Investments in the land from the destination. Investments in land. Which sites can be divided into shares

As you know, the maximum income from the use of available resources in a market economy can be obtained in cooperation with professional firms and departments on pre-agreed conditions. These conditions, which are a set of actions, deposits of the parties and terms are governed by agreements (contracts). Investment activity is a necessary condition for the individual circuit of the funds of the economic entity. The investment contract is an agreement between the investor and other participants, which defines their mutual rights and obligations to transfer the investor to the customer's customer and intangible resources to organize and ensure any investment activities in the interests of the investor. Of all the types of investment treaties, as an independent type of contract in the Russian Federation, an investment contract can be distinguished (contract) in construction. The investment contract in construction is a construction contract (reconstruction) of the property, including the design of land relations and carrying out the necessary design, construction, commissioning and other works concluded on the basis of the decision of the owner. Investors and users of investment facilities are the main subjects of investment activities.

Investor can be any state, mixed or private structure, which has a sufficient amount of funds, or the possibility of attracting them interested in the implementation of the construction project (reconstruction) and receive income from the operation of the construction of real estate facilities, or its sales at any stage of the investment contract, Conditions for the consent of all participants.

The owner of the land plot may be: Russian Federation, subjects of the federation, municipalities and individuals. Due to the fact that a significant part of land resources belongs to the state, on the lands of which the majority of investment and construction projects are being implemented, the most common type of state's contribution to the investment contracts is land, both free and built-up real estate.

Each of the participants in the investment process contributes its contribution: the state or private person is a land plot, an investor - cash. At the same time, each of the parties expects to profit from investment activities, which should be proportioned by the contribution.

As a rule, a controversial point when signing an investment contract is to determine the proportions of the participants in the investment process in view of the complexity of determining the cash equivalent of their contributions, or, in case of early exit from the project of one of the participants, the rights of the results of the investment contract. In some cases, with the early termination of the investment contract on the initiative of one of the participants, the right to claim damage to the early termination of the investment contract, both in the form of already incurred costs, and in the form of rights of the share of this participant - missed benefits.

In the conditions of the overall opacity of the land market in settlements, its formation is carried out for the most part of the participation of state and municipal structures in the processes of alienation of land plots, the most preferable of which is the conclusion of an investment contract.

The participation of the state in investment contracts in construction has a certain feature - a prerequisite condition for the lack of additional cash payments by the state - "badlessness" of the investment project for the state. In other words, the participation of the state is possible only when the cost of the initial contribution of the state will know the payments necessary for the investment contract and, even in the event of an undesirable market opportunity, all additional payments will incur other participants. Only in exceptional cases of realization of targeted programs is assumed to invest public funds.

For a state deficit, an investment project is an acceptable way to solve pressing problems (in the form of obtaining income after the implementation of the investment contract or transfer rights, the rights of claim, receiving property, in proportion to its share, reconstructed areas, objects of new construction, work and services rendered) The transmission account as a contribution unclaimed or low-used asset.

The proportion of the state in the implementation of the investment project, in fact, remains not fixed. On the one hand, there are methods for calculating this value, however, on the other hand, a certain uncertainty remains, since, for the most part, it all depends on the project project parameters.

As a rule, the activities of the investor-developer in Moscow is carried out on the lands held in the municipal or federal property. And the investor, according to the established practice, is obliged to pay "the share of the city (or the state)" in the implementation of investment projects.

In a market economy, determination of the price of a suggestion for any product - the prices of which the owner is ready to conduct an alienation of the property belonging to him (including construction sites) is the unconditional right of the state as landowner. In this regard, the statements of other participants in the process of "bible conditions" and "blessing burden" are populist and are aimed at putting pressure on officials who decide on the establishment of the initial price of the realization of the real estate object.

Due to the considerable amounts of realization of property objects, state and municipal structures create various methods for determining the price of the alienation of property. In accordance with the current legislation, the alienation of state property can be carried out only at a market value on a competitive basis, therefore all methods governing the alienation of property are drawn up on the basis of the legislation on appraisal activities.

