, prices stopped at $400. The cost of a particular lease varies within 15-20% of the average and depends on the location of the premises, the amount of rented space (the smaller the office, the more expensive it is), the term of the lease agreement (the longer the agreement, the more likely it is to receive a discount).

The share of sublease is gradually decreasing. Subleasing as a mass phenomenon emerged at the end of 1998, as many banks and large financial companies, who had just signed long-term lease agreements, began to reduce staff and move to cheaper premises due to the crisis. As a result, an area of ​​​​1-2 thousand square meters. m. in best buildings with expensive finishes began to be subleased at rates 20-30% lower than before the crisis. But now many of the agreements have expired, and the new agreements have become more flexible.

Elite offices ranging from 300 to 1400 sq. m. are offered for sublease. m. at an average rate of 415 dollars per meter per year. This amount includes the cost of maintenance and finishing - and it is still an average of 25% lower than the rental rate.

Demand in the expensive segment of the office market is growing unevenly. In 1999, the maximum number of transactions (more than 40%) fell on small class A and B offices with an area of ​​less than 200 sq. m. m. In 2000, the peak of interest, according to realtors, moved to spacious offices. In class B, the premises with an area of ​​400-500 sq. m. are in the greatest demand. m. at a rental rate of 400-450 dollars. In class A, there is a rush around business centers of category A1. These are offices in buildings managed according to international standards.

Thus, at the end of August 2000, the lease of the Golutvinsky Dvor office center with a total area of ​​almost 14,000 sq. m. was completed. m. The typical size of one floor is one and a half thousand square meters. m. Part of the premises was removed by the Renaissance Insurance group, negotiations are underway with potential tenants about free space. A similar picture is in the Forum-3 complex, where, in particular, the Russian Aluminum company rented premises. "Now we have a problem. Large companies want to rent a space of several thousand square meters, and we cannot offer a sufficient number of suitable options, since there are fewer and fewer opportunities to get large premises on one floor or in one building," says Elena Totmakova, manager Marketing of Noble Gibbons/CB Richard Ellis. - Virtually all major buildings are either leased or sold" (Expert No. 31, August 28, 2000)

Many companies have moved from renting office space to buying them. Although in the total number of transactions the number of sales contracts does not yet exceed one percent, they become predominant when it comes to large offices. Thus, in the second quarter of this year, the acquired offices (in terms of area) accounted for more than half of the total increase in demand (24%).

According to the agency "Best Real Estate", when buying an office, detached buildings in the center are in the greatest demand. The largest transaction in the second quarter of 2000 was the purchase by the Slavneft company of a mansion with an area of ​​13,600 sq. m. on Pyatnitskaya street. In the total number of purchase and sale transactions, the share of detached buildings is 30%. The next most popular are office premises with an area of ​​100-200 sq. m. and small shops, which account for 25% of the total volume of purchase and sale transactions. Purchase prices range from $1900-2200 per meter in class A, and $1200-1500 in class B (one square meter in an unrenovated class C institute building costs less than $1000).

Realtors predict a likely increase in rental rates cautiously. On the one hand, in their view, prices are under "pressure from below" as demand increases. On the other hand, the business activity of developers promises a proportional increase in supply. According to Noble Gibbons/CB Richard Ellis, approximately 85,000 sq. m. m. of class A office premises and about as many in 2000. In total, offices that meet international quality standards (classes A and B) in 2000 are planned to be put into operation 250 thousand square meters. m. This will increase the total volume of the elite office market in Moscow by approximately one and a half times.

True, developers are in no hurry to put into operation already completed objects and intend to do this only in January 2001. This is due to the fact that the government suspended the Federal Law "On Amendments to the Law of the Russian Federation "On Value Added Tax" dated December 3, 1999, according to which VAT amounts on commissioned construction projects are deducted from the amount of tax payable to the budget, and its validity period has been deferred for a year.

Recently, developers have another cause for concern - the chief architect of Moscow, Alexander Kuzmin, took the initiative to ban the construction of office complexes with an area of ​​more than 5 thousand square meters. m. in the center of the capital, explaining this by the need to create unified system parking space for cars. "If this idea is implemented, then within two or three years the demand for office complexes, where you can rent large amounts of space, will sharply increase. This will force developers to abandon architectural delights and plan new office centers in such a way that every square meter is used effectively," - says Hayk Nersesyan, Head of Market Research at Colliers HIB. ("Expert" No. 31, August 28, 2000)

True, there are rumors among realtors that Kuzmin's statement is a kind of publicity stunt aimed at attracting tenants to the Moscow City project, where the size of the building is not limited.

Foreign investment in construction is still low. Even those investors whose projects have already started to be implemented take a wait-and-see attitude and freeze the construction of office buildings. For example, the Enka company, which acted as the developer of the Paveletskaya Plaza complex, never entered the third phase of construction. The same applies to other Atena Group projects - the Arbat Center and an office building near the Baltschug Kempinski Hotel.

Retail space

For the whole of 1999, not a single shopping center was built: some significantly reduced the pace of construction, while most of the objects were completely frozen. Activity in the retail space market was low, in the context of constant expectation of another price collapse or another crisis situation, the market took a wait-and-see attitude. Changes in the retail space market began by mid-1999, when a number of Russian commercial firms, expanding their sphere of influence, began to move from the center to the "sleeping" areas. The main trend was the opening of small (up to 2 thousand m) shopping centers on the outskirts of the city near metro stations, in particular, supermarket chains - Ramstor, Seventh Continent and Perekrestok. Similar plans for trading companies"Partiya-Domino" and "Sport-Master".

In the year 2000, the filling of the apparent voids for trade ends. Free space is still offered in former department stores or research institutes (25-30% of the total supply), but due to its inconvenient location (on the very outskirts or away from significant customer flows), almost no one needs them. And in convenient places, demand caught up with supply, and prices rose by 16-20%. In such prestigious shopping centers as GUM, "Petrovsky Passage" or "Ramstore", where the premises are fully leased, rental rates fluctuate in the range of 1200-2400 dollars per sq. m. m (in 1999 this figure was 1100-2000 dollars). As for small detached premises located on the Garden Ring, Kuznetsky Most, Kutuzovsky Prospekt, etc., the average rental rate here is now 600-700 dollars per square meter. m, and in 1999 it was 700-800 dollars.

And this trend is likely to continue in the near future, as supply grows slowly. In 2000, all major shopping centers were put into operation - the first phase of the Grand Store furniture complex on Mozhayskoye Highway with an area of ​​89 thousand square meters. m. and the Swedish furniture shopping center IKEA in Khimki, which by the appointed opening date at the end of March 2000 had only one two-level building with an area of ​​33 thousand square meters, that is, about a third of the planned one.

The real boom is observed in the lower segment of the market. Thus, according to the Best-Nedvizhimost agency, approximately 75% of the demand falls on inexpensive, at $150-200 per square meter, premises for hairdressing salons, small shops, cafes and other services. As a rule, we are talking about the first floors of residential buildings, and the supply here is half the demand.

Industrial premises

In 1999, the market for industrial and warehouse premises also took a wait-and-see attitude. In 2000, there was an increase in demand for inexpensive space in the market for industrial and warehouse premises. According to the RZK company, there is especially great interest in objects in the Moscow suburbs (up to 20 km from the Moscow Ring Road) with an area of ​​up to 2,000 sq. m. m, which are used as assembly shops. The novelty of this year is the obvious demand on the market for buildings with an area of ​​​​more than 4 thousand square meters. m with a developed infrastructure, for example, with access roads and even an additional railway line equipped with loading and unloading mechanisms. The rental price in such buildings already reaches $40 per square meter per year, with an average rate of $20-25.

As for workshops and warehouses of international class, rented out at 100-120 dollars per square meter, there is no big revival here. The area of ​​such premises is no more than a quarter of the total footage of warehouses in Moscow and the Moscow suburbs (only 2 thousand hectares), and new construction is not expected in the near future. In 2000, it is planned to put into operation the only world-class industrial complex in Moscow - the Finnish "YIT Techno Park" with an area of ​​170 hectares.

The Moscow non-residential real estate market is an interesting object for research, its development, which began around the mid-80s, continues at a high pace. The process of privatization of enterprises in Moscow contributed to the class of owners of non-residential premises. First of all, the so-called "objects of small privatization" (shops, consumer services enterprises, etc.) were included in the privatization process. Gradually, the number of owners of non-residential premises began to increase and, accordingly, the supply of non-residential premises for sale also increased. Following the premises of commercial and consumer services, state institutions and industrial enterprises gradually joined the privatization process and began to lease their premises. Since 1991, the construction of new buildings, mainly for office purposes, and the reconstruction of mansions into modern offices have been actively developed. Since 1992, the supply of office space in specialized business centers and office buildings began to take shape in Moscow. Two fundamentally different groups of consumers appeared - representatives of Western business and the emerging Russian one, which caused the stratification of premises not only in terms of quality, but also in terms of the conditions for obtaining them for rent. Since the beginning of market reforms in Moscow, there has been an influx of Western firms and new local representative offices, and there is a very strong demand for high-quality offices. Rental rates for office space at this time are incredibly high, the demand is great for premises that are conveniently located.

Approximately since the mid-90s, the price-determining factors of the office space market in the Moscow real estate market have been the quality of construction, location, price, equipment and performance of certain functions, since a significant number of various office premises have appeared. Intensive construction was going on, the demand for high-quality premises was great, as was the demand for inexpensive offices of the Russian standard. The priority locations for the office location were the territory inside and directly near the Garden Ring, as well as along the 12 main thoroughfares of the city. Still, stakes on offices were high despite the gradual saturation of the market.

The financial and economic crisis of 1998 had a great impact on the development of the capital's real estate market, changing many trends in the development of its individual segments. Rates for office premises of various standards have decreased, which was also facilitated by the continued saturation of the market. The office space market recovered from the crisis faster than all other segments, demand was gradually growing (approximately from mid-1999), rental rates were rising. In 2000, rates for office space generally stabilized and most of the office space was in demand. Many companies bought office space. However, foreign investment in construction is still low. Investors are taking a wait-and-see approach. The non-residential premises market is very sensitive to changes in the economic situation in the country, and so far there will be instability in the economic and political development many large investments should not be expected.

The retail space market in Moscow also developed rapidly. Moscow has a huge potential for trade development. From the beginning of the reforms, the city was filled with tents, all kinds of stalls, impromptu markets (near metro stations, near large shops, etc.), markets. However, compared to the office space market, the retail space market has been developing slowly, this is due precisely to the large share of the so-called market trade. In 1996-1998 there are shopping centers, supermarkets, large stores. In the center, such objects as GUM, Petrovsky Passage, etc. were rebuilt and reconstructed. In general, there was a great shortage of high-quality and conveniently located premises, the rent exceeded the margins of profitability. In the pre-crisis period, the development of the market for retail premises in residential areas proceeded at a fairly low pace, markets were priority places for shopping and remain so for the majority of the population to this day.

The crisis affected the retail space market to a greater extent, rental rates decreased by an average of 30% - 50% in all segments of the retail space market. The consequences of the crisis were also felt in this segment of the non-residential real estate market longer. For the whole of 1999, not a single large shopping center was built. Until now, premises with an area of ​​​​150-200 square meters are in greatest demand. m, located as close as possible to any major highway. And although many supermarkets and retail chain stores appear in Moscow: Ramstore, Perekrestok, etc., the markets continue to play a significant role. The introduction of such stores as "Kopeyka" is very progressive, the prices for products in which are close to the market ones.

The market for industrial premises, even in 1998, is still considered underdeveloped, in modern conditions too few new production projects are started. There is a strong imbalance in the structure of supply and demand. Large areas are offered, while smaller areas are in high demand. On the contrary, the warehouse space market has been developing quite rapidly since the beginning of market reforms. Demand was strong as many foreign and Russian companies warehouse space was required. Warehouses did not meet the requirements, for the most part they were poorly equipped (the former premises of factories, factories, research institutes). And modernly equipped warehouses were beyond the reach of most firms. The location of the warehouse is very important in this market segment.

In the post-crisis period, the market for warehouse and industrial premises will also take a wait-and-see attitude. In 2000, there is an increase in demand for inexpensive premises, mainly located in the near Moscow suburbs. There is a demand in the market for buildings with an area of ​​​​more than 4 thousand square meters. m with a developed infrastructure, although rental rates in such premises are quite high. Demand for international-class warehouses is low and no new construction is foreseen in the future.

The non-residential real estate market in Moscow is developing at a fairly high pace and its segments are highly profitable. The real estate market is sensitive to the economic situation and its behavior in 2000 can be called stable, and the development of the non-residential real estate market in Moscow can be called progressive. The consequences of the crisis are no longer felt, rental rates in all segments have stabilized and their fluctuations will depend in the future on the economic and political situation in the country, as well as on the actions and resolutions of the Moscow Government.

Chapter 3. Analysis of approaches to managing non-residential real estate in Moscow (based on the results of competitive sales and leasing)

The main activity of the Moscow government, as the main participant in the capital's real estate market, is the sale of non-residential premises into ownership on a competitive basis, as well as their leasing with subsequent possible purchase by tenants into ownership. It is quite difficult to specifically calculate the city's income from the use of non-residential premises belonging to it in recent years, since these incomes are an integral part of the overall performance indicators of MKIs and MFIs.

In accordance with the current legislation, objects of the non-residential fund of the city (non-residential premises: buildings, structures) can be transferred to economic management, operational management, gratuitous use, rent and sale. The range of issues considered in this paper includes consideration of how city authorities in practice exercise their right to lease non-residential premises.

The transfer of non-residential premises for rent is realized, as a rule, on the basis of an auction or competition to any legal entity or individual. In this paper, an attempt was made to analyze the activities of the City Government in just two areas: in the practice of organizing and the results of competitive bidding for the sale of non-residential premises by districts and districts of the city.

Analysis of the results of competitive sales of non-residential premises for free use (according to the State Unitary Enterprise "Mosrealstroy")

A large and growing class of small and medium-sized entrepreneurs need premises to develop their own business. It is desirable to obtain premises in the property, because the rent is usually very high and eats up a significant share of the profits. Demand in this case is used by small non-residential premises, affordable and suitable in size. The city has enough such premises, because the houses that are being built today, as a rule, have non-residential ground floors or attached premises.

State Unitary Enterprise "Mosrealstroy" - one of the structures of the Department of off-budget construction policy - is the main seller of non-residential premises on behalf of the city. The company offers premises not only in the prestigious for business - and therefore expensive - city center, but also in new building areas: in Maryinsky Park, Brateevo, Northern and Southern Butovo, Mitin, Zhulebin, Novo-Kosin.

"Mosrealstroy" offers not only offices. Often the purpose of the premises is already determined by the project, but sometimes it is left to the discretion of the buyer.

Premises are bought on a competitive basis. The main conditions of the competition are the price offered for the object, as well as the obligation to hand over the object to the state commission on time and comply with its purpose (cafe, restaurant, beauty salon, disco, food, hardware or other stores, pharmacies, private doctors' offices, notary offices and others appointment at the request of the client). If necessary, buyers are provided with installment payments for up to 2 years.

