"the River Park" - a terrace To an early autumn of 2016 in the market of new buildings of a mass segment Moscow was in an exposition of 47 projects with total amount of offer of 17 250 apartments. How to choose from all variety of options housing with the greatest investment potential, experts of the Metrium Group company told.
the Share of investors in the market of mass housing was in recent years reduced by p to 10%. The overwhelming number of buyers is got now by inexpensive apartments for own accommodation. A variety of the presented options allows to satisfy any solvent demand. Range of the prices makes from 2,74 million rubles for small studio to 62,64 million rubles for the most expensive multiroom housing. New housing estates are presented in all administrative districts Moscow, except Tsentralny administrativny okrug. Thus it is possible to choose housing and in the cases which are at different stages of construction, and already put into operation.
"Such variety of the offer in primary market of mass housing Moscow was never, – Litinetskaya Maria, the managing partner of the Metrium Group company speaks. – However all objects under construction possess different investment potential. The real estate in one complexes remains highly liquid and in many years, and its cost continues to grow after ZhK delivery in operation. The housing in other projects is difficult to be sold in the secondary market even at the buying price. If the apartment is got for own accommodation, in some years at the buyer vital plans and family structure can change. It involves need of sale of housing for the former new building and purchases of the new apartment. Therefore the factor of liquidity should be considered anyway".
Investment appeal of a new building consists of several criteria:
1. Liquidity of housing in the course of construction.
the Best projects distinguish high rates of realization of apartments from the very beginning of sales. Thus housing price grows at all stages of construction. For example, in city quarter "the River Park", the square meter upon purchase of the one-room apartment on start of sales cost 168 thousand rubles. Now its price in already leased house of the first stage makes 205 thousand rubles. Thus, "square" cost during construction grew by 22%. "So far in cases of the first stage more than 95% of apartments are sold, – Shvetsova Larissa, the director general of the JSC River Park company LLC "RIVER PARK" speaks. – It is remarkable that 40% of the clients who have visited a complex, came back to us after examined till 5-10 other projects".
"In qualitative projects always there is a steady rise in prices and the stable great demand on apartments remains, – Litinetskaya Maria notes. – When the return picture is observed is an occasion to doubt liquidity of the offer. If it is not interesting to buyers even at the low prices from the builder, hardly will be competitive in the secondary market".
2. Transport availability.
subway Existence near the house is today one of the main requirements of buyers of inexpensive real estate. The proximity of "subway" can add to 15% to housing cost in the former new building in the secondary market. Thus at the time of apartment purchase near a complex can not be operating stations, but they will appear in close proximity to it in the next years. For example, in 800 meters of a quarter "the River the Park" in 2019 will open new metro station "Klenovy Boulevard". About ZhK SREDA in 2017 the Nizhegorodskaya Street station will be constructed, and at ZhK "Quarters 21/19" in 2018 the Stakhanovskaya metro station will open.
Besides the close neighbourhood about the subway, complexes with high investment potential also have to be conveniently located in relation to the main transport arteries and city knots – operating or under construction. In "the River Park" motorists can move on free from jams to Nagatinsky and Novodanilovsky embankments with departure on TTK or to the downtown along the Moskva River.
3. Quality of construction and infrastructure.
the High competition promoted emergence in the market of mass housing of the projects one class higher". Apartments in them are on sale at the prices comfort class, but thus the ZhK some elements correspond to business class level. Advanced technologies and the materials used at construction, the convenient plannings, the increased height of ceilings, design entrance groups and qualitative various infrastructure do such real estate of the best in the class, and promote a rise in prices for apartments after complex delivery in operation.
"New buildings acquire infrastructure gradually, – Shvetsova Larissa notes. – As a rule, after input of the first stage inhabitants should use existing infrastructure of the area. But in process of building of the second and subsequent turns, in a complex kindergartens, schools, shops, the medical centers and sporting venues start working. At this moment of the apartment in cases of the first stage become 10-15% more expensive, than at the time of purchase".
4. Prospects of development of the area.
during construction of a housing estate the shape of some areas can cardinally change that will promote a rise in prices for housing in the new buildings which are in it. For example, Yuzhny administrativny which was considered before unpopular because of abundance of the industrial enterprises, gradually took leading positions on volumes of construction of mass housing. Thanks to a conclusion of plants and factories for city boundaries and a favorable ecological situation because of proximity of the Kolomna and Tsaritsyno parks, former "outsider" in the next years can become one of the best areas Moscow. Now in Yuzhny administrativny some large ZhK in which 19,9% of total volume of apartments in capital new buildings are concentrated are under construction. It is city quarter "the River Park", ZhK "Varshavskoye Highway, 141", ZhK "Chertanovo Severnoye Residential District 7B", the Microdistrict of "Tsaritsyno-2" and others.
For some years on a place of the former industrial zones can appear not only modern quarters, but also new points of an attraction of inhabitants of all city – large shopping centers and sporting venues. For example, near the Nagatinsky floodplain of Yuzhny administrativny the analog of the Disneyland – the largest in Moscow an all-weather amusement park of DreamWorks will be constructed.
5. Unique advantages of the project.
In all housing estates is one class higher", possessing high investment appeal, it is obligatory to eat the unique "counters" distinguishing them from other projects. It can be unusual architectural concepts or infrastructure objects. For example, in "the River Park" will be equipped own foot embankment 1,5 km long, and also the boat station and piers is equipped. Existence of similar recreation areas on the river bank is a rarity even for elite housing.
Such objects of infrastructure in the complex territory as restaurants, the fitness centers, beauty shops or shops already to surprise nobody. They are in any new ZhK and practically do not influence investment appeal of the project. The rise in prices for housing after complex delivery in operation can be promoted only by existence in the project of unique options and decisions. to
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"Acquisition of apartments in the best new buildings is favorable to the first and it is interesting to the subsequent buyers, – Shvetsova Larissa speaks. – The one who acquired housing at the builder on start of sales for own accommodation, can save the considerable sums – from 20% to 40%. Thus in the future in the qualitative project it will be possible quickly and to sell the apartment favourably. In some years in a complex all infrastructure and all necessary services will earn it will be possible to receive, without going beyond ZhK. Repairs will already stop doing the majority of new settlers, and to new inhabitants will not stir noise of punchers. Facades of cases and entrance groups will keep the original "smart" state, and the territory will be arranged completely well. As a result, buyers of apartments should not live "on building". All these factors are very attractive to those who chooses housing in the secondary market. Therefore such real estate always differs high liquidity".
"Modern buyers seldom get apartments "for the rest of life", – Litinetskaya Maria summarizes. – As a rule, residence change in the large cities happens time in 10-20 years. At change of vital circumstances in the best sign projects in the class it is simpler to owners of real estate to operate the assets. Such apartments find the buyers in any economic conditions. If the new building conforms to requirements yesterday's, instead of tomorrow, after complex delivery in operation she will get up in one row with than not the remarkable houses built many years ago. Separately some factors of investment appeal of new buildings can not have essential impact on the apartment price in the secondary market. But in total they give strong synergetic effect. Therefore at a choice of real estate it is necessary to compare not only the prices in different complexes at the moment, but also to consider their potential for further growth".