Methods developed by the Moscow Government over the past twelve years are a clear regulatoryly fixed scheme for determining the cost of the share of the owner of the land plot, according to the nature of the transferred rights called the "right lease". In essence, the payment of this share is the cost of the right of long-term lease of a land plot for the development and operation of certain real estate objects, as a rule, from 25 to 49 years as a lump-sum payment. According to the current practice, in addition to the lump sum paid, periodic payments are carried out - rent for the use of land. This one-time payment is an initial (minimum) price with which trading begins. At the same time, all participants are obviously warned about the need to make an annual rent for the use of land. Payment for the right to rent a land plot, with an existing land deficit, is the cost of buying the first place in the queue to conclude a land lease agreement. Recently, as well as with an increase in the spatial characteristics of existing, reconstructed, or newly erected buildings, payments to the shareholder of the land plot are determined on the basis of a methodology that determines the share of the city as a "fee of compensation for engineering, transport and social infrastructure." This technique is more close to the market compared to the previous one. The only disadvantage is the opacity of determining the size and the number of corrective coefficients capable of changing the size of the compensation paid.

The methods offered by the federal center (as a rule, the Federal Property Management Agency) of the methodology regulate some of the calculated indicators and prescribe the implementation of the deposit of the owner of the land plot or the right of claim for the share of the Earth's owner by the method of intended use and are reflected in the technical tasks to determine the share of the Russian Federation in the investment project.

As a result of the research, it is possible to talk about the average figures of the magnitude of the "share of the Russian Federation" in investment contracts: on objects located in the Central Asian of Moscow, it averages from 30 to 60% of the area, in the city as a whole - 25-40%.

"The share of the city of Moscow" (on investment contracts, where the owner of the land plot is Moscow) is 20-50% and is considered as a whole in the city as follows: in the CAO - 50% - investor, 50% - the owner of the land plot; In other administrative districts of the city, 70% - investor, 30% - land owner.

In each particular case, the ratio of shares may vary depending on the availability of encumbrances, location features, market situation. The question of the payment of the rust of the city (money or meters) is solved individually.

In addition to the land rental fees for the period of design and construction and, in the future, the operation of the facility completed by the construction, coordination of source-permissive documentation, connecting to networks, the investor must produce deductions for the construction of kindergartens, schools, etc.

There are some features related to accounting and legislation when making compensation to the city: investors or make compensation to the city as a gift and pay 24% of this amount as an income tax (i.e. taxes of the city on the transmitted share also pays the investor) or are trying to hold this share as construction costs.

In practice, the concept of "share of the owner of the land plot" and the concept of "compensation to the city" for the existing social, transport and engineering infrastructure is mixed between themselves and paid as a single payment in the city budget - "Share of the city". In the case when the owner of the land plot is the city - no problems arise. However, at the moment there are about a dozen "controversial" investment contracts, within which the "federal" land is actually illegally, was involved in the economic turnover on investment conditions under a contract signed by year and investors without attracting a representative of the owner. Active work is underway to coordinate these investment contracts and the share of the Russian Federation as the owner of the land plot is determined, or as the owner of the rental rights on the land.

In the case when the land plot is owned by commercial organizations or government agencies, the calculation on the current methods for compensation for infrastructure costs leads to a double account and burdensome load on the investor that reduces its profitability.

However, it should be noted that the legislative procedure for the implementation of investment projects in most cases is regulated by the administrative documents of the Government of Moscow, the Government of the Russian Federation and investment contracts concluded between investors and departments of the federal subordination without the participation of the city.

Such investment contracts do not contain conditions providing for investor payments to the budget of the city.

The duty of the investor to exercise any payments in favor of the city may arise only from civil relations by entering into an appropriate agreement between the Government of Moscow and the investor with his consent. Accordingly, the provisions of the administrative documents of the Government of Moscow on determining the amount of compensation for the existing social, transport and engineering infrastructure is not the basis for charging the specified payment.

The practice of charging payments to the city budget in the implementation of investment projects in particular on the construction of housing is disputed by the federal authorities.