Applications for participation in competitions are accepted from legal entities and individuals, including from non-residents of the Russian Federation, upon transfer of a deposit for participation in the competition. The amount of the deposit is 30% of the initial price of the premises. The winner is the one who proposes the fulfillment of the investment conditions of the competition and the maximum price for the acquired object. With the winner, within 10 days, a contract for the sale of the object is concluded with the condition that it be completed at the expense of the buyer. After the delivery and acceptance of the object by the state commission, the sale and purchase agreement is subject to registration with the Moscow City Committee for State Registration of Rights to Real Estate and Transactions Therewith.

The main material for the study is the bulletins of competitions for the sale of objects of construction in progress in Moscow, State Unitary Enterprise "Mosrealstroy", as well as the data of the "Mosrealstroy" server on the Internet, where there is a constantly updated database of objects for sale.

The data of 16 bulletins were processed: No. 1-5, No. 17-27. The data of the SUE server (release dated September 23) were also processed. Processing was the creation of tables based on the competition data and subsequent analysis of the created tables. The tables consist of 5-6 columns: object, functional purpose of the object, location of the object, area in sq. m, initial price in rubles, sale price in rubles (this column is not present for all objects under study, since many objects did not participate in the tender or were not sold).

In this work, data were analyzed for the following districts and districts: Central Autonomous Okrug (districts: Tverskoye, Meshchanskoye, Krasnoselskoye, Basmanny, Taganskoye, Zamoskvorechye, Yakimanka, Presnenskoye; Severny AO (districts: "Western Degunino", "Eastern Degunino", "Beskudnikovsky", "Koptevo"), North-Western AO (districts: "Northern Medvedkovo", "Babushkinsky", "Sviblovo"); Eastern AO (districts: " Novo-Kosino", "Perovo", "Golyanovo"); South-Eastern Autonomous Okrug (districts: "Yuzhno-portovy", "Vykhino", "Zhulebino", "Maryinsky Park", "Lyublino"); Southern Autonomous Okrug (districts: "Brateevo", "Orekhovo-Borisovo North", "Orekhovo-Borisovo South"); South-Western Autonomous Okrug (districts: "Yasenevo", "Northern Butovo", "Southern Butovo"); Western Autonomous District; North-Western Autonomous Okrug (districts : "Mitino", "Northern Tushino"). The premises were distributed among the districts and districts of Moscow.

Particular attention should be paid to the Central Administrative District, since almost all districts are considered in this district, and this district is also of interest as the most popular for locating offices, retail facilities, catering facilities, etc., as the main objects service industries, for the location of which firms buy premises for free use.

Among all districts, the Central Administrative District is undoubtedly distinguished by high prices for free-use premises. It is not worth giving explanations for the current situation, the center is always a clot economic life cities, here are the highest rental rates, land prices, a dense transport network. In general, the city center is the most commercially convenient place for locating various offices, shops, etc. In the center itself, there is a differentiation in prices for premises. For example, the average price for 1 sq. m in a room located in the Presnenskoye district, not far from the border of the Central Administrative District with ZAO, will be significantly lower than this price in a room located on the border of the Tverskoye and Meshchanskoye districts. Of course, the quality of the premises plays a big role, but in the center, the geographical location still determines a lot.

In the Central Administrative District at the highest prices per 1 sq. m. m allocated areas "Zamoskvorechye", "Yakimanka" and "Krasnoselskoe".

If we talk about districts and districts that are distinguished by the number of objects participating in the competition, then the diagram will help with this. The largest number of free-use premises was put up for sale in the South-Eastern Administrative District of the capital, to be more precise, the largest number of objects were sold in the Maryinsky Park area, more than in all objects taken together in the Central Administrative District. Also, a large number of objects were presented in the Central Administrative District (the "Basmanny" area is highlighted) and in the South-Western Administrative District (the "South Butovo" area is highlighted). The smallest number of free-use premises participating in the competition fell on the Zelenograd administrative district, which can be explained by its remoteness from Moscow, and on the North-Eastern administrative district.

The average area of ​​objects participating in the competition by districts

The largest average area of ​​free-use premises participating in the competition is in the North-Eastern, Central, Eastern and Southern administrative districts. The smallest in the Northern, Southeastern and Zelenograd administrative districts. In general, there are no special patterns between the districts and the average area of ​​objects offered for sale. In general, we can say that in each district there are both large-scale sales objects (more than 500 sq. m) and small-sized premises.

In general, according to the calculations average price for 1 sq. m and the average area of ​​objects, it is impossible to characterize the situation as a whole in the district. And if we talk about districts that represent any district (except for the Central Administrative District) in the free-use premises of the State Unitary Enterprise Mosrealstroy, then these are mostly the outskirts of the districts, areas adjacent to the Moscow Ring Road, or located behind this highway. There are exceptions, such as "Perovo", "Lyublino", "Ramenki", "Koptevo", "Yuzhno-portovy". These districts are not located on the periphery of the districts, but rather in the central part, some even border on the Central Administrative District. The average price for 1 sq. m in premises for free use in these areas is 9479 rubles per 1 sq. km. m. Price for 1 sq. m. m rises if the object has access to citywide highways, for example, the average price per 1 sq. m. of premises located on Michurinsky Prospekt - 18795 rubles.

The average price for 1 sq. m in areas located on the periphery of the districts adjacent to the Moscow Ring Road and located behind this highway - 6456.6 rubles. It is worth highlighting the area "Northern Tushino" (S-ZAO), where the price per 1 sq. m amounted to 14591.5 rubles. And if we consider the situation only in areas outside the Moscow Ring Road, then the average price per 1 sq. km. m amounted to 5272.8 rubles.

There are so-called territorial-economic zones in the city, each of which has a special coefficient, which is an integral part in determining either the rent for the premises or in determining its initial cost. As a rule, peripheral territories have, firstly, low coefficients of territorial-economic zones, and secondly, low indicators of the convenience of their commercial use. In general, we can say that the price in such areas as Strogino, Dmitrovsky, Khovrino, Lianozovo, Bibirevo, Losinoostrovsky, Northern Izmailovo, East Izmailovo, Ivanovskoye, "Veshnyaki", "Novogireevo", "Kapotnya", "Western Biryulyovo", "East Biryulyovo", "Teply Stan", "Novo-Peredelkino", "Solntsevo", etc. will be from 4000 to 6500 rubles per 1 sq. . m, except for special cases (basement or attic, special location, expensive building materials, etc.). And the average price for 1 sq. m in premises located in the central parts of the districts will be at least 7000-8000 rubles, except, again, for special cases.

Analysis of the practice of non-auction transfer of non-residential property for rent

To ensure the activities of government bodies, in the implementation of city programs, for the functioning of healthcare organizations, public education and enlightenment, culture, during the reconstruction or demolition of buildings and structures occupied by tenants, to ensure interstate agreements and in some other cases, non-residential premises may be transferred to rent without an auction or competition. In this case, the tenant has the right to sublease the premises or use them free of charge.

In these cases, in Moscow, the rent is calculated in accordance with a special calculation methodology. The calculation of the annual rent is made according to the following formula:

Al \u003d Sat * Kiz * Km * Kt * Kz * Ktd * Knzh * S / 10

As you can see, it is based on knowledge of the basic size of the cost of 1 sq. m (Sat). For a number of institutions and organizations of particular social importance, a minimum rental rate is established (authorities of justice, the Ministry of Internal Affairs, fire protection, military units of research and development organizations, libraries, museums, organizations working with children, etc.). P.).

A number of correction factors are introduced to this basic indicator, for example, the depreciation coefficient of the premises (it can range from 0 to 100%), the quality of the building material, and the coefficient of the building type. (0.5 and 0.3 for heated and unheated production and storage facilities, for others - 1).

The coefficient of the type of activity - Ktd - is different for commercial and non-commercial organizations. Among commercial organizations, the maximum Ktd is assigned to banks, currency exchange offices, casinos, nightclubs and is equal to 3.0. Ktd, equal to 1.0, corresponds to various editorial offices of newspapers and magazines, sports clubs and gyms, art salons and exhibition halls, circuses, theaters, hospitals, educational institutions. The minimum Ktd has been assigned to preschool education institutions.

The next two coefficients - the quality of the premises and the territorial zone - are most interesting for geographers, since they take into account the characteristics of the position in one form or another.

Knzh - the quality coefficient of non-residential premises - depends on the location of the premises (maximum rates for detached buildings, minimum for basements), degree of technical arrangement (water supply, sewerage, hot water, central heating), ceiling height in the room, convenience of commercial service (location from the metro station within a radius of 200 m - 0.54, access to citywide highways - 0.32, access to other transport routes - 0.19).

Kz - the coefficient of the territorial zone in accordance with the Decree of the Government of Moscow No. 1674, depending on the zone, can range from 0.6 (minimum) to 1.7 (maximum). In Moscow, 69 territorial-economic zones (including Zelenograd) and 31 sub-zones of increased value have been identified, including 26 in the territories of the Natural Complex.

For example, in the Western Administrative District, the basic cost of 1 sq. m is 10800 rubles. In total, there are 13 territorial-economic zones and 4 sub-zones of increased value on the territory of the CJSC (see Fig. No.).

Territorial zone coefficient for districts of ZAO

Zone factor

Dorogomilovo

behind the railway ring - 1.3, outside it - 1.0

Krylatskoe

Mozhaisky

Fili-Davydkovo

Filevsky Park

Vernadsky avenue

Ochakovo-Matveevskoe

Troparevo-Nikulino

Solntsevo

Novo-Peredelkino

Vnukovo 0.6

That is, with all other equal or close coefficients and values, the rent would be the highest in Dorogomilovo (to the ring railway), in the rest of the district, as well as in Mozhaysky, Fili-Davydkovo, Filevsky Park, Ochakovo-Matveevskoye and Troparevo -Nikulino it is equal to one. The value of this coefficient is somewhat lower in Kuntsevo, Krylatsky and Mozhaysky, and the lowest in areas located outside the Moscow Ring Road: Solntsevo, Novo-Peredelkino, Vnukovo.

The location of a building or premises within a radius of 200 m from the metro station increases the rental rate and is a component of the quality characteristic of non-residential premises (Knzh). There are 15 metro stations on the territory of the CJSC (3 stations of the Sokolnicheskaya line, 9 Filevskaya and one ring station. The most significant remoteness of the premises from the metro stations for Dorogomilovo, Filevsky Park, Fili-Davydkovo, Kuntsevo, Krylatskoye, Ramenok, Prospekt Vernadsky and Troparevo-Nikulino. Ochakovo-Matveevskoe, Mozhaisky, Solntsevo, Novo-Peredelkino and Vnukovo do not have metro lines. The location near metro stations is considered convenient for commercial use and the rental rate for these premises is higher, all other things being equal. In general, for ZAO this component in the rental rate is small, since a significant part of the territory is not provided with this type of transport.

Access to citywide highways and other transport routes is also important in the amount of rent. There are several highways of citywide significance in the ZAO. First of all - this Mozhayskoe highway and Kutuzovsky Prospekt - the main main street of the 1st class, Leninsky Prospekt - the main main street of the 1st class, Michurinsky Prospekt - the main main street of the 2nd class. In the general case, the highway can pass through residential and non-residential areas, places where it would be commercially successful to locate, for example, an office or a store, and where it would be impractical and even unprofitable.

The most commercially convenient highways, in the area of ​​\u200b\u200bwhich could be located shops, offices, hotels, hairdressers and beauty parlors, snack bars, restaurants, bars, discos, slot machine halls, in general, various institutions of the service sector for CJSC are Leninsky Prospekt, Kutuzovsky avenue, Michurinsky avenue and Vernadsky avenue, Borovskoe highway to a lesser extent. The rental rate for non-residential premises is higher when this premises enters highways passing through residential areas

Each district has its own so-called "popular", main streets, where the main objects of the service sector are located, the location of which is convenient for residents. In Krylatskoye, this is Autumn Boulevard, on which the Krylatskoye metro station is located. In Kuntsevo - Yartsevskaya and Molodogvardeyskaya streets. In Mozhayskoye, this is, of course, Mozhayskoye Highway and partly Kubinka Street. In Filevskiy Park - Bolshaya Filevskaya Street, part of Minskaya Street, Kastanaevskaya Street. In Fili-Davydkovo - Kutuzovsky Prospekt, Kastanaevskaya Street, Aminevskoe Highway. To Dorogomilovo - Kutuzovsky Prospekt, Bolshaya Dorogomilovskaya Street, Studencheskaya Street, Kyiv Street. In Ramenki - Michurinsky Prospect, Vernadsky Prospect, Mosfilmovskaya Street. In the area "Vernadsky Prospect" - Leninsky Prospekt, Vernadsky Prospect, Udaltsova Street. In Troparevo-Nikulino - this is Vernadsky Prospekt, Michurinsky Prospekt, 26 Baku Commissars Street. In Ochakovo-Matveevsky - Michurinsky Prospekt, Bolshaya Ochakovskaya Street, Ozernaya Street. In Solntsevo - Solntsevsky Prospekt, Aviator Street, Glavmosstroy Street, Bogdanov Street. In Novo-Peredelkino - Borovskoye highway, Sholokhov street, street named after sculptor Mukhina. In Vnukovo - this is Bolshaya Vnukovskaya Street, Aeroflotskaya Street. (see map).

A feature of the Vnukovo district, as an administrative-territorial unit of the city, is its remoteness from the city (11 km from the Moscow Ring Road) and territorial disunity. Here relatively low rates lease of non-residential premises. For example, in a new, brick, detached building for non-production and non-warehousing purposes, which is, for example, a store, a retail outlet, with an area of ​​300 sq. m (ceiling height over 3 m), located on Bolshaya Vnukovskaya Street, the annual rent will be 374.4 thousand rubles, i.e. for 1 sq. m. m. per year will have to pay only 1228 rubles. The results of calculations for a similar facility located on the main streets of its district are given in Table. "Approximate rental rate of objects."

Approximate rental rate of the object (see description above)

Object location

Annual rent / rent per 1 sq. m per year. (rub.)

Bolshaya Vnukovskaya street

374 414,4 / 1 248,1

Dorogomilovo

Bolshaya Dorogomilovskaya street

1 076 587,2 / 3 588,6

Krylatskoe

autumn boulevard

662 515,2 / 2 208,4

Yartsevskaya street

Mozhaisky

Street Kubinka

624 024 / 2 080,08

Novo-Peredelkino

Street named after sculptor Mukhina

374 414,4 / 1 248,1

Ochakovo-Matveevskoe

Ozernaya street

624 024 / 2 080,08

Vernadsky avenue

Udaltsova street

624 024 / 2 080.08 (within a radius of 200 m from the metro station - 828 144 / 2 760.48

Mosfilmovskaya street

624 024 / 2 080,08

Solntsevo

Solntsevsky prospect

374 414,4 / 1 248,1

Troparevo-Nikulino

Street of 26 Baku commissars

624 024 / 2 080.08 (within a radius of 200 m from the metro station - 828 144 / 2 760.48

Filevsky Park

Bolshaya Filevskaya street

624 024 / 2 080.08 (within a radius of 200 m from the metro station - 828 144 / 2 760.48

Fili-Davydkovo

Aminevskoe highway

624 024 / 2 080,08

As the data obtained show, in general, the highest rental rates for non-residential premises in Dorogomilovo (inside the railway ring), the following group includes areas: Krylatskoye, Kuntsevo, Filevsky Park, Fili-Davydkovo, Ramenki, Vernadsky Prospekt, Troparevo-Nikulino - in in these areas, rental rates for non-residential premises will be approximately the same, the role of the transport and geographical location of the premises is very large (within a radius of 200 m from the metro station and the availability of access to citywide highways). Lower rental rates in the districts of Mozhaisky, Ochakovo-Matveevskoe. Here the role of the subway is excluded, but the coefficient of the territorial zone is still high. And the lowest rental rates are in the areas of Solntsevo, Novo-Peredelkino, Vnukovo.