Clause 6 of Article 12 of the Tax Code of the Russian Federation does not give the right to establish federal, regional or local taxes and fees not provided for by the Code, and the payment of the city of Moscow by the investor in the implementation of investment projects for the construction and reconstruction of residential facilities in the city of Moscow is not provided by this Code.

The city of Moscow lacks grounds to also require compensation for social infrastructure (schools, hospitals, etc.), since in accordance with federal laws from 06.10.99. No. 184-FZ "On the general principles of the organization of legislative (representative) and executive bodies State power of the Russian Federation "and from 10/06/03 No. 131-FZ" On the general principles of the organization of local self-government in the Russian Federation "financing of social infrastructure is carried out independently at the expense of the budget of the subject of the Russian Federation, i.e. In this case, at the expense of the budget of the city of Moscow.

Also, in accordance with Art. 46 of the Urban Planning Code of the Russian Federation The local government body is obliged to appeal the right holders to issue a city planning plan of the land plot within 30 days without charge collection, including information on the authorized use of land, the requirements for the appointment, parameters and the placement of capital construction objects on the specified land plot.

Currently, the legislation of the Russian Federation has only one payment by the city, which may be charged from the right holder of the land plot in the process of obtaining a construction permit. This payment is the fee for connecting to networks of engineering and technical support (Art. 48 of the City Planning Code). There is a methodology approved by the Decree of the Government of Moscow of 07.11.2006 No. 882-PP, on which the amount of payments for the infrastructure on its economic essence is the market value of the land plot or part of the project's income, and not the cost of connection. Consequently, this technique cannot be used to determine the payment compensating for the engineering costs of the city of Moscow in investment projects with the participation of real estate ownership of commercial structures or the Russian Federation.

One of the documents on the basis of which the costs of mastering and engineering training can be determined is "a collection of basic specific indicators at the cost of construction" (BUPS), approved by the Government of Moscow 06.06.1997. For № 595-RZP. In Table 2.13, the "Basic specific indicators of the value of the complex development of microdistrics" of the collection provides the structure of the cost of the construction of a microdistrict and the costs of engineering equipment and territory improvement of the territory in the amount of up to 10.9% of the total cost of building them are provided separately.

As noted in the article Krasnopernova O.M. "Accounting for the creation of elements of engineering infrastructure, landscaping of the territory and the performance of technical conditions for connecting to the main engineering networks in assessing real estate objects involved in investment activities," BUPS was developed 10 years ago and during this time there were significant changes and regulatory framework and The structure of the estimated cost of construction. The problem of analyzing and assessing the cost of engineering support of construction objects has repeatedly rose in the media, specialized publications, discussed at various conferences from 2005 to the present.

The authors and experts of these publications are united that today the connection to communications is one of the most painful problems for the developer. As practice shows, in developed European countries, the "communal" is 10-12 percent of the cost of construction. At the same time, statistical analysis of the data and the results of research conducted by Specialists of CJSC TSNIipromzdania Examination shows that for the conditions of the city of Moscow, the weighted average of the cost of engineering security, determined on the basis of the generalization of the data given, taking into account the permissible roundings, is 17 percent of the value of the cost of building basic purposes.

Currently, there is an active correspondence between urban and federal structures, from which it follows that with the share of the areas of the Russian Federation in investment contracts not exceeding 30% of the city should be minus.

With such arguments according to the Moscow government. Based on the letter to the mayor of Moscow Yu.M. Luzhkov from the first deputy mayor of Moscow in the Government of Moscow Yu.V. Rosalki from 05.10.2007, it is noted that in the administrative documents of the Government of Moscow, regulating construction, it is advisable to obliges attracted by the federal structures of investors to finance the construction of engineering and transport infrastructure facilities in the amount of real estate and fee for accession to them Energy networks.

Thus, it can be concluded that at the conclusion of the investment contract, the investor is obliged to finance, in the agreed volume, the construction of the construction facility, as well as to pay (or convey on the completion of construction) the proportion of the owner of the land plot and incur the cost of connecting to the city engineering networks.