For a geographer, this topic is of interest primarily from the point of view of the influence of the location of an object on the rental rate, i.e., the factors of territorial zones and convenience of commercial use are of the greatest interest. If we talk about the coefficient of the territorial zone, then this coefficient is still set within the boundaries by decision of the executive committee of the Moscow Council of 08.08.89 No. 1674. In general, all territories of Moscow located outside the Moscow Ring Road have Kz equal to 0.6, and territories located inside the Moscow Ring Road have Kz not less than 0.8. In ZAO, in my opinion, there are territories with an overestimated and underestimated coefficient of the territorial zone due to the fact that the coefficients were approved back in 1989. These coefficients can be increased in such areas as Krylatskoye, Kuntsevo, Solntsevo and Novo-Peredelkino " (up to 1 and 0.8 respectively).

The convenience of commercial use of the premises is very important for office, retail, and service facilities. Sometimes, even a well-equipped hairdressing salon, which employs excellent specialists, may not be fully in demand precisely because of its inconvenient location. However, all kinds of outdoor advertising can correct many shortcomings (and these are additional costs). While a convenient location can bring additional income. Of course, the convenience of commercial use is a component of the quality of non-residential premises, however, in my opinion, this coefficient deserves to be singled out in a separate category.

The most significant for determining the rent of non-residential premises are the coefficient of wear, the coefficient of quality of building material, the coefficient of the territorial zone, the coefficient of the type of organization's activity. A secondary role is played by the coefficient of the type of building and the quality of non-residential premises.

If we compare ZAO with other districts in terms of the convenience of commercial use of the territory, then the biggest drawback in the district can be considered that most of the territory is not served by the subway. The traffic problem is currently escalating throughout the city.

Conclusion

The non-residential real estate market in Moscow is very promising and is developing rapidly in all its segments. The consequences of the crisis are generally not felt. Rental rates are stable, varying depending on many reasons, such as the quality of the premises, convenient location, even the season of the year (the so-called traditional New Year's money reset). The non-residential premises market is sensitive to the economic and political situation in the country and the city.

In the structure of demand for the acquisition of non-residential premises, the first place is firmly occupied by office premises. In second place for quite a long time are premises for trade. The third place is occupied by warehouses, the price varies depending on the technical equipment, location and availability of access roads. Further, in descending order of demand, there are premises for catering, industrial premises, hotels.

Whereas until the mid-1990s, the rental price was determined simply by the amount of available space and the need for space, later on the Moscow real estate market, the price-determining factors of the office space market were the quality of construction, location, price, equipment and performance of certain functions.

If we talk about the importance of location for various non-residential real estate objects, then for office real estate the priority location area is the Central Administrative District and territories with access to 12 main transport routes of the city. For commercial premises in general, the location factor is more important than for office premises. Currently, there is a tendency to locate retail premises, supermarkets, hypermarkets, Perekrestok, Ramstor, Kopeyka chain stores throughout the city, and not just in commercially convenient areas. In the future, the elite factor of the area will play an increasingly important role for placing in it a retail, office space or a service sector facility. Most of the production areas in the city are planned to be occupied by residential areas or to place service facilities, and enterprises will be moved outside the city. Warehouse premises are also more profitable to place in certain areas of Moscow districts or in the nearest suburbs.

According to the results of the research work according to the competitive sales data of Mosrealstroy, it can be said that the Moscow Government is pursuing a successful policy for the sale of non-residential premises in the city. Most of the objects participating in the tenders are from the Central Administrative District and the South-Eastern Administrative District. The price of objects depends on many parameters, mostly coinciding with the parameters that determine the rental rates for non-residential premises.

The most significant for determining the rent of non-residential premises are the coefficient of wear, the coefficient of quality of building material, the coefficient of the territorial zone, the coefficient of the type of organization's activity. A secondary role is played by the coefficient of the type of building and the quality of non-residential premises. The commercial usability factor should play a more important role in determining the rental rate. In general, one can predict an increasing value of the coefficients of the territorial area and commercial use. In ZAO, the highest rental rates fall on the Dorogomilovo district, the lowest on average on Vnukovo, Novo-Peredelkino, and Solntsevo.

Annex 1

Detailed description of the results of the research work according to the State Unitary Enterprise "Mosrealstroy"

Distribution of the studied objects by districts of the Central Administrative District

Thus, it can be seen that the largest number of objects is offered in the "Basmanny" area. This is one of the largest districts of the Central Administrative District in terms of area, bordering on the Eastern Administrative District and the South Eastern Administrative District. There are also a large number of proposals in the Tverskoye and Meshchansky districts, these are small areas in the north of the Central Administrative District (bordering the SAO and SVAO). The smallest number of proposals in the district "Zamoskvorechye", in the south of the district. There were no objects from the Khamovniki and Arbat districts (southwest of the Central Administrative District) at all.

In the area "Taganskoye" 13 proposals were considered. The smallest area offered for sale was 70.8 square meters. m, the largest area in this list - 545 sq. m. The average area of ​​objects offered for sale in this area was 228.8 sq. m. m. More than half of the proposals were premises of less than 150 square meters. m. The average initial price for 1 sq. m. m in the area "Taganskoye" is equal to 19921 rubles. However, there is a price differentiation depending on the location of the objects. For example, the highest price for premises in Martynovsky Lane (35,315.8 thousand rubles) is also higher than the average price in Bolshoy Poluyaroslavsky Lane. This can be explained by the close proximity to the Garden Ring.

In the area "Basmanny", as noted above, the largest number of proposals. There is also a differentiation in prices for premises depending on the location in the area. The average price for 1 sq. m. in the area amounted to 18071 rubles. The highest prices for 1 sq. m. are observed on Novoryazanskaya Street and on Pokrovsky Boulevard. Pokrovsky Boulevard is located inside the Garden Ring, and along with Chistoprudny Boulevard, Pokrovka Street, Maroseyka, is a prestigious and convenient place for office, cafe, restaurant, etc. Novoryazanskaya Street is a major highway adjacent to the Garden Ring. More than half of the proposed premises have an area of ​​no more than 200-250 square meters. m. The average area is 224 square meters. m.

In the Presnenskoye district, there is a large average area of ​​premises offered for sale. This situation has developed due to the relatively large number of proposals for premises with an area of ​​​​more than 350 square meters. m. and several offers of premises with an area of ​​more than 900 sq. m. m. So the average area is 522 square meters. m. The average initial price of 1 sq. m. m. in this area is 19677.5 rubles. Very high compared to the average prices for premises in Krasina Lane (on average, more than 34,000 per 1 sq. m.) Krasina Lane opens onto Krasina Street, which is directly adjacent to the Garden Ring. Also, the high price can be explained by the fact that the proposed premises are built into a residential building, and not oval. More than half of the proposals in this area relate to premises located on Zoological Street, and having a price per 1 sq. m. m. no more than 14,000 rubles.

In the Tverskoye district, the average area of ​​premises offered for sale was 445 sq. m. m, but more than half of the objects have an area not exceeding 250 sq. m. The largest area of ​​the premises participating in the competition - an area of ​​1730 square meters. m. The average price per 1 sq. m. m. amounted to 21,153 rubles. There is a very strong price differentiation in the area depending on the location of the object. The highest price for 1 sq. m. in the 1st Kolobkovsky lane, located inside the Garden Ring, between Tsvetnoy Boulevard and Petrovka. The price was slightly lower on 3rd Tverskaya-Yamskaya Street, but also much higher than the average. In general, prices for 1 sq. m. increase closer to the Garden Ring and are high on large, prestigious streets.

In the "Meshchanskoye" area, the average price per 1 sq. m. amounted to 22,087 rubles. The price situation is very similar to the situation in the Tverskoye area. The price for 1 sq.m. is very high. m. on Sretenka (inside the Garden Ring), prices in lanes are slightly lower than prices for premises located on the streets. Below the average price outside the Garden Ring. The average area of ​​premises offered for sale is 398.7 sq. m. m. The largest room in terms of area on the list - an area of ​​​​3489.5 square meters. m.

In the Krasnoselskoye district, the average area of ​​premises participating in the competition is 369.5 sq. m. m. More than half of the objects have an area of ​​less than 200 square meters. m. The average price per 1 sq. m. m in the area amounted to 26186 rubles.

In the districts "Yakimanka" and "Zamoskvorechye" there is a very small number of offers. In general, from the total number in the Central Administrative District - 6%. The average price for 1 sq. m in the area "Yakimanka" is 30589.2 rubles. And in the area "Zamoskvorechye" - 36289.1 rubles. The average area of ​​premises participating in the competition in the Yakimanka district is 347.7 sq. m. m, in the Zamoskvorechye area - approximately 350 sq. m.

So, if we talk about the average area of ​​the premises participating in the competition, located in the Central Administrative District, then the smallest average area of ​​the proposed objects is in the Taganskoye, Basmanny, Yakimanka and Zamoskvorechye districts. The largest average area - from 400 or more square meters. m - in the districts "Tverskoye", "Presnenskoye" and "Meshchanskoye". The Krasnoselskoye, Yakimanka and Zamoskvorechye districts also have a high average area of ​​objects offered for sale (from 347 to 369.5 sq. m.). On average, in the Central Administrative District, this figure is 360.7 square meters. m.

If we talk about the average price per 1 sq. m. in this district, then the highest price per 1 sq. m. m. in the area "Zamoskvorechye", as well as in the areas "Yakimanka" and "Krasnoselskoye" (more than 25,000 rubles per 1 sq. m.). The average price is more than 20,000 rubles per 1 sq. m in the Tverskoye area. And the average price is less than 20,000 rubles per 1 sq. m. in the districts "Taganskoye", "Basmanny", "Presnenskoye". On average, this figure in the Central Administrative District is 24,246.7 rubles.

NORTHERN ADMINISTRATIVE DISTRICT. In the Northern Administrative District, the objects presented for sale were from the districts "Eastern Degunino", "Western Degunino", "Beskudnikovo" and "Koptevo".

In the "Koptevo" area, the average price per 1 sq. m. amounted to 5358.2 rubles. The average area of ​​premises offered for sale was 139.15 sq. m. m.

In the Beskudnikovo area, the average area of ​​premises offered for sale was 173 sq. m. m. The average price per 1 sq. m. m - 6502.9 rubles.

In the Vostochnoye Degunino district, located almost entirely along the Dmitrovskoye Highway, the average area of ​​premises participating in the competition was 165.5 sq. m. m. The average price per 1 sq. m. m. - 6003.9 rubles.

In the "Western Degunino" area, separated from the "East Degunino" area by the Beskudnikovo and Dmitrovsky districts, the average price per 1 sq. m. amounted to 5243.1 rubles. The average area of ​​premises offered for sale was 143.5 sq. m. m.

It is clear that in the districts "Begovoi", "Khoroshevsky", "Sokol", "Airport" prices for non-residential premises are higher than in such districts as "Beskudnikovo" or "Western Degunino" and therefore, determining the average price for the observed objects, we obtain the price for non-residential premises in a territory remote from the center, for premises located in the central part of the district and closer to the Moscow Ring Road. The same applies to all other districts. So, the average price for 1 sq. m in this area amounted to 5777 rubles. And the average area of ​​the premises participating in the competitions is 155.3 square meters. m.

NORTH-EASTERN ADMINISTRATIVE DISTRICT. The objects participating in the competitions are from the areas of "Northern Medvedkovo", "Sviblovo" and "Babushkinsky".

In the "Northern Medvedkovo" area, the average price per 1 sq. m amounted to 5648.7 rubles. And the average area of ​​the premises participating in the competition is 209.5 square meters. m.

In the "Sviblovo" area, the average area of ​​premises offered for sale was 683.84 sq. m. m. Only one object was put up for sale from this area. Price for 1 sq. m. amounted to - 5651.9 rubles.

In the "Babushkinsky" area, the same situation is observed. One item is up for sale. Its area is 311 sq. m. Price for 1 sq. m. m. - 4855.3 rubles.

On average, the area of ​​the premises participating in the competition from this district amounted to 401.4 square meters. m. The average price per 1 sq. m. m - 5385.3 rubles.

EASTERN ADMINISTRATIVE DISTRICT. The Eastern Administrative Okrug is represented by three districts. One of them - "Novo-Kosino" - is located outside the Moscow Ring Road, the second - "Golyanovo" - adjoins the Moscow Ring Road, but is located inside this highway. The Perovo district is located in the central part of the Eastern Administrative District.

So, the average price of 1 sq. m. of free-use premises in Novo-Kosino amounted to 4,944.1 rubles. Within the district there is a price differentiation, the highest price per 1 sq. m. - 6877.3 rubles, the smallest - 2705.4 rubles. The average area of ​​premises offered for sale is 579.9 sq. m. m, more than half of the objects have an area of ​​\u200b\u200bno more than 300 sq. m.

In the Golyanovo district, the average area of ​​premises participating in the competition was 311 sq. m. m, and the average price per 1 sq. m. - 4467.4 rubles.

In the "Perovo" area, the average price per 1 sq. m was already 6255.9 rubles. The average area of ​​the competition premises is 95.75 sq. m.

In general, according to the data obtained, the average price per 1 sq. m. in the Eastern Administrative District amounted to 5222.5 rubles. The average area of ​​free-use premises offered for sale is 328.8 sq. m. m.

SOUTH-EASTERN ADMINISTRATIVE DISTRICT. The southeastern administrative district is distinguished by the largest number of properties offered for sale. And the leader among all districts in terms of the number of free-use premises participating in the competition is the Maryinsky Park district. In this area, intensive construction of residential buildings is underway, and such a number of non-residential premises is explained by the fact that they are mostly located on the ground floors of residential buildings. The average area of ​​premises offered for sale in this area is 265.1 sq. m. m. The average price per 1 sq. m. m amounted to 6475.7 rubles. In general, there are very few special deviations from the average price.

The Zhulebino district is located outside the Moscow Ring Road and borders on Vykhino. The average price for 1 sq. m in "Zhulebino" is 6119.7 rubles, and in "Vykhino" - 3840.9 rubles. Such a big difference in prices primarily appeared due to the quality of the premises. The average area of ​​premises offered for sale in Zhulebino was 174.8 sq. m. m, in "Vykhino" - 143.8 sq. m.

The area "Lyublino" is located in the central part of the South-Eastern Administrative District. The average price for 1 sq. m amounted to 6582.5 rubles. The average area of ​​the premises participating in the competition is 103.7 sq. m. m.

The Yuzhno-portovy district borders on the Central Administrative District, the Taganskoye district. The average area of ​​objects offered for sale in this area was 139.9 sq. m. m. The average price per 1 sq. m. m - 10403.7 rubles.

The average price per 1 sq. m of non-residential premises in the SEAD, according to the data received, amounted to 6684.5 rubles, and the average area - 165.46 square meters. m.

SOUTH ADMINISTRATIVE DISTRICT. The southern administrative district is represented by the Brateevo and Orekhovo-Borisovo districts. The average price for 1 sq. m of objects offered for sale in this district amounted to 5864.6 rubles. The average area of ​​the premises is 321.74 square meters. m. The average price per 1 sq. m. m in "Orekhovo-Borisovo" is higher than in "Brateevo", and also the value of the average area of ​​premises offered for sale is higher. In "Brateevo" price per 1 sq. m amounted to 5565.9 rubles, while in "Orekhovo-Borisovo" - 6123.3 rubles.

The average area of ​​free-use premises participating in the competition in this district was 276.4 square meters in the Brateevo district. m, in Orekhovo-Borisovo - 367.1 sq. m.

SOUTH-WESTERN ADMINISTRATIVE DISTRICT. This district is represented by such districts as "Southern Butovo", "Northern Butovo", "Yasenevo".

Districts "Southern Butovo" and "Northern Butovo" are located outside the Moscow Ring Road. In "Southern Butovo" the average price per 1 sq. m amounted to 5935.4 rubles, the average area of ​​premises offered for sale in the area - 174.2 square meters. m. In the "Northern Butovo" area, the average price per 1 sq. m. m turned out to be less than the given price for premises in the "Southern Butovo" area - 4002.5 rubles. The average area of ​​premises offered for sale in Severny Butovo was 324.8 sq. m. m.

The Yasenevo district is located inside the Moscow Ring Road and is adjacent to this highway. The average area of ​​properties offered for sale in this area was 254.5 sq. m. m. The average price per 1 sq. m. m - 6741.1 rubles. Within the region there is a significant price differentiation, the lowest price per 1 sq. m amounted to - 3592.3 rubles, the largest - 10121.7 rubles.

On average, in this area of ​​the district, the price per 1 sq. m amounted to 5559.6 rubles. The average area of ​​the proposed facilities is 251.2 square meters. m.

WESTERN ADMINISTRATIVE DISTRICT. The objects offered for sale in this district are located exclusively in the Ramenki area and are located on Michurinsky Prospekt, which is the main main street 2 class, i.e., a city-wide highway, which increases either rental rates or the initial price for objects that have access to this highway. Indeed, the average price per 1 sq. m amounted to 18794.7 rubles. The average area of ​​premises participating in the competition was 174.5 square meters. m.

NORTH-WESTERN ADMINISTRATIVE DISTRICT. This district is represented by two districts: "Mitino", a district located outside the Moscow Ring Road, and "Northern Tushino". The average area of ​​free-use premises put up for sale in Mitino was 323 sq. m. m. In the area "Northern Tushino" - 119.7 square meters. m. Prices for premises vary significantly by region. Relatively high average price per 1 sq. m. m. in the area "North Tushino" - 14591.9 rubles. In "Mitino" this price was 5545.9 rubles.

On average, in this area, the price per 1 sq. km. m of premises for free use amounted to 10,068.9 rubles, and the average area of ​​the proposed facilities - 221.35 square meters. m.

ZELENOGRAD ADMINISTRATIVE DISTRICT. Zelenograd administrative district is located a few kilometers from the Moscow Ring Road. This district is represented by a small number of objects. The average price for 1 sq. m of non-residential premises for free use here amounted to 8668.5 rubles. The average area of ​​objects offered for sale is 162.1 sq. m. m.

Annex 2

Territorial and economic zones in the Western Administrative District

Zone No. 7 includes part of the territory of the Mosfilmovsky district, adjacent to the territory of Moscow State University, and part of the territory of Moscow State University. Two sub-zones of increased value are distinguished in its composition: No. 7-1 - the Vorobyovy Gory park; and No. 7-2 - the territory of Moscow State University between Lomonosovsky and Universitetsky avenues.

Zone No. 8 covers most of the territory of the Dorogomilovo district

Zone No. 10 - of the Filevsky Park district (it includes a subzone of increased value No. 10-2 - Filevsky Park.

Zone No. 17 - a vast territorial and economic zone, including part of the territory of the Ramenki district, the Ochakovo-Matveevskoye district, Vernadsky Prospekt and Troparevo-Nikulino (with a subzone of increased value No. 17-1 - part of the Ramenki districts) and "Prospect Vernadsky".

Zone No. 18 includes the territories of the Dorogomilovo, Filevsky Park, Fili-Davydkovo, Mozhaysky and Ochakovo-Matveevskoye districts

Zone number 19 - areas "Kuntsevo" and "Krylatskoe".

Zone No. 33 - Troparevo-Nikulino area, Troparevsky park.

Zone number 34 - area "Mozhaysky".

Zone number 35 - areas "Solntsevo" and "Novo-Peredelkino"

Zone number 44 - pos. VnukovoZone

Zone number 45 - pos. TolstopaltsevoZone

Zone No. 46 - part of the Kuntsevo district, Rublevo.

List of sources

1. "Analysis of the current state of the real estate market and the previous stages of its development." "Assessment of the prospects for the development of the real estate market in Moscow" Report of the State Unitary Enterprise NIiPI of the General Plan of Moscow in accordance with the research program of the Department economic policy and development of Moscow.

2. "Atlas of the cadastral division of land and territorial and economic zoning of the Western Administrative District of Moscow". Moscow 1999 Government of Moscow. Moscow Land Committee. Publishing house "Atlas Print".

3. Bulletins of the Moscow City center for the sale of non-residential premises "Mosrealstroy". Issues 1-5, 17-27. Moscow 2000

4.Civil Code of the Russian Federation.

5. "Western Administrative District. Directory", Prefecture of the Western Administrative District, 1999 "LBL Printing House"

6. Appendix 1 to Decree of the Government of Moscow dated 13.08.96 No. 689 "Regulations on the procedure for accounting and registration of rights to non-residential facilities (buildings, structures, non-residential premises) in Moscow", Appendix 8 to the Decree of the Government of Moscow dated 13.08.96 No. 689 "Calculation of the annual rent of non-residential premises (buildings, structures)"

7. Real estate market in Russia in 1998. Analysis and forecast. Sternik GM, Russian Guild of Realtors. Publishing house "Realtor" 1999

8. Reference book for residents and guests of Moscow CJSC, 2000, Moscow State Unitary Enterprise, "Creation-3000".

12. "Property and land relations in Moscow in the XXI century" O. Tolkachev pp. 2-10.

19. "Commercial real estate for rubles in the center", p. 64

20. "Commercial real estate for rubles in the center." page 75

21. "Literary newspaper", No. 21, 2000

22. "Peace and Home", May 2000

23. "Peace and home", August 2000

25. "Real. Moscow-West", April 2000

26. "Our property", No. 20 2000, pp. 26-28

27. "Week", No. 25 1995

28. "Problems of Forecasting", No. 4, 1999

29. "Development of the real estate market in Moscow". N.N. Nozdrina.

30."Realtor", No. 2/3 1999

31. "Economics and Life", No. 3 2000, pp. 27-28.

34.http://www.stn.ru

35.http://www.rmls.ru

36.http://www.realty.ru

37.http://www.mian.ru

1. 38.37. http://www.miel.ru

Item Description: Real Estate Market

The real estate market is a set of regional, local markets that differ significantly from each other in terms of prices, risk levels, efficiency of investments in real estate, etc.

The real estate market is an essential component in any national economy. Real estate is the most important component of national wealth, which accounts for more than 50% of world wealth.

Without a real estate market, there can be no market at all, since the labor market, the capital market, the market for goods and services, etc., must have or rent the appropriate premises necessary for their activities in order to exist.

According to a number of foreign economists, the real estate market is a specific set of mechanisms through which property rights and related interests are transferred, prices are set, and space is distributed among various competing land uses.

Taking into account the domestic experience in the sale of real estate, we can assume that the real estate market is a set of transactions made with real estate, their information support, operations for the management and financing of work in the field of real estate. The purchase and sale of real estate is not just the usual purchase and sale of durable goods, but also the movement of capital, i.e., income-generating value. So, after a while, a bought house, apartment, land plot can be sold at a higher price or rented out and have additional income from this. The purchase of an enterprise brings the buyer (investor) income as a result of the operation of the enterprise.

Real estate in the hands of the owner can be used to meet personal needs, as well as to generate income or profit. As for residential real estate, it primarily satisfies the personal needs of its owner, and in some cases serves as a source of income when renting it out.

In turn, the connection of the real estate market with the financial market does not mean that real estate is a segment of the financial market. Real estate forms an independent market.

The latter indicates that the field of real estate is multifaceted, being independent among other sectors of the economy, at the same time it participates in many economic relations related to property, with state regulation of various spheres of the economy and society. The state, trends of the real estate market depend on the degree of development of the entire economy, the characteristics of its individual stages.

The market performs the economic function of bringing buyers and sellers together. Due to the specific properties of real estate, the real estate market differs significantly from the market of other sectors of the market economy.

The real estate market is a market for goods with individual characteristics. Real estate may have different physical consumer properties: material of manufacture, degree of novelty, architectural style, internal layout, finish, service life, etc. Even if the external and operational properties coincide, real estate may differ in location to access roads, infrastructure enterprises, ecological features of the region etc. For residential real estate, the view from the window is important (to the courtyard, to the street, to the neighboring house), proximity to the center, place of work, etc.

The real estate market is a market of limited resources, sellers and buyers. The number of sellers of real estate located in ecologically clean and central areas, objects with high consumer properties, new objects, objects with an expressive artistic style is limited. The number of buyers of such real estate is also limited, since the latter, due to the listed consumer properties, has a high price.

The limitedness of sellers and buyers leads to the formation of almost individual prices.

As for obtaining information about the real estate market, it is not as open and sufficient as in the consumer market for goods and services. Here it is difficult to obtain information about the prices of actual transactions, their content. The high level of state duties, taxation of real estate transactions leads to the concealment of the real price of the transaction. Often transactions are formalized as an exchange, donation, etc. Most of the transactions for the purchase and sale of non-residential real estate are carried out through the sale of shares, the change of founders, etc.

Literature

1. S. Baidakov, G. Ozerov, O. Saveliev. Multifunctional center for the provision of public services. Model, purpose and principles of organization. Experience of the Central Administrative District of Moscow. – M.: Olimp-Business, 2012. – 188 p.
   Tatiana Vabishevich. Residential real estate market. Moscow: LAP Lambert Academic Publishing, 2011. 132 p.

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Introduction

The real estate market is the most discussed topic at present. There are a number of the most pressing questions that I will try to answer in my work: What happened to housing developments during the crisis? In which regions are developers already operating at a loss? What to do with 60 million sq. unfinished new buildings? And why housing in the primary market cannot cost 30,000 rubles. per square?

The transition of the country to market relations has created a real estate market. The real estate market should be understood as a certain system of economic relations in which the transfer of property rights from the seller to the buyer and directly through the institution of mediation - realtor, developer.

Real estate - any property consisting of land, as well as buildings and structures on it. In my work, I want to consider the primary and secondary housing market, the commissioning of residential buildings. Also, the dynamics of prices, and the factors on which the final cost of finished objects depends.

One of the trends in the formation of the Russian real estate market is the construction of new housing - this is the primary market.

1. Real estate and real estate market

1.1 Real estate market: concept, market entities, legal framework

The market is a set of subjects of relations and exchange of goods and services (sellers, buyers, intermediaries) and socio-economic relations between them; the totality of existing and potential buyers of the goods; the sphere of exchange of goods of a certain type in a certain territory. Real estate is a special commodity, as its characteristics are not typical of other goods (for example, a well-defined location). The real estate market is a set of relations around operations with real estate (sales, purchases, appraisals, leases, pledges, etc.).

The main features of the real estate market are: the local nature of the real estate market (reducing the number of possible transactions due to a specific location); the uniqueness of all plots of land (involves a difference in prices); low liquidity of real estate compared to other goods (due to the need to attract legal institutions when making transactions); discrepancy between high price and financial opportunities buyers, which requires a loan in most cases; variation in prices due to incomplete awareness of sellers and buyers.

According to the functional purpose of objects, the real estate market is divided into 4 main components: the land (land plots) market, the housing market, the non-residential premises market, and the industrial real estate market. You can also highlight the market for unfinished objects and hotel services.

The main subjects of the real estate market along with the owners and users of real estate (which can be both individuals and legal entities) are: investors, banks, construction organizations (contractors), real estate firms, law firms, advertising agencies, insurance companies, management committees property, office technical inventory, arbitration court, notary offices, tax inspections.

In connection with the development of the real estate market, there was a need for appraisal activities. Appraisal activity is the activity of a person (appraiser) subject to licensing, which consists in establishing by him, in relation to the object being appraised, using special rules and methods, the market or other value of real estate. Appraiser profession, without which it is impossible to imagine the real estate market.

The development of the real estate market is facilitated by the free transfer of ownership of real estate. It should be noted that according to the Civil Code of the Russian Federation, mandatory notarization of real estate transactions is required, according to the Law “On Pledge”, a mortgage agreement must be notarized. The creation of condominiums (associations of homeowners for the purpose of joint operation) has begun.

The main type of real estate is land. The beginning of the land reform in Russia can be considered the beginning of the 90s (see the Law of the RSFSR "On Land Reform", the Land Code of the RSFSR of 1991). Previously, there was a single state ownership of land. The formation of the land market in Russia began with privatization (see Decrees of the President of the Russian Federation “On the sale of land plots to citizens and legal entities during the privatization of state and municipal enterprises”, “On taxation of the sale of land plots and other transactions with land”, etc.). The land cadastre is of great importance for the land market.

The real estate market is divided into 4 main components: the land market, the housing market, the non-residential premises market, and the industrial real estate market. You can see in the figure: the structural components of the real estate market.

Each such market segment develops independently, independently of the other three, relying on its own institutional and legal framework. Each of the market segments includes two components: the primary market associated with the realization of rights to newly created real estate objects, and the secondary market, which is the sphere of market circulation of real estate objects that have already been in operation. The secondary real estate market is characterized by a wide variety of real estate transactions, which offers a more developed institutional environment.

The processes taking place in both markets - primary and secondary - are interconnected: the prices of the secondary market serve as a guideline that reflects the degree of profitability of new construction and its investment attractiveness. The decisions made on the acquisition of real estate must inevitably take into account the following factors that determine the features of its economic turnover:

· dynamics extracted from its use cash flows;

the quantity and quality of the rights associated with real estate acquired as a result of transactions, as well as an assessment of possible combinations of these rights;

the amount of transaction costs associated with the execution of the transaction;

investment attractiveness of the object of the transaction;

The degree of liquidity of the acquired real estate (the availability of alternative options for using the property and the degree of ease of obtaining additional income);

the method of taxation;

the need for direct management of the property and control procedures;

· possible risks of economic and non-economic nature.

1.1.1 The economic essence of real estate

Currently, the category "real estate" is more widely disclosed from the standpoint of a legal approach than an economic one. Thus, the division of things into movable and immovable goes back to its origins and Roman law. This division was based on the natural properties of things.

The first mention of real estate in Russia dates back to the beginning of the 18th century. The term "real estate" itself was introduced by decree of Peter the Great in 1714 to resolve issues related to the regulation of single inheritance. This decree testified that the state began to exercise its rights, primarily in relation to determining the forms of disposal of property.

The country's transition to market relations has also created a real estate market.

The real estate market is commonly understood as a certain system of economic relations in which the transfer of property rights from the seller to the buyer directly or through the institution of intermediary (realtor, developer, etc.) is carried out.