This letter, like all the correspondence between the federal and Moscow agencies about the existence of which little known in the uninitiated circles, actually put a point in long disputes, to determine the share of the owner of the land plot. Until now, there are many articles that tell me that there would be cases that bind the investor to pay the share of the city and the share of the state in the amount of up to 90% of the market value of the future facility.

However, the solution to this problem reveals a new problem - ensuring newly introduced facilities with engineering transport and social infrastructure. The capacity of engineering systems of the city, roads, public transport must be supported on sufficient to ensure the normal functioning of the city level and modernize. The same applies to the services of utility and emergency services, medical and educational institutions. In accordance with the current legislation, all these costs are assigned to the city. However, in Moscow and many other cities, the financing of urban economy and housing and communal services, carried out from the budget of the city, does not pay off at the expense of payments for consumed housing and communal services by the population, commercial and state structures, not to mention the possibility of modernization and receipt Profit serving organizations. First of all, this is due to the presence of a serious stratification of the standard of living of the population and the inability of a huge part of the population to pay utilities, services of medical, educational and other institutions, transport at market prices. As the practice of past years shows, this part of the city's economy "smoothes" the social inequality and the consequences of economic shocks in our country. Given the inelasticity of demand for urban services and the possibility of social explosion when changing tariff policy, the city fails when it is not advantageous to increase the density of the development of territories that are not owned by the city, that is, the territories on which the city's payments as the owner of the land is not envisaged. We should not forget about another important tool often used by settlements to ensure the level of social and engineering services of the population - the population is monitoring. Given the illegality of the Institute of Registration and Registrations, the only control tools for the city remains maintenance of a barrier-high level of prices for residential real estate and regulation of the density of development of the territories. This tool is able to drastically reduce, respectively, the demand for new housing and the supply of residential premises. According to the existing economic situation of settlements, the growth of the population leads to an increase in losses of municipal authorities and subjects of the federation.

Thus, the city has no legal instruments for coverage of expenses related to the need to expand the urban infrastructure at the expense of the developer or the owner of the land plot, and most of these payments will not be reimbursed due to the lack of competent tariff policy and the control system for consumed services, however The problem compensation for costs remains. Thus, there is a real perspective to increase the cost of the operation of real estate facilities due to an increase in utility tariffs, public transport and social security and organizations in the next three to five years.

The real estate market is a lot of structural, in it hundreds of nuances, and to become successful, you will have to navigate in all directions and adhere to modern strategies, and it is better to develop your own.

Learn to invest in Earth can everyone. The fact that this is not taught in universities does not make information closed. You can always independently get knowledge in practice, or ask the advice from a professional.

Step 1 - get rid of uncertainty

You are ambitious, full of strength and have already earned our starting capital, but the money mass melts under the rays of inflation, and they say that money should work around. Such a situation gives and there is a sense of uncertainty, the desire to discard everything that seems difficult. It seems that investing in real estate requires a bag of money that "this topic is not for me" that everything has long been captured and better not even twitch. Therefore, the first to start investing in land plots is to get rid of uncertainty.

Get the advice of a relative go a friend is a great idea, people should use their social capital and life luggage each other. Share experience - it is useful. However, most of the progressors allow a classic mistake - they are advised to those who do not understand anything in investments. With the same effect, people themselves distribute to each other stupid tips.

Having come for advice: how to invest in the land plots to a friend, you will get a set of blurred hypotheses that only clog your brain. Friend or neighbor is unable to give useful information, because he does not possess it. Theories, hypotheses and rumors are all that they can help you.

At the initial stage, follow the following rules for efficient information exchange:

1. Friends and relatives are wonderful people, but they are not a jury and should not evaluate every step. Contact them for advice when they are confident in their competence;
2. Energy and information communication with people is necessary. In particular, if you join a new environment for yourself. Start and maintain relationships only with professionals or ambitious like-minded people. Avoid losers and whins.