The very fact of the appearance of the real estate market and real estate services in Russia proves the necessity and timeliness of its emergence during the transition to a market economy. The real estate market and real estate services made its first steps in the period from 1987 to 1991.

Recently, many firms called real estate companies have appeared in Russia. There was no such expression in the Russian language before, it came to us from the English language. The word "realtor" is derived from the English word "realy", which translates as "real estate".

Taking into account the domestic experience in the development of real estate services, we can assume that the real estate market is a set of transactions made with real estate, information support for management and financing operations in the field of real estate. Accordingly, the real estate market, and, consequently, real estate services is a subsystem common market associated with the circulation of rights to real estate.

The real estate market, as well as the main element of this market - real estate services, is an abstraction of the actual flow of real estate transactions with interests and rights in real estate, as well as the flow of information related to transactions. It is understood that in the real estate market:

Buyers and sellers behave in a rational way, but do not have absolute knowledge. This means that all market participants collect information about the terms of the transaction before making a decision;

· buyers and sellers act independently of each other, i.e. they act without collusion or fraud. Otherwise, some transaction prices may be highly distorted.

The list of objects that relate to real estate in accordance with the Civil Code of the Russian Federation is presented in the diagram:

Real estate objects

Conditionally homogeneous: Land; The fate of the subsoil; Isolated water bodies, everything that is firmly connected with the land, i.e. objects, the movement of which is impossible without disproportionate damage to their purpose: forests, perennial plantations, buildings, structures; Immovable objects by law, subject to state registration: aircraft and sea vessels, inland navigation vessels; Other property classified as immovable by law

Heterogeneous: Enterprises as a property complex, which includes all types of property intended for its activities, land plots, buildings, structures, equipment, inventory, raw materials, claims, debts, rights to designations that individualize the enterprise, works and services

As can be seen from the scheme, property objects are divided into two large groups based on their economic, social and legal characteristics.

Economic functions properties are reflected in categories such as utility, profitability, maintenance costs, cost, price, product, liquidity, taxation, investment, supply and demand, etc. Almost all of the above categories are significantly influenced by the components of real estate or the so-called accessories.

Real estate, considered as the result of human activity, under certain conditions acts as a commodity. The defining condition of its commodity nature is the economic isolation (private property) of the subjects of market relations. The circulation of real estate as a specific product on the market is directly related to the attraction of financial capital, the use of various resources and labor.

The variety of objects that are related to real estate (land, its resources, production and non-production assets, as well as enterprises) complicates the characterization of real estate as a commodity. This applies to both ways of buying and selling goods ( residential apartment, land plot, enterprise) and the subjects included in this process.

Due to the fact that an increasing number of citizens and organizations are involved in operations in the real estate market, it is necessary to clearly define the properties of real estate as a special type of commodity. Based on this knowledge, each owner can more rationally and profitably dispose of his (or entrusted to him) property. Indeed, for most citizens of the Russian Federation, their housing or land plots are the most expensive part of their personal property.

Real estate is the most fundamental, solid commodity in existence and cannot be stolen, lost or broken. In fact, is it possible to steal a residential building or apartment, is it possible to lose or forget your home somewhere, as sometimes happens with most personal things. Only an earthquake, explosion, fire, flood, tornado or other natural disaster can destroy a residential building. However, this is no longer a typical, but an extreme situation. Stationarity and materiality of real estate are its essential characteristics.

Stationarity (immobility) is a sign that characterizes the strong connection of a property with the earth's surface, i.e. the impossibility of moving an object in space without physical destruction and damage that makes it unsuitable for further use. Stationarity is a spatial characteristic of real estate. Its materiality means that real estate always functions in natural-material and value forms. The physical characteristics of a property include, for example, its size and shape, nuisances and hazards, environment, access roads, utilities, surface and subsoil, landscape, and so on. The totality of these properties characterizes the quality of real estate, i.e. the materiality and physical characteristics of a property measure its quality. Quality, in turn, determines the usefulness of the object, which is the basis of the value of real estate. However, utility by itself does not determine value. Any object has value, having to some extent characteristics such as suitability for use and limited supply. Limited supply is a necessary prerequisite for the formation of the value of any product. Social ideals and standards, economic activity and trends, laws, government decisions and actions, natural forces influence people's behavior, and all these factors, interacting with each other, create, maintain, change the value of real estate.

Thus, real estate is a commodity that has, on the one hand, stationarity, and on the other hand, has a certain movable quality that changes both in spatial scales and in time. Moreover, the quality of real estate is largely dependent on the state of the environment.

Real estate is one of the few commodities whose value can increase over time, apart from the last few months, due to the crisis. But more on that later

According to the building codes and regulations in force in Russia (SNiP), residential buildings, depending on the material of the main structures (foundations, walls, ceilings), are divided into 6 groups with the corresponding regulatory deadlines service - from 15 to 150 years. At the same time, real estate objects change during their lifetime, while four phases of the life cycle of each object are distinguished: growth, stability, decline, renewal.

Depreciation characterizes the loss of usefulness and decrease in the value of real estate for various reasons. So, physical deterioration reflects the degree of change in the physical properties of real estate over time. Functional wear and tear occurs due to poor planning and functional non-compliance of the building with modern requirements. External depreciation appears due to changes in factors external to real estate, i.e. under the negative influence of the environment.

Diversity, uniqueness and uniqueness form another group of real estate features. As already noted, there are practically no two identical apartments, buildings, land plots, since they will necessarily have differences in location, in relation to other objects, communications, horizon lines and cardinal points. In addition, for each buyer (or investor), a combination of their own range of preferences, opportunities and restrictions ultimately determines the individual attractiveness of the property, its individual utility.

An important feature real estate is the need for constant management of the process of its use. Any real estate object needs systematic supervision, regardless of its functional purpose. This includes service utilities residential or non-residential premises (and their payment), security and maintenance, search for tenants and control over the receipt of rental payments, various seasonal or preventive work related to the maintenance of residential and non-residential funds.

A distinctive feature of real estate is the fact that at the micro level - a living unit (apartment, room, house) - it acts as a private good, and at the macro level - as part of the infrastructure, i.e., a public good.

In the conditions of market-transformational transformations, the characteristics of real estate as a commodity acquire priority significance. Moreover, significant seasonal fluctuations are manifested in certain segments of the real estate market. Thus, the housing rental market is characterized by fluctuations in supply and demand during the change of seasons. At the same time, the market for non-residential premises does not significantly depend on the season, here the fluctuations are determined by changes in the general economic situation, the dynamics of macroeconomic indicators - the pace GDP growth, inflation, interest, etc.

Real estate is a special object of ownership. The rights of possession, use and disposal of it are different from similar property rights to other objects of property. This is due to the fact that the use of real estate affects the interests of other citizens and / or legal entities, in contrast to the huge number of goods related to movable property. Therefore, the acquisition of housing or other real estate, as well as other transactions with it (donation, exchange, inheritance, clarification of shares) are associated with certain procedures designed to ensure the harmonization of the interests of the state, local authorities, the local community and other subjects of law.

One of the trends in the formation of the Russian real estate market is the construction of new housing - this is the primary market. In this market, the sale of real estate is carried out directly according to the scheme: the buyer - the developer. There is also a secondary housing market.

1.1.2 Real estate functions

The real estate market has a great impact on all aspects of people's lives and activities, performing a number of general and special functions.

One of the main functions of the market is the establishment of equilibrium prices, at which effective demand corresponds to the volume of proposals. At prices below the equilibrium price, there is excess demand, and when the equilibrium price is exceeded, there is excess supply. The price also concentrates a large amount of information about market saturation, buyer preferences, construction costs, economic and social policy of the state in the area, for example, housing construction, etc.

Regulating function is that the market, functioning autonomously, according to the definition of A. Smith, redistributes resources by an “invisible hand” among business areas and directs its participants to a goal that was not at all part of their intentions - to form an effective structure of the economy and satisfy public interests . In the modern world, the shortcomings of market regulation are increasingly compensated by the state management of the national economy, especially in terms of nature conservation, competition protection, income redistribution, creating a legal business environment, solving social problems, etc.

commercial function consists in realizing the value and use value of real estate and making a profit on invested capital.

Sanitization function - it is the cleansing of the economy from uncompetitive and weak market participants, the bankruptcy of inefficient ones. The market mechanism points people in the direction of their search, but does not give them any guarantees about the final results. financial results. It recognizes only socially necessary investments in real estate, because only those are paid by the buyer. Therefore, freeing the market from inefficient owners of enterprises and other real estate objects leads to increased sustainability and economic growth.

Information function - this is a unique way of prompt collection and dissemination of generalized objective information, allowing sellers and buyers of real estate to freely, competently make a decision in their interests.

Intermediary function It is expressed in the fact that the market acts as an aggregate intermediary and a meeting place for many independent and economically isolated buyers and sellers as a result of the social division of labor, a connection is established between them and an opportunity is provided for an alternative choice of partners. Professional intermediaries also operate on the real estate market: realtors, appraisers, agents, brokers, insurers, mortgage lenders and other persons providing services to interested participants.

Stimulating function acts in the form of economic encouragement - the profit of the productive use of the achievements of scientific and technological progress in the creation and use of real estate. Competition economically forces and maintains high business activity and search for new opportunities effective management capital property.

Investment function - the real estate market is an attractive way to preserve and increase the value of capital. It contributes to the transfer of savings and accumulations of the population from the passive form of stocks into real productive capital, which brings income to the owner of real estate. At the same time, real estate itself serves as a kind of insurance guarantee for investment risks.

social function manifests itself in the growth of labor activity of the entire population, in an increase in the intensity of labor of citizens striving to become owners of apartments, land plots and other capital and prestigious objects. Real estate owners form the middle social stratum of society. As a result of repeated redistribution in the market, enterprises, land plots, buildings and structures eventually pass to effective strategic investors who ensure their highly productive use.

1.1.3 Real estate market management

The main objectives of real estate market management:

Implementation of the constitutional rights of citizens to real estate and obligations associated with its possession;

Establishment in the market of a certain procedure and conditions for the work of all its participants;

Protection of participants from dishonesty, fraud and criminal organizations and individuals;

Ensuring free pricing n. real estate objects in accordance with supply and demand;

Creation of conditions for investments, stimulating entrepreneurial activity in the sphere of production;

Improvement of the ecological environment, achievement economic growth, reducing unemployment, solving the housing problem and other public goals;

Fair taxation of real estate and real estate market participants.

The principles of real estate market management are largely dependent on political and economic conditions in the country, but at the same time they must take into account the existing world experience. Achievement of the formulated goals is possible taking into account the following management principles.

Separation of procedures - application of special approaches to the regulation of relations of various types of real estate - residential and non-residential premises, land, forest plots and other objects.

Openness of information about all participants and objects of the real estate market for making business decisions.

Publicity of rule-making - public discussion of draft laws and other normative acts. For example, the discussion of a housing reform program that affects the interests of all segments of the population.

Competitiveness as a mechanism for improving the quality of services in the market and reducing their cost.

Separation of powers between regulators - rulemaking and law enforcement - should not be combined in one person.

Real estate objects state and municipal property are in common joint possession and use of the entire population of the corresponding region.

Application of additional protective measures, in the housing market of citizens at risk - minors, single pensioners, disabled people, etc.

Rational distribution of functions management of the real estate market between government agencies and professional participants - commercial and public organizations(associations of realtors, appraisers, etc.).

Policy in the field of real estate management should ensure the efficient use of land in accordance with the approved zoning schemes of territories and the exclusive targeted and reasonable provision of tax benefits with a gradual transition from granting benefits on land payments to targeted compensation payments from the budget in accordance with the ongoing social policy.

Representative bodies, state authorities(federal, territorial and municipal), in the interests of the population, adopt laws and other regulatory legal acts that establish the procedure for the possession, use and disposal of real estate.

Disposal of state real estate in accordance with the current legislation carried out by the executive bodies of state power.

Privatization of state and municipal real estate and the paid transfer of rights to non-state objects should be carried out at market value, and not at inventory.

Fees and tax payments, levied on real estate, including transactions with them, are divided by management levels in accordance with established standards.

Continuity Russian system real estate market management, having its own history and traditions, taking into account the world experience in regulating property rights to various real estate objects; its creative comprehension and adaptation to our domestic conditions.

1.1.4 Forms of government regulation

In the real estate market, the state performs the following functions:

Ideological and legislative initiatives (concepts for the development of certain types of market and programs for their implementation);

An investor in priority sectors of material production, housing construction and the socio-cultural sphere;

A professional participant in the sale of housing certificates, state buildings and structures and other real estate;

Issuer of state and municipal securities secured by real estate;

The regulator that establishes the rules and norms for the functioning of the real estate market;

Supreme arbitrator in disputes between real estate market participants through the judicial system;

Market stability and security controller (registration of rights and real estate transactions).

The system of state regulation of the real estate market consists of two elements:

1) state and municipal bodies and organizations;

2) state and other normative acts. In organizational terms, state regulation of the real estate market is carried out in two forms:

Through direct intervention, i.e. in an administrative way;

Indirect impact or economic management methods.

Direct administrative control includes a combination of the following methods:

· Creation regulatory framework- laws, regulations, instructions, rules, regulations governing the functioning of the real estate market in the center and in the regions;

· certification of the status of professional participants in the real estate market - licensing, registration;

Establishment of mandatory requirements for the content and quality of various types of activities in the real estate market and for its participants;

control over compliance by all market participants with established norms and rules;

· introduction of prohibitions and sanctions for deviating from regulatory requirements when making transactions with real estate and maintaining law and order in the market;

redemption into state ownership of any real estate for public needs.

Administrative management is based on the strength of state power and includes measures of prohibition, coercion or permission.

Economic Methods management of the real estate market is carried out with the help of:

1) systems of taxation of property and benefits (tax rates, exemption from them);

2) regulation of the discount rate (discount policy Central Bank);

3) issue and circulation of housing certificates;

4) granting subsidies to citizens in need of better housing conditions;

5) implementation of state target programs;

6) depreciation policy;

7) foreign economic activity.

1.2 Real estate valuation

An appraisal is a methodically substantiated opinion of an expert on the value of a property and the process of its determination.

Real estate valuation is the initial stage of the global process in the real estate market. There are several approaches to real estate valuation, but even when valuing one object, we will get a different result.

In general, to assess real estate, it is necessary to determine the stages of work for yourself, of course, at the initial stage, we collect information, check its reliability, this information must be provided by reliable sources.

Then we apply a methodology for real estate valuation, each object has its own calculation features.

Currently, there are many factors to consider when making a final home appraisal.

1.2.1 Types of value, housing value concepts

A real estate object may have “several” values ​​depending on the needs of real estate market entities (assessment purposes), that is, the value of a property for needs, insurance will differ from the value calculated for sale, pledge, etc. For example, the basis for calculating the value for insurance needs will be the replacement cost of risk-prone elements, for collateral - the ability of the property to generate income when the loan is terminated.

The main types of real estate value are: market value, value in use, for tax purposes, investment, insurance, collateral, book value, exchange or barter value, rental rights value, replacement value, replacement value and liquidation value.

Consider the most common types of value:

1. The most common is the assessment of the market value of real estate. Market value is the most likely selling price of a property on the open market.

2. Cost in operation reflects the importance of the object for a particular entity, which may not have the intention to put the object up for sale. The cost to operate is based on the profitability, usefulness and convenience of the property for the property owner.

3. Cost for taxation purposes is based, as a rule, on costs (for the reproduction of an object).

4. The insurance value is based on the cost of reproduction (replacement) of real estate elements subject to the risk of destruction. insurance value used for insurance purposes. As a rule, this value is the replacement cost or replacement cost, excluding the land plot. Replacement cost is the cost of reproducing an exact copy of the insured property, replacement cost is the cost of creating a similar object.

5. For objects provided as collateral, the collateral value is determined - the value of the property that the creditor expects to receive when selling the property on the market in case of default on the loan. The collateral value is taken into account when determining the amount of the loan to be issued.

6. Investment value is the cost capital investments for a specific investor, taking into account his investment requirements.

7. The liquidation value is determined upon liquidation of the enterprise by decision of the owner or judicial authority. The liquidation value is the sale price of the property forced for the owner in a period less than sufficient to familiarize all potential buyers with the object put on the market. Thus, depending on the purpose of the assessment, the definition of different types of value is required. The most common appraisal of the market value of real estate. Achieving a correspondence between the purpose of the assessment and the type of value being determined is the key to the successful work of the appraiser.

1.2.2 Factors influencing the formation of the real estate market

So, in general, the formation of the domestic real estate market can be characterized by the following factors:

1. Macroeconomic instability (it is impossible to foresee normative acts, the adoption of which is determined by the "political situation" at one time or another).

2. Inflation (on the one hand, investment activity is declining, the development of a normal mortgage lending system is “slowed down”; on the other hand, due to the limited availability of more liquid and profitable investment areas, investments in real estate are attractive, since “to a certain extent” they allow saving funds from inflation).

3. Blurring of the legislative framework (especially with regard to the real estate market).

4. Non-transparency of the information space due to political instability, poor infrastructure development (only forms of cooperation, roles and functions of individual links are outlined, there are no special services for collecting and analyzing information), low professionalism of real estate market participants (little work experience, uncertainty of the legislative framework, tendency to select employees by friendship and kinship, and not by professional qualities).

5. Lack of a clear methodological basis for real estate valuation.

6. Uneven development of segments of the real estate market (the most massive is the housing market).

So, with the transition of Russia to market relations, real estate becomes a commodity and the real estate market develops. Uncertainty of land ownership, inflation and other factors mentioned above affect the development of the Russian real estate market.

1.3 Main indicators of the real estate market in St. Petersburg

Price indicators in the market of apartments, rooms, office and retail real estate characterize general state and trends in various segments of the real estate market. Price indices show the dynamics of average supply prices and rental rates in various segments of the real estate market. Demand indicators show the activity of buyers in the secondary market and in the housing market under construction.

Market activity index

This indicator shows the share of apartments offered for sale for the first time in the total supply on the secondary housing market. Characterizes the change in supply activity in the housing market of St. Petersburg

Sellers Price Expectations Index

This indicator shows the ratio of the average offer price of properties offered for the first time on the secondary housing market to the average offer price on the market. Characterizes the change in price expectations of sellers in the housing market of St. Petersburg

Rent index

This indicator shows the ratio of the current average supply price in the apartment and room rental market to January 2008, characterizes the change in rental rates in the housing market of St. Petersburg.

Yield index

This indicator shows the average return on rental housing when buying an apartment today in St. Petersburg, % per annum.

Change in prices for apartments in districts

This indicator shows the current average level offer prices in the secondary market and the market of housing under construction in the administrative districts of St. Petersburg.

Prices by types of apartments in the primary housing market

This indicator shows the dynamics and the current average level of supply prices in the primary housing market of St. Petersburg by types of apartments

Prices by types of apartments in the secondary housing market

This indicator shows the dynamics and the current average level of supply prices in the secondary housing market of St. Petersburg by types of apartments.

Prices by types of houses in the secondary housing market

This indicator shows the dynamics and the current average level of supply prices in the secondary housing market of St. Petersburg by types of houses.

Prices by types of houses in the primary housing market

This indicator shows the dynamics and the current average level of supply prices in the primary housing market of St. Petersburg by types of houses.

Prices for rooms in the secondary housing market

This indicator shows the dynamics and the current average level of offer prices for rooms in the secondary housing market of St. Petersburg. At the beginning of the year there are a lot of offers, at this stage there are fewer.

Demand activity in the primary housing market

This indicator shows the number of initial applications of citizens to search for housing in the market of housing under construction in St. Petersburg and characterizes the activity of consumer demand. In February, most of all, now there is a decline.

Demand activity in the secondary housing market

This indicator shows the number of initial applications of citizens to search for housing in the secondary housing market of St. Petersburg and characterizes the activity of consumer demand.

Demand activity in the rental housing market

This indicator shows the number of applications for housing rental in the St. Petersburg market and characterizes the activity of demand in the housing rental market.

Rental rates in the commercial real estate market

This indicator shows the dynamics and the current average level of rental rates for office and retail premises in St. Petersburg

Prices in the commercial real estate market

This indicator shows the dynamics and the current average level of offer prices for office and retail premises in St. Petersburg.

Various publications on trends in the real estate market

Results of sociological surveys

Regardless of the situation in the real estate market, the demand for sociological research is growing, this is due to the fact that for a comprehensive analysis of the real estate market, an ideal combination of mathematical, statistical and sociological research methods is needed. The use of sociological methods helps to identify factors influencing the development of the market, which contributes to the completeness of obtaining information for the analysis and forecasting of the real estate market, allows you to find out the opinion of representatives of target groups, suggest market development, identify the effectiveness of advertising campaigns, fame in the market.
The exhibition-seminar "Housing Project" uses the method of questioning (questionnaires) participants and professionals in the real estate market. With the involvement of the City Real Estate Information Office " Housing problem» a system of telephone surveys of the population, both potential buyers and intermediaries working in the real estate market, will be used.

Methods used in surveys:

Deep structured interviews (qualitative method) with potential consumers and potential buyers, tenants of residential and commercial real estate.

Questioning, surveys (quantitative method) of representatives of the target groups to test the knowledge of brands of construction companies and researched residential and commercial real estate.

In-depth structured interviews (qualitative method) with residential and commercial real estate market experts with experience in sales and promotion.

The use of various sociological methods (both in combination and using one of the methods) provides an opportunity to obtain unique information about the market, consumers, competitors and the ability to evaluate the effectiveness of advertising campaigns.

Basically, the use of sociological methods is aimed at obtaining the following results:

Description of the factors influencing consumer behavior in the real estate market;

Definition target audience– demography, psychography;

Description of possible behavior of consumers (in general and for different groups);

Assessment of consumption parameters and preferences;

The behavior of the respondent (and / or persons influencing the choice) when choosing a property;

Description of the respondent's personal experience from cooperation with market participants;

Testing of promotional materials;

Description of the target audience in terms of the acquisition and use of real estate - attitude to the acquisition of real estate, distribution of income from savings, the most popular sources of information;

Description of the psychographic features of the target audience (lifestyle, consumption, savings and spending).

2. Approaches and methods in real estate valuation

2.1 Real estate appraisal: approaches and methodology

Real estate appraisal is one of the main stages in the real estate market. Each property must be clearly priced based on various characteristics ranging from sq. meters and ending with the level of prestige of the area, developed infrastructure.

To begin the assessment, it is necessary to research the market, study consumer preferences, the ratio of certain types of real estate, or rather their commercial or non-commercial stay

The purposes of real estate valuation can be different (purchase and sale of an object, insurance and property disputes, taxation of real estate, implementation of investment projects, secured loans, etc.), they correspond to several types of value. Before starting work on real estate appraisal, the appraiser needs to determine the type of value applicable in this situation. The report must reflect the estimated type of value and justify its choice.

There are several approaches to real estate valuation: comparative, profitable and costly.

income approach used to evaluate investment projects and in calculating the shares of the municipality and individuals investing in capital construction or reconstruction. Those. the approach used for the estimated income of objects - the value of real estate objects is equal to the value of future income from its use. The cost of monetary resources depends not only on the magnitude of their supply, but also on the conditions for their provision and return. Therefore, the buyer of a real estate object, aimed at making a profit from its use, must compare his expenses for the purchase of real estate and the planned income. If purchased for 1,000,000 rubles. the object can make a profit over the next 10 years at 100,000 rubles. per year, after which it will completely lose its value, then after 10 years the buyer will only be able to return his funds. At the same time, having invested them in a bank, he would receive interest on the deposit for the same 10 years.

Any investment in real estate is inevitably associated with risk due to many factors. The risk depends on the stability of the socio-political and economic situation. Obviously, the more risk an investor is willing to put his funds, the more income he plans to receive from their investment.

Another important point: future income should compensate not only for the investments spent, but also for the losses caused by the fact that for some time these investments do not work.

Cost approach - this is a set of assessment methods based on determining the costs necessary to restore or replace an object, taking into account accumulated depreciation. It is based on the assumption that the buyer will not pay more for the finished object than for the creation of an object of similar utility. However, it should be borne in mind that the costs of creating a property are not equivalent to its market value. Therefore, the scope of the cost approach is quite narrow and is used in the absence of sufficient information when assessing the value of real estate; when insuring real estate, when the sum insured, insurance premium, insurance compensation are determined based on the costs of the insured; when evaluating specialized buildings (schools, hospitals, railway stations, etc.); in the calculation of taxes and fees established by law; in the revaluation of fixed assets.

Property valuation by the cost method is carried out in stages.

Market (comparative) approach - this is a set of methods for estimating the value based on a comparison of the object of assessment with its analogues, in respect of which there is information on the prices of transactions with them, where the value of the object cannot exceed the cost of similar objects with identical characteristics. In my work, I will consider exactly the market approach, or rather the pair sales method, which consists in determining the market value by considering the sales prices of comparable sites as the market value of the property being assessed.

This method, in my opinion, is the most successful, but it is quite difficult for a beginner in the real estate market to determine the exact price, relying on logic and primary information, here you need to be a middle-class specialist.

2.1.1 Real estate market research by category

The stage in market research, which allows moving from its general characteristics to analyzing the situation in relation to a specific object or group of them, is market segmentation, which allows you to focus on the information that is most important when choosing one or another option for an entrepreneur’s decision.

The salient features of the real estate market are:

Individual pricing;

High level of transaction costs;

The important role of the interaction of the primary and secondary markets;

High dependence of prices, profitability and risks on the state regional economy;

Variety of risks;

Low liquidity of goods on the market;

Weakness of price mechanisms of self-regulation of the market.

For these reasons, the real estate market is distinguished by a number of factors that make it difficult to analyze, which determines the particular importance of its analysis in making economic decisions.

On the other hand, the real estate market is characterized by a number of factors that make it difficult to analyze. This:

inaccessibility of reliable information;

a limited number of similar transactions (and sometimes their complete absence);

a variety of factors that determine market development trends

· influence external factors(a crisis).

Given these circumstances, the analysis of the real estate market is as important as it is a difficult task.

It is in this capacity that it is important for the formation of policy in the market. The selection of segments allows you to focus not on the market as a whole, but on its component parts and, on the basis of this, determine either the features of work in this segment (if we are talking about choosing a market niche), or the competitiveness of the object (if we are talking about a separate property) . In the real estate market, segmentation can be carried out according to a number of characteristics: geographical location, physical characteristics, functional purpose of objects, or even according to a set of characteristics.

Once and for all, there is no definite basis for segmentation and cannot be. It is important that it allows you to combine truly homogeneous objects (and the groups of consumers behind them), the boundaries of the segments can be clearly defined, and the allocation of segments would make it possible to make economically justified decisions, better understand consumer behavior, competently build relationships with them, and ultimately provide sales success.

As signs chosen as the basis for market segmentation, physical characteristics of real estate objects, behind which there are homogeneous groups of real estate purchasers, can be taken.

Another way can be chosen, when the segmentation is based on the classification of the consumers themselves.

For example, in the commercial premises market, the following division of potential consumers may be appropriate:

1. Institutions, insurance, financial organizations: their activities are directly related to the flow of visitors, firstly; and, secondly, for their normal functioning, constant contacts are necessary both among themselves and with the authorities (ie, those areas that have the greatest traffic). From here they are ready to pay a higher rent in the immediate center of the city, but territories close enough to the center, but not actually belonging to it, are of little interest to them.

2. Production organizations (business centers): for some of them it is important to have representative offices in the city center, however, they will prefer to place work offices in which only employees of these organizations are occupied, and even more so the production premises themselves, on the periphery with a lower level rent. From the point of view of social welfare, this is the most successful solution to relieve traffic jams in the center, which is different from Moscow.

3. Trade organizations: their orientations depend on the nature of the goods (food, industrial, for the average visitor, for elite customers). Accordingly, they are focused on passenger flows of different quality and, based on them, build their policy in relation to the rent.

So, increased demand from trading organizations for building plots. Being located in close proximity to traffic flows indicates not just that location as such affects the profitability of activities. Location requirements may vary depending on the nature of the trade:

· for enterprises trading in food products, it is important from the proximity to the places of residence of the population;

· For enterprises selling luxury goods, it is important to be located close to the location of institutions or on transport routes;

· for enterprises trading in goods of the middle class, it is advantageous to be located in places with the greatest traffic;

· for enterprises selling a limited set of “hot” goods, proximity to public transport routes is essential, etc.

In turn, the market for office premises for the first group of real estate consumers can be segmented by the quality of the objects offered on the market.

Thus, segmentation criteria cannot be set a priori and forever fixed. The main thing is that the representatives of the segment really represent a homogeneous community of consumers and are a sufficient set to identify regular trends in their behavior.

And, on the contrary, if we are talking about working offices, then here the positions of banks and industrial enterprises can differ significantly and their unification within the framework of one segment of the representation is hardly justified. Market segmentation is fundamental to the next phase of market research - positioning, the object of which can be both a company and its services, and a separate property.

Positioning- assignment of any product to a certain market segment, as well as the definition and "highlighting" of its place within the segment. In this case, the real estate object, the service offered to customers, and, finally, the company itself can act as a product. Positioning the product, the entrepreneur must show its place in the market (belonging to a certain segment) and at the same time its difference from those already on the market, those of its advantages that are not available in similar objects, its "zest".

Like segmentation, positioning has a dual meaning. Firstly, determining the place of a product on the market is the basis for developing a concept for promoting an object on the market - determining promotion channels, methods and means of advertising, developing a pricing policy. Secondly, positioning is aimed at the client and is designed to form a certain image of the product in him.

Of course, both market segmentation and product positioning are all just tools that are used to achieve the main task - making the best economic decision that brings the maximum income to the entrepreneur. Their significance lies primarily in the fact that the physical characteristics (quality) of the created (sold) objects correspond to their economic characteristics(price, income) and the perceptions of consumers of the objects proposed for sale, which can be briefly expressed as the following the simplest formula:

Quality=price=consumer.

For example, on primary real estate market, highlighting a certain segment of the market as a sphere of its activity, the developer-entrepreneur must identify the level of requirements that consumers place on the product (for example, on the characteristics of an apartment), based on this, take certain technical and urban planning decisions, determine cost characteristics, compare them with the possibilities of potential buyers. In reality, this operation can be carried out several times in order to balance all the components of the above formula. The use of segmentation as a tool in the formation of an entrepreneur's behavior model allows you to rationalize your economic behavior, avoid unnecessary costs, and choose the right ways to promote your product.