Step 3 - Examine the Territory Development Plan

Favorable investment in the land should begin with monitoring the development plan of the region. Data is in open access - at the municipal website of the region.

Knowledge of the development plan of the region allows:

1. Make an objective forecast for the development of the region for the next 5-10 years;
2. Understand the direction of expansion of the urban trail;
3. Buy land plots before the construction of infrastructure.

From which the price of the land plot depends

In order to better understand the structure of the formation of prices for land plots, I propose to consider the factors affecting the price, on the example of the plots under ILS. So, the land price depends on (according to the degree of importance):

1. Locations and living standards around the land plot (the richer neighbors - the more expensive your land);
2. The size and shape of the land plot (on curves and oblique areas are very difficult, and the large size of the site is more expensive to maintain);
3. Driving tracks (asphalt to the site is a fiber);
4. Availability of communications and prospects for their connection (electricity, gas, water, sewage, Internet);
5. Availability of public transport (for a taxi for you will not go to visit);
6. Iphrastructure: shops, schools, hospitals and so on;
7. Natural landscape: forest, river, reservoir;
8. Other burdensome factors (remoteness of landfills, polygons of processing waste of economic activities, farms, transformer substations, airports and industrial enterprises).

Now, when we learned what the price of the land plot depends, you can move to investment strategies in land.

Strategy №1 - plot under the PCX divided into areas under Izhs

To begin with, learning land development plan and types of permitted use of the municipality in which you plan to invest money. Examine cadastral land prices in several municipalities of your region. If the cost of land plots is superpicked - go to neighboring.

Step 1 - Search for plot

After the price is analyzed, we find a land plot from the owner for conducting a personal subsidiary farm (LPH) and, desirable, about 50 acres. The legislation of land plots transmitted to citizens for different purposes is distinguished by: so, the maximum size of the land plot under the LPH is 50 acres, and for the maintenance of individual housing construction (Izhs) - 20 acres. However, for 20 acres of land under ILS no one sells, as it is more profitable to "cut down" and sell parts (than we and we will go further).

Step 2 - Interview

Strategy №9 - Lucky

Cottage villages are now popular, but new land cuts combines one rule - at the first stage, while roads, electricity and gas have not yet been listed, the plots are 20-50% cheaper than at the end of sales. Of course, not every owner of the cottage settlement wants to sell the land cheaply, but, otherwise, he will see the first sales, only after the failure of communications, and this is at least 1-2 years.

Profit

If a new cutting of land plots is promising, go to the owner and offer its price. For example, 50% below the price for which you want to sell yourself.

How professionally set goals

In investment strategies, it is important to be able to predict, evaluate and compile a plan from the information received. It is important to correct the goal. Specify and sign targets by points using the Methodology of American Marketologists "SMART". The goal is achieved when she:

• Specific - specific (for example, increase attachments by 30%);
• MEASURABLE - measurable (what the result will be measured: rubles or dollars; per month or a year);
• Achevable - achieving;
• Realistius is relevant;
• Time - limited in time.

conclusions

Investing in land - this is a complex of knowledge, labor and luck, the ability to think strategically and build plans at least for the next 5 years. People with the entrepreneurial spirit are easier to evaluate the risks, but the "Humanitarians" also have every chance of profit.

Updated legislation and accessible information, allow any Russian citizen to independently master investments in the Earth. Rules of land use and development, knowledge of federal laws and paperwork - will always be useful to you in the future.

The rules for the allocation and seizure of land plots previously established by the presidential decrees are transferred to the Code of Earth. In particular, Art. 351 "Lists of free (unoccupied) land plots and lists of sites for the implementation of investment projects."

For the first time, the presidential decree dated December 27, 2007 No. 667 "On the withdrawal and provision of land plots" was supplemented with a similar norm (paragraph 41) by the Decree of 5.06.2013 No. 258. Later, it was adjusted by decrees of January 14, 2014 No. 26 and 16.06.2015 No. 244.