2.1.2 Market Comparative Approach to Real Estate Valuation: Pair Selling Method

The market approach to real estate valuation is based on the analysis of information about the prices of transactions for the sale of objects similar to the one being valued or similar to it in some parameters, which includes four successive stages:

· Collection of information– an analysis of the state and trends of the market is carried out, and especially of the segment to which the property being valued belongs, real estate objects are identified that are most comparable to the property being valued, sold relatively recently;

· Analysis of the reliability of information and its applicability- about analogues of recently sold objects, comparison of analogue objects with the object being valued;

· Conclusion on the value of the appraised object- adjustment of sales prices of selected analogues in accordance with differences from the object of assessment;

· Assessment of the accuracy of the result- setting the value of the appraisal object by agreeing on the adjusted prices of analogue objects.

Advantages of the comparative approach:

1. The final cost reflects the opinion of typical sellers and buyers

2. Sales prices reflect changes in financial conditions and inflation

3. statically justified

4. Adjustments are made for differences in compared objects

5. Fairly easy to use and gives reliable results.

Disadvantages of the comparative approach:

1. Sales differences

2. Difficulty in collecting information on practical sales prices

3. Difficulty in collecting information about specific terms of the transaction

4. Dependence on market activity

5. Dependence on market stability

6. Difficulty reconciling data on significantly different sales

For certain types of real estate, its special characteristics have a different impact on the value. When using the market approach, it is necessary to allocate reliable parameters and units of comparison of the valued and comparable objects for the correct adjustment of sales prices, since adjustments for minor (in terms of impact on value) differences between the comparable object and the valued object reduce the accuracy of the final result.

For apartments, the main parameter may be the total area and number of rooms.

For individual country houses, an important role is played by the number of storeys, the type of separation, remoteness from the city, the availability of communications, proximity to highways, and the prestige of the territory.

For residential complexes, the main comparison parameter for the appraiser is the number of apartments of each type in such a complex.

When determining the parameters of comparison, the appraiser needs to identify the main parameters that have a major impact on the price and contain basic information about the cost.

The Paired Sales Method is the comparison and analysis of several pairs of comparable sales. Paired sales refer to sales of two properties that are nearly identical except for one feature that the appraiser must evaluate to use as an adjustment to the actual price of a comparable property.

The first element of comparison is the location of the site and its associated environment, infrastructure, natural environment, etc. To determine the adjustment, all market-acceptable differences in the environment and all the consequences of differences are identified.

The main criteria for selecting analogue objects:

1. Ownership of real estate. The property rights adjustment is the difference between market and contract rents, as full ownership is determined at market rent and available current financing.

2. Conditions for financing the deal. Under atypical financing conditions for a transaction, a thorough analysis is necessary, as a result of which an amendment is made.

3. Conditions of sale and time of sale.

4. Location.

5. Physical characteristics.

An adjustment to comparable sales is necessary to determine the final value of the property being valued. Calculation and adjustments are made based on logical analysis previous calculations, taking into account the significance of each indicator. The most important is the precise definition correction factors .

Percentage adjustments are made by multiplying the selling price of an analogue object or its unit of comparison by a coefficient reflecting the degree of differences in the characteristics of an analogue object and the object being valued. If the property being valued is better than a comparable analogue, then an increasing coefficient is added to the price of the latter, if worse - a decreasing one.

Cost Adjustments:

A) absolute corrections, made to the unit of comparison, change the price of the sold object-analogue by a certain amount, which evaluates the difference in the characteristics of the object-analogue and the object being evaluated. A positive correction is made if the object being assessed is better than a comparable analogue, a negative one, if it is worse;

b) cash adjustments, made to the price of the sold object-analogue as a whole, change it by a certain amount, in which differences in characteristics are estimated.

Cumulative percentage adjustments are determined by multiplying all individual percentage adjustments.

An adjustment in the form of a general grouping is usually used in a developed real estate market where there are a large number of sales. The cumulative adjustment is made within the selected group of comparable properties.

Amendment sequence:

1. adjustment for funding conditions;

2. adjustment for special conditions of sale;

3. adjustment for the time of sale;

4. location correction;

5. correction for physical characteristics.

2.2 Advantages and disadvantages of housing in the primary and secondary market

The issue of the comparative advantages of housing in the primary and secondary markets has had, has and will have to be addressed by many of those who are changing their living conditions. Each of the two types of housing has its pros and cons, advantages and disadvantages, adherents and opponents.

What should be understood under the category of "secondary housing" - if the house is rented out, and the unsold apartments are registered as the property of the developer, then such housing - albeit completely new - is already considered secondary when sold. A similar situation is with housing, which is resold by private investors, fixing their profits. Naturally, in these cases there is no difference, everything is essentially new, the only question is the procedure for legal registration. "And if we talk about houses that stand for 10-15 years, then such secondary housing has two objective advantages. Firstly, you can “feel” it, which means that there are no risks of late commissioning, risks associated with the activities of developers, etc. Secondly, it is easier to find housing in a place of interest, since the geographical volume of supply of new buildings and “secondary” is incomparable. old" apartment can be found much more than two.

By purchasing housing in a new building, we get a modern layout, new communications, other comforts and no "doubtful" past. It is necessary to pay attention to the fact that electrical networks in old houses often do not withstand modern loads, because they were designed when the only electrical appliances in the family were a refrigerator and a TV. Today even panel houses are being built with an improved layout, a large kitchen and spacious rooms. And monolithic-brick houses do provide for the opportunity to independently plan an apartment, taking into account personal habits and needs, i.e. if the buyer wishes, you can break the walls (if they are not load-bearing), and make the layout at your discretion.

TO shortcomings It is logical to attribute the “primary” owners to a rather long (often taking two or three years) interval between the payment for the purchase and the possibility of real settlement - after all, they buy new buildings, as a rule, at the construction stage, and settlement begins only after the commissioning of the house by the State Commission. But, even after receiving the keys and making repairs, the owner of the apartment will not be able to fully enjoy life: for more than one year (three, four, or even more), happy newcomers will actively carry out various finishing works, spoiling the nerves of the first settlers with constant background noise.

Another disadvantage is that, as a rule, new buildings are cheaper than secondary housing in terms of the cost per square meter, but in the secondary market "there is an opportunity to immediately assess the social composition of the residents of the entrance or the whole house." In addition, there are no questions with registration, and settlement is possible almost immediately after purchase.

About the cost of the primary "square" is a good investment, because while the house is being built, the price per square meter is constantly growing. An apartment on the zero cycle costs significantly less than the same apartment in an already built house. However, in many houses, apartments are rented without finishing - no plastered walls, no ceilings, no floors. As a result, the newcomer is forced to allocate a significant amount from his budget to bring the long-awaited living space into a form suitable for comfortable living.

But, in the secondary market there is no “unfinished” and there is little danger that instead of the promised apartment, only a piece of paper will remain in the hands. In addition, if we talk about mortgages, then lending for the purchase of secondary housing has become the basic direction of its development, and many banks prefer to work with the secondary market.

According to analysts and statistics, the demand for primary housing is falling much faster than for secondary housing.

The main advantages of new buildings- this is the legal purity of the apartment, free planning, new communications, as well as the service life.

But there are also certain disadvantages. Firstly, the inability to move in immediately after the purchase, since most apartments in new buildings are sold at the stage of building a house. Secondly, the buyer invests in a product that does not yet exist, with all the risks that follow." That is why, before buying an apartment in a new building, it is necessary to responsibly and carefully approach the choice of a developer and be sure to ask about his reputation.

Apartments on the secondary market are in steady demand among elite buyers. Apartments located in reconstructed historical mansions are individual, have their own uniqueness, most of them are concentrated in the center of St. Petersburg: Central, Vasileostrovsky and Petrogradsky districts, and they have excellent views. If we talk about Stalinist houses, they are still in stable demand, although they can no longer be attributed to elite housing. Among the advantages of these buildings are unique architecture, expensive finishing materials, spacious adjoining territory, luxurious views from the windows and high ceilings.

Consider a situation where the purchase of real estate occurs with investment purposes. In this case, the choice between an apartment in a new building and secondary housing depends on the purpose of the investment, what will happen to the premises further.

If the buyer wants to get the maximum yield in a short time, it makes sense to buy a property in a new building at the excavation stage and then sell it at a later stage of construction or upon completion. But, there are risks associated, first of all, with the timing of the implementation of objects. Now purchases for the purpose of further resale are made less than in previous years. Summing up, we can say that investing in expensive real estate for the purpose of further resale is still a very relevant way of investing capital. With a successful scenario, it can bring up to 50% per annum.

For rental real estate is bought even less often. Usually these are secondary apartments with finishing. Renting brings 10-12% per annum, you can not even dream of super profits. But this business is considered a reliable source of regular income, and the risks here are low. Prices here are growing more slowly than the cost of sold apartments, but the expensive rental segment will be on the rise for a long time, and rental rates will continue to rise steadily.

2.3 Forecasting indicators of prices for housing in the primary and secondary market until the end of 20 10

When studying the real estate market, it is necessary to take into account various factors, not only the rise or fall in prices, but also the commissioning of residential buildings.

Commissioning of residential buildings, thousand square meters of total area, values ​​per year.

If we predict five years ahead, I will choose two approaches for the forecast:

1st approach - Optimistic - through the trend line. The result is an increase in the level of commissioning of residential buildings. This can be achieved with large contributions Russian and foreign investors.

I consider such a forecast untenable, because. construction has been significantly reduced and many facilities are currently on hold. If we consider the situation with the investment of "frozen" objects, then this is not very profitable. The money invested in the infrastructure of the mothballed facility is an additional source of loss, if we talk about the initial stage. First you need to carry out survey work and only after that start design work. Among the objects, the construction of which was stopped, there are buildings of medium and high degree of readiness. To maintain their original quality and safety, the investor will also have to make a lot of expenses.

Approach 2 - Pessimistic - the indicator for the 2009 forecast year will show the result of 2005. Demand of the population and purchasing power are gradually falling, only in the 1st quarter of 2009 demand fell from 11-17%, while prices fell by only 6-10%. Gradually, when the situation improves, they will resume construction works on frozen objects. In the context of the crisis, many development companies froze the construction that had already begun and postponed for an indefinite period the commissioning of facilities that are at the final stage of work. The reason for most of them is the same - the lack of money by the end of 2010, will begin a slow rise. Then the graph will look like this:

It is also necessary to analyze the prices for the primary and secondary housing markets, as mentioned above, at the moment there is a fall in these two markets. The secondary market, as we know, is completely dependent on the primary one. Prices for square meters and for apartments in general are much higher, because the price of the secondary market is formed due to the price of the primary plus various transformations, improvements, any investments in real estate.

Dynamics of average supply prices in the housing market of St. Petersburg (rubles/sq. m)

date	Secondary market	primary market

The table shows that there is a steady decline in prices, both in the primary and secondary markets. This decline is obvious, as the demand of the population for the purchase of apartments is falling, the number of houses put into operation is falling, the income of the population has decreased by 11-16% on average, and a number of people have been permanently fired. All these factors show us the real situation in the real estate market, in particular housing.

Let's predict prices until the end of 2009, at the moment there is an unstable situation, many people talk about the "second wave" of the crisis, while experts are sure that the housing market will become more stable by the 4th quarter of 2009.

The graph shows that housing prices in the secondary market will fall to 72,000 rubles per square meter. m. At the moment, the secondary housing market occupies a more stable position than at the beginning of 2009;

Now, let's predict prices for primary market housing:

IN this case prices will fall to 70,000 rubles/sq. m, which is slightly less than at the beginning of the year. There are more and more people wishing to buy “zero” apartments; demand in this market falls slightly. If we consider the two markets together, we can notice a slight difference in price.

It is useless to compare these markets with each other, because. one market - secondary, in direct proportion, depends on the primary, by adding and ranking various factors affecting the cost of the secondary housing market :

Buyer Demand

Infrastructure

· Total area

・Living area

· Location

Object state

Floors of the apartment

Construction material

Possible other changes from the original appearance: wear, modernization

When purchasing a property, you always need to analyze all development options, explore the market. In the real estate market, as in any other, there are always two sides: the buyer and the seller, so you always need to consider two sides in order to most accurately predict the final result. At present, it becomes more difficult given the crisis, "no one knows what will happen tomorrow." Analysts disagree on whether there will be a turning point and when everything will return to normal. My answer: there will be no turning point this year, and as for the real estate market, as in the 2nd quarter of 2008, it will not be soon, i.e. until we establish all areas related to construction, and this is a large network of related enterprises.

Also at the point of real estate, it is important to raise the issue of building houses from cheap and low-quality materials, which can lead to negative consequences in the future.

3. Analysis of the residential real estate market in St. Petersburg

To analyze the real estate market, first of all, you need to know what is included in its structure and is fundamental. Since we are considering the housing issue, first of all it will be: the construction of buildings and structures, their commissioning. Also various situations related to these issues, such as: mortgage lending, the primary and secondary housing market, the federal housing program and, of course, the crisis in the real estate market.

The volume of work performed by type of activity "Construction" - these are works performed by organizations on their own in the type of activity "Construction" on the basis of agreements and (or) contracts concluded with customers. The cost of these works includes works on the construction of new facilities, capital and current repairs, reconstruction, modernization of residential and non-residential buildings and engineering structures.

TO buildings refers to a building system consisting of load-bearing and enclosing or combined (bearing and enclosing) structures that form an elevated closed volume intended for living or staying of people, depending on the functional purpose and for performing various types of production processes.

Total construction volume of buildings is defined as the sum of the construction volume above the mark plus minus 0.00 (above-ground part) and below this mark (underground part). The construction volume of the above-ground and underground parts of the building is determined within the bounding surfaces, ventilated undergrounds under buildings designed for construction on permafrost soils. For residential buildings, the construction volume is determined by permits for putting objects into operation.

Total building area is defined as the sum of the areas of all floors of the building (including technical, attic, basement and basement), measured within the inner surfaces of the outer walls, as well as the areas of balconies and loggias. The areas of the premises are determined by their dimensions, measured between the finished surfaces of the walls and partitions at the floor level

Total area of ​​residential buildings is defined as the sum of the areas of residential and utility rooms of apartments, the areas of loggias, balconies, verandas, terraces and cold storerooms, calculated with the appropriate reduction factors in apartment and hotel-type houses, permanent dormitories and other buildings intended for human habitation (nursing homes and disabled people, dormitories of orphanages and boarding schools, etc.), as well as residential and utility rooms in individual residential buildings. Utility rooms include kitchens, front corridors, intra-apartment corridors, bathrooms or showers, toilets, pantries or utility built-in wardrobes. In nursing homes for the elderly and disabled, veterans, special homes for single elderly, orphanages, boarding schools, utility rooms also include premises for cultural and community purposes and medical care.

IN total area residential buildings does not include the area of ​​vestibules, vestibules, landings, common corridors, as well as the area in residential buildings intended for built-in non-residential premises.

3.1 Crisis situation in the real estate market

The global crisis we are facing has become a fundamentally new phenomenon for our country. At the moment, the market has not collapsed catastrophically, but still significantly slowed down its growth. Today construction firms, who expected to wait out the period of falling demand only at the expense of internal reserves, are experiencing growing problems, because any margin of safety has a limit. In this situation, some companies will be forced to make a choice between the conservation of the enterprise and its bankruptcy.