Now in accordance with Law of 07/18/2016 No. 403-s The Code itself establishes that local executive committers form lists of free (unoccupied) land plots, information on the presence of which should be complete, reliable, open and accessible, while it is subject to inclusion in the lists indicating the purposes of the possible use of such sites. These listings should be maintained by local executive committers up to date, to update and post on the information stands and official sites of these bodies on the Internet (in the presence of such sites), they can be distributed and other available ways, incl. through the media.

It is also determined that the Minsk city, urban (cities of the regional, district subordination) and district executive committees formed lists of areas for investment projects. The decisions of the executive committees on the inclusion of areas to these lists are made on the basis of urban planning passports of land plots prepared with the registration of general plans approved in the established manner of cities and other settlements, urban planning projects for detailed planning, architectural projects of the territories of cities, schemes of the complex territorial organization of areas (districts) , land management schemes. These lists are also binding on the information stands and official websites of local executive committees on the Internet (if there are such sites), and can also be distributed by other available ways, incl. through the media. At the same time, for the construction of objects provided for by the Republic of Belarus with investment contracts, only those land plots are provided, which are included in the lists of areas for the implementation of investment projects, unless, of course, will not establish the president.

The information contained in the list of sites for the implementation of investment projects must be constantly maintained by local executive committees in the current state, to be full, reliable, open, accessible and include the goals of the possible use of these sitesTheir indicative areas, as well as to contain information about the State Bodgendal (government agencies), in which) must be applying to conclude an investment agreement with the Republic of Belarus. In addition, the list may contain information about the investment object, incl. The objects of real estate to be demolished, the provisions of the infrastructure sites, the minimum investment, possible benefits and (or) preferences to the investor (investors) and (or) of the organization implementing the investment project, the terms of implementation of the investment project. When making a decision providing for the inclusion of a plot into a list (exception to the list), this information is updated at the information stands and official websites of local executive committers on the Internet (in the presence of such sites) no later than the working day following the day of making such a decision.

A copy of the decision (extract from the decision) on the inclusion of a plot into the list of areas for the implementation of investment projects no later than the working day following the day of the adoption of such a decision is sent by the local executive committee in the Ministry of Economics, as well as to the regional executive committee to accommodate these bodies on the Internet.

In turn, the exclusion of the area from the list of areas for the implementation of investment projects is allowed in the case of:

Conclusions in the prescribed manner of the investment agreement with the Republic of Belarus and its registration in the State Register of Investment Contracts with the Republic of Belarus;

Seizures and the provision of land for the state;

If such a plot for more than 2 years from the date of the decision on its inclusion in the list of sites for the implementation of investment projects remains unclaimed investors;

In other cases defined by the President.

The procedure for the formation of lists of free (unoccupied) land plots and lists for the implementation of investment projects will be determined by the regional and Minsk urban executive committees.

Winged phrase Mark Twain: "Buy land - it is no longer produced," which brokers love, not too suitable for Russia. In the country where there are tens of millions of hectares of undeveloped lands, the liquidity of many areas exhibited for sale causes serious doubts. Market participants told DailyMoneyExpert, why private investments in Russian land almost lost relevance.

Overheated land

Experts are very pessimistic assessed the land market. Moreover, it is not even a Russian outback, but about areas in the Moscow Fault, located on an average distance from the Moscow Ring Road.

"There is no meaning to invest in Earth. Now the market sells enough plots, which are already prepared for construction, and sold with a discount. Often below the cost, "said Strategy Capital Advisor Real Estate Director Natalya Kruglov believes.

The acquisition of land in the form of an asset or means of preserving money is a dubious perspective, especially taking into account the growth of taxes and control over its use by Russian legislation, I am sure the Director-General I am sure the recruitment of Country Club Mikhail Mikhailov.

"This was necessary to study in 1990-2000. Today to buy land in speculative purposes - the occupation is extremely ungrateful. Nothing to earn nothing - everything is already stolen to us, "the director of the direction of warehouse, industrial real estate, land and investment projects of the consulting company DNA REALTY Dmitry Vishin.

However, citizens wishing to invest in the ground will always be found. Let's try to figure out the prospects for such a purchase. In this article, we will not specifically disassemble the purchase of areas with a contract and without a contract in organized settlements.

Currently, a private investor exists three main options to invest in this asset:

Buy land of agricultural on the rise in value or translation in IZhS (individual housing construction) with subsequent sale;

Buy a plot in the country side union or in a village, counting on the subsequent cost of value;

Buy land plot for the implementation of your own development project.

There is a fourth option - to buy land of agricultural and organize a farming on it, but this is not entirely investment, but rather the opening of a new business.

Russian farmer

Kruglov believes that today it will not be possible to buy farmers cheaply, and then sell expensive. "Prices do not rise, but the value of the" holding "of land is growing in front. It will not be possible to sit in the asset for a long time: all regulation of land turnover in the Russian Federation is now focused on fighting speculators. Even large developers sell their land banks if their development plans do not fit in 3-5 years, "the expert emphasized.

"It is not worth an increase in the cost of agricultural land in the next one and a half or two years. However, after three or four years, the growth can range from 6 to 9% per year, "said Nai Becar Department of Residential Real Estate, Polyn Yakovlev.

Attachments in agricultural land may look attractive if we consider them as an investment in real manufacturers, Mikhailov said.

"Invest in the Earth of the agriculture can be only under the development of profile production - agriculture. Taking into account the sanctions and courses for import substitution with certain support of the state, such projects may become interesting, "- I agree with the colleague of the Vishin.

He added that the segments of the agriculture, in addition to the category not suitable for housing, they usually do not even have minimal specifications. "At the same time, the official payment for the translation of the land of agricultural land in ILS is about 23 thousand rubles. Overweight and takes 3-4 months. Right now, 35 km from the Moscow Ring Road in Dmitrovsky district, a plot in agricultural with communications for 20 thousand rubles is sold. for weaving. Thus, the translation can do it more than the land itself, "said Vishin.

The mechanism of translation of the land plot from the category of agricultural in the category of ILS is tightened. Currently, regular amendments are being developed to the Federal Law "On Translation (Transformation) of Land Pieces". Most likely, the possibilities for transferring land to the category IZhS will only narrow, the director of the Metric Group of Elite Real Estate, Ilya Menzhunov.

"Meanwhile, there are few liquid proposals in the agricultural market. Today, most of the land for sale is concentrated in the areas of the Moscow region, bordering the neighboring areas. They are usually not interesting for the development of agricultural production and housing construction. In other words, these are low-balance offers. However, it is precisely for these land plots the most significant discounts "," said Mezhunov.

He added that if not to use agricultural land for its appointment for three years, the risk of seizure of the site for the needs of the state appears. Accordingly, the land falling under the category of agricultural, it is necessary to process, collect a harvest, engage in storage and implementation. The owner is also obliged to pay for property tax, and the rate for this category of lands is one of the highest.

Investments in the Earth of the Agriculture, if we are not working on their use for direct purpose, can hardly be considered suitable for a wide audience, because when purchasing them there is a huge number of pitfalls. Nna market is a lot of fraudsters, and these lands are sold, as a rule, very large areas, which means a high entry threshold, summarized the managing partner of M9 Development Maxim Morozov.

House in the village

Investing in cottages and villages it makes sense if the country site is located at no further 80 km from the city, and the village is 40 km away. Also, plots must have a minimal set of communications - electricity and water.

"A big plus for sites in the villages is the presence of a trunk gas," said Roman Koniechin, manager of the exhibition of houses "Low-rise Country".

He added that there is usually no centralized sewage in villages and country villages, so the investor may have to do autonomous sewer, because not every end buyer is ready to buy a plot without subordinate sewage.

In the greatest demand, according to Konyakhina, plots in garden non-profit partnerships belonging to New Moscow will be used - 2.7 billion rubles were allocated to their improvement until 2018. These funds are planned to spend on the construction of roads, electrification, gasification and other needs.

In general, the investment potential of rustic and country sites is slightly higher than that of the agricultural land.