There has already been a reduction in personnel and office costs, a "freeze" of projects and a curtailment of funding. Next in line is the disposal of assets that a year ago were considered highly qualified property, but now a significant part of them have lost their liquidity.

The real estate objects subjected to today's "freeze" can be conditionally divided into two groups. The first includes projects that are at an early stage of implementation. The second group is objects under construction of varying degrees of readiness, the completion of which is delayed due to funding problems. However, such a procedure is fraught with serious costs and unpredictable consequences.

In the first quarter of 2009, the residential real estate market shrank by 30% compared to the same period last year.

The main trend in the market is the reduction of one-room apartments and studios. Today, only half of the buyers buy property in installments, the rest pay the entire amount in a lump sum. Prices are expected to fall in the secondary market. Most of the deals in recent years are made with small apartments. I believe that the price increase will be resumed only after the process of resuming lending, because. Not all families are able to make full payments. If you look at the level of the population below the poverty line, it will be about half of the city, and the number of average families does not exceed 27% of the population of St. Petersburg.

Of course, construction costs have declined in general, there is money in the construction market. This year, the demand for private houses and cottages is greater than in pre-crisis times. dear market shared construction loses the trust of his client. People began to give preference to not so expensive, but at the same time reliable suburban real estate. Demand lined up for projects with a reasonable economy.

Despite the crisis, the housing committee of the government of St. Petersburg does not intend to slow down the rate of resettlement of communal apartments. So this year it is planned to resettle about 2 thousand communal apartments, in which 3.5 thousand families live.

1 billion rubles will be allocated from the city budget for social payments to those on the waiting list living in communal apartments. However, despite the decrease in funding by a third, it is planned to resettle no less than last year. To date, there are more than 109 thousand communal apartments, while one of the most acute problems in resettlement is the excessive demands of residents and the inability for them to agree among themselves. The most successful resettlement option remains the purchase of all the rooms of one of the neighbors and the relocation of the rest to other apartments.

To date, 374 communal apartments have actually been settled, and more than 600 families have been provided with new housing. At the expense of investors, assistance was provided to 2.5 thousand families for the resettlement of 1080 communal apartments. In 2008 in St. Petersburg as part of target program received "go-ahead" for resettlement of almost 1.7 thousand communal apartments, in which more than 3.5 thousand families are living.

Of course, these figures are not enough to completely solve the problem, huge investments are needed, most of which should be made by investors.

In general, the crisis proceeds differently in each country. For Russia, the forecast of the Austrian partners is as follows: the decline will continue for two years, but a small one, within 10-15%, then there will be a gradual rise in the market for 5-7 years. With the advent of spring, the Russian construction market comes to life and is rapidly gaining volume.

The crisis, as criticism, is useful for the market to a certain extent. He saves him from stagnation, makes him put himself in order, get rid of the excess and start working more efficiently and efficiently.

Scope of work performed by type of activity "Construction" , for 2008 amounted to 112.8% compared to 2007. Those. in 2008, housing commissioning amounted to 2.63 million square meters.

Considering the topic of real estate, it is impossible not to touch upon such an item as the national project: "Affordable and comfortable housing for the citizens of Russia". His work took place from 2006 to 2008, in March 2009 the department itself was abolished. Now the financing of individual events is in the category of state support for the industry (purchase of housing from developers), or in separate departmental categories (apartments for military personnel). 262.2 billion rubles were allocated from the federal budget for the implementation of the national project. The largest number of "unfulfilled appointments" was obtained in 2007 - 19.75 billion rubles. in 2008, the volume of unfulfilled obligations amounted to 14.8 billion rubles. the money “stuck”, including due to the fact that a decision was made late to allocate budget funds for the purchase of apartments as part of the subprogram “fulfillment of state obligations to provide housing for categories of citizens established by federal law”.

To support the construction industry as part of anti-crisis measures, the Government of the Russian Federation decided to allocate 32.6 billion rubles for the purchase of housing already built for the Ministry of Defense of the Russian Federation, another 60 billion rubles. to support systemic lending and mortgage refinancing.

With this, the Saami members of the Accounts Chamber want to form a state order in order to quickly provide housing for beneficiaries, "with determining the number of apartments that need to be built." In a crisis, this will help solve two problems: to support the housing market and, ultimately, citizens standing in lines.

3.2 Mortgage lending

The problem of mortgage lending has always existed, now, during the crisis, it is most acute. During the first 3 months of this year, St. Petersburg creditors issued 693 housing loans. The scale of the "mortgage" disaster is obvious: about the same amount in the first quarter of 2008 was issued only by VTB24. Mortgage lending volumes decreased three times compared to the fourth quarter of last year, and 10 times compared to the first quarter of 2008. The total amount of loans issued since the beginning of 2009 is 1.4 billion rubles.

Today's mortgage terms and volumes are very reminiscent of 2005: the minimum rates are 15-16% in rubles; an initial fee from 30%. The average loan amount is about 2 million rubles. many lenders are forced to revise the conditions, suspend the most risky programs and take a closer look at assessing the solvency of customers. The process itself has also decreased, customers are not ready to take on credit obligations.

State-owned banks (Sberbank and VTB24) retained their positions in the market - 80% in total, although their lending volumes also decreased significantly. The remaining share falls on "St. Petersburg", banks operating according to the standards AHML, as well as lenders providing no more than 10 loans per month under their own programs.

As at the end of 2008, Absolut Bank did not provide a report on issued loans at all; The bank does not explain the reason, although they say that mortgage lending is underway. A similar situation with the City Mortgage Bank - the figures are unknown.

The issuance of loans under the program of the Agency for Mortgage housing loans: regional partners resume cooperation with AHML (however, the share of these loans in the total mass is not significant so far).

If we take into account that the vast majority of loans were issued for the purchase of housing in the secondary market, it turns out that they accounted for only 6% of transactions in the first quarter (10,703 transactions were registered in the city). In 2008, according to various estimates (and in different periods), the mortgage market share ranged from 15 to 30%. Obviously, it will not be possible to restore the volume of lending to the level of 2008 for a long time. The dynamics of the mortgage fall, see table. 1

creditor bank			I quarter 2009
	Number of loans per year, pcs.	Number of loans for the 4th quarter, pcs.	Number of credits, pcs.	Volume, million rubles	Average loan amount, million rubles
Severo-Zapadny Bank of the Savings Bank of Russia
Bank VTB24
Bank "Saint-Petersburg"
Urban mortgage bank
Banks operating under their own mortgage lending programs
"City Mortgage Lending Program", partner banks of the Agency
Bank "KIT-Finance"
Bank "Absolute"
TOTAL	16,700 (43.2 billion rubles)	1646 (4.3 billion rubles)

Also interesting is the fact what banks will do with real estate received for debts, and is it profitable for them?

Many experts agree on the unanimous opinion that banks will try to the last to not get this property. Banks never liked non-core assets, financial structures only interested in money. Now it is not so easy to sell real estate, it will have to be submitted at a discount (in relation to the initial assessment). As a result, the market value or sale value may be lower than the collateral.

The release of "mortgage" apartments on the market will lead to a chain reaction: prices will fall even more - it will become even more difficult for banks to return their money. And the lenders themselves understand this: they sell housing only in last resort if the borrower is unable to pay the loan. In fact, there are only a few such objects on the housing market.

Speaking about mortgage lending, I would also like to note that the President of the Russian Federation, Dmitry Medvedev, declares that the state is ready to allocate additional funds if necessary.

Revolutionary measures are taken by the state in relation to all banks that have received state support. Now they must lend to enterprises and the population at a rate no higher than the refinancing rate plus 3%. Now the refinancing rate is 13%, which means that maximum bet on the loan should not exceed 16%. In reality, it approaches 20%.

Finance Minister Alexei Kudrin clarified that only banks that received subordinated loans should lend at a rate of 16%. Banks that have received unsecured loans from the Central Bank are not affected.

Subordinated loans issued to date:

Sberbank - 500 billion rubles,

VTB - 200 billion rubles,

Rosselkhozbank - 25 billion rubles,

Gazprombank - 15 billion rubles,

Alfa Bank - 10.2 billion rubles,

Nomos Bank - 4.9 billion rubles,

Khanty-Mansiysk Bank - 2 billion rubles.

Now the bank's shareholders must attract another ruble from the outside for a ruble such as a loan. And the size of the subordinated loan cannot exceed 30% of the bank's capital.

From the peak of prices from September 2008 to April 2009, apartments fell in price by 13.4% in rubles, including for the 1st quarter - by 7%. At the beginning of the year, "ones" - minus 8%, "kopeck pieces" - minus 7%, "three rubles" - minus 6%, sold the most in price. Faster than the rest, cheap low-quality objects (which a year ago were rising in price at a faster rate) were rented out: panel “Khrushchev” and “ships” lost 9%. Slightly less cheaper were the panels of the 1970s and 80s - minus 8%, the prices for modern brick houses fell by 7%, and in the old fund by 6%.

The number of offers on the market grew, in most cases the prices for the options offered were overpriced. Buyers demanded a discount of 200,000-300,000 rubles, few sellers went for it. The amounts of real transactions are lower than the initial demand by 5% (in some cases, discounts reach 10-15%).

By the end of March, the volume of supply in the secondary market amounted to about 16,000 apartments, having increased by 24% over the quarter.

Housing prices are falling every day, as of April 17 they are 84,704 rubles per sq.m. I believe this situation associated with falling prices will continue until the end of 2009. The schedule will be a wave of ups and downs, but still, low-rise construction remains one of the promising areas for developers.

The most popular in the market of low-rise housing construction is economy class housing, which looks more expensive than it costs. Accordingly, there is a growing demand for technologies that ensure the cost of building a structure at the level of 14-17 thousand rubles. per sq. meter and expensive, high-quality finishes.

3.3 Analysis of sales dynamics

Analyzing the dynamics of sales for the 4th quarter of 2008 in the suburban low-rise housing market, Vesco Consulting specialists note a decrease in sales volumes to the level of the same period in 2003, after analyzing the market situation, I conclude that 2009 will also remain within the period of 2003.

The second half of 2008 was the most difficult time for all players in the suburban market without exception. The almost complete refusal to mortgage low-rise housing and land, the lack of investment, a sharp decline in consumer activity - all this resulted in a slowdown in construction, freezing projects , rejection of the original concepts of the projects. Against the backdrop of a sharp decline in buying activity associated with expectations and falling prices and the fear of investing in unfinished construction, developers were forced to come up with various ways to encourage customers to make a purchase.

They hold all sorts of promotions and gifts for future residents, come up with some strategy for promoting your "product", offering cars, apartments, garages, baths, others - additional meters of housing. And almost everyone claims discounts for 100% payment for real estate. The size of the bonus in this case is purely individual and can be 15-20%.

However, most buyers are waiting for how the market will behave further, and are in no hurry to make purchases, and I fully agree with this statement, the market will constantly become cheaper. In addition, in an environment where large and small companies are announcing staff cuts, cuts in budgets, bonuses and salaries, the number of potential customers is noticeably reduced.

As a result, all these factors had a negative impact on the volume of sold households, the number of which decreased by four times compared to the previous quarter.

It is also worth noting that sales in the 4th quarter were recorded only in those places where developers were large experienced companies, as well as where construction was nearing completion.

The main task of the developer in complex economic situations - to stay afloat, which can only be done by reducing costs: to determine the optimal set of infrastructure, to choose the most cost-effective technologies and materials for the construction of buildings.

Also, according to the results of Vesco Consulting's research, it should be noted that 96% of potential buyers carefully study possible options for construction technologies, and this is of fundamental importance for them. So, for example, in St. Petersburg, wooden frame buildings are in active demand.

Now the entire market is united by a tendency to reduce the cost of construction, while earlier priority was given to expensive materials. The lower the cost - less labor costs, the price of the house kit itself, the more interest developers and consumers show in technology. This also applies to volumes - if a few months ago the most popular among consumers were houses with a living area of ​​300-400 square meters. meters, now their interest is limited to 120-150 square meters. meters.

However, it should be noted that the increase in the total demand for low-rise housing in the share of economy class is not a momentary phenomenon. The purchasing power of the population has not changed. Those who had funds for expensive housing have already acquired elite-class country houses. And now comes the time of people with average purchasing power. It is on them that the market should now be oriented. The crisis has only exacerbated this trend.

It is the construction of low-rise economy-class housing that developers will now focus on. Actually, the demand for the technologies and materials used is also changing - those that allow reducing the cost of construction, but without worsening the technical and economic indicators and the quality of the finish, will be in demand. Economy-class finishing materials will be used in the construction of housing under state orders, but high-quality materials will be used in the construction of housing within the framework of investment projects.

Thus, the main trend in the low-rise housing construction market is the reduction in the cost of building construction and the use of expensive finishing materials. Moreover, the reduction in the cost of construction is achieved mainly through the introduction of new technologies, rarely through the use of cheaper materials.

3.4 Primary and secondary housing market

Since the beginning of the year, the number of sales in the secondary housing market continues to increase smoothly. There were 4416 registered transactions in April, which is 331 transactions more than in March. However, in terms of the general level of purchasing activity, the spring of 2009 is still significantly inferior to the indicators of the same period in 2008. For example, a year ago, 6884 sales contracts were registered. The dynamics of sales contracts in April (an interval of a year) can be seen in the table.

Area
Admiralteisky
Vasileostrovskiy
Vyborgsky
Kalininsky
Kirovsky
Krasnogvardeisky
Krasnoselsky
Moscow
Petrogradsky
Seaside
Frunzensky
Central
Kolpinsky
Kronstadt
Resort
Petrodvorets
Pushkinsky
Total

As can be seen from the table, the decline was also in April 2007, and in 2008 sales rose again, due to the crisis by April 2009, sales fell. Sales peak in 2006.

But the number of privatized apartments has sharply increased. This, of course, is connected with the statements of deputies and officials that the period of free privatization will not be extended.

SWOT - analysis of the primary residential real estate market in St. Petersburg

Strengths of the primary real estate market	Opportunities of the primary real estate market
New housing Cheapness compared to the secondary market Own client base (this market has its own clients who buy apartments for rent, for resale) Contracts with famous factories Market structure of the sales department Availability of own site and service center	Improved service and reduced service time Tight integration with factories and getting big discounts Expansion construction by territories Creation of new project buildings, to increase the final cost and maximize profits from the sale
Weak sides primary real estate market	Threats of the primary real estate market
a lack of working capital for procurement Long construction time High staff turnover Construction objects can be frozen and resold several times, while the contracts for the sale of apartments are concluded at the basic stage of construction The current increase in the price of the object The use of cheap materials and cheap labor leads to poor quality of finished objects.	Dollar exchange rate instability (purchase prices are pegged to $ and sold in rubles) Supplier policy changes Poor control over construction costs Increasing pressure from building materials manufacturers, spontaneous price increases Greater competition within the market Mortgage credit lending

SWOT-analysis of the secondary residential real estate market in St. Petersburg

Strengths of the secondary real estate market	Possibilities of the secondary real estate market
Developed infrastructure Well-being of the districts Having your customers Luxury real estate	Possibility of narrow specialization Development corporate clients and new consumer sectors Mortgage credit lending
Weaknesses of the secondary real estate market	Threats of the secondary real estate market
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