"In the near future, you should not expect an increase in the cost of this asset, an increase of 10% per annum possible, starting from 2017," Yakovlev believes.

Developer himself

The most profitable version of the market participants consider the acquisition of the land plot for subsequent entry into the developer project, in order to take their share or money at the exit. However, competition in this area is high, and the investor will also need specific knowledge.

"Many today's Landlords got the land" for a bag of potatoes. " Recently, land taxes raised, tied the estimated database to the cadastral value, which, naturally, forced the owners to seek land implementation paths, "said Vishin.

"Today it is difficult to maintain a plot" pressed at one time by the corruption scheme and hanging on the balance to better times. " Recently, we see a huge number of land owners with requests: do at least something with our site, sell, take to the developer project, "Vishin noted.

For example, the company "Absolute Real Estate" timely translated its sections from agricultural construction, and many projects are now implemented on the site of the former agricultural land. However, there are many "folosing" assets, which except for direct purpose and cannot be implemented, explained the Deputy General Director of EST-A-TET. Vladislav Lutsk.

Currently, from the point of view of the developer of suburban projects, areas from 5 to 20 hectares are interesting at a distance of 10 to 50 km from the Moscow Ring Road. The most liquid direction is the West, the most illiquid east. Separately, areas in New Moscow are considered because of their status and the prospects for the development of the capital, but also with them a substantial minus - all coordination is held through Moscow, therefore costs will be significantly higher than in the area, Vishin explained.

Results and prospects

"I am not sure that in the general case, the investment in the Earth can bring income that however, does not exclude local situations, for example, personal insider knowledge of some territory and plans for its future development. In particular, you can invest in the ground near future roads, but this is an adventure, with a probability of winning no more than 50%, "Kruglov believes.

In the light of the latest transformations to one of the most promising directions, the Crimean Peninsula can be attributed, Mikhailov added.

Kruglov is confident that in a common future, we are waiting for an increase in the amount of supply at discounted prices, the absence of liquidity and the increase in the tax burden. "In the aggregate, to own land makes sense only if it is known how to use it here and now," Kruglov emphasized.

The real estate market stagnates, the prices of objects are reduced, agrees with a colleague of frosts.

"For long-term investments, November 2015 will be promising and February 2016, due to the fact that during this period there will be the lowest demand for land plots, and, accordingly, the lowest and most profitable value," added Yakovleva.

Thus, at present, investments in the land are actually devoid of practical meaning. Transfer of agrichenzem under ILS is complicated and roads, and not everyone will develop the farm. Plots in dachas and villages will give only 10% per annum and then in the future, and the entry into the development project will require a truly well-spaced site with the possibility of communicating. Therefore, the land investor remains only to inside and the search for actually undervalued assets.

Deputy Administration of Rostov on Economics Dmitry Chernyshovcalls the accompaniment system investproektov Effective: industry departments and heads of district administrations work in parallel. The main problems are the lack of formed locations for projects and the value of the Earth within the city.

Deputy Administration of Rostov in economics Dmitry Chernyshov. Photo Gleb Sadova.

According to Dmitry Chernyshov, the deputy head of the Administration of Rostov on economics, most urban investment projects are associated with residential and commercial real estate. At the same time, the authorities associate prospects with the development of the industry, in particular in the Suvorovsky district, where several dozen hectares were allocated to create industries.

Among the high-budget facilities, the entry is scheduled until the end of the year, hotels Hyatt 5 * and Radisson 4 *, as well as the second stage of the MEGAMAG TRK on the southern roadway from the city.

N: - Comment on the appearance of a new investor in the project for the reconstruction of a new investor in the renovation complex - the GOGORYAN Family GK. The head of the administration of Rostov Vitaly Kushnarev reported changes in the media, but later the press service of the mayor's office did not confirm this information.

D.Ch.: - Indeed, due to problems with financing the former investor, Rodddonavtovtovokzal company, engaged in finding a partner who could redeem his share - 75%. In the spring, a preliminary contract of sale was signed with one of the companies of the Don Pier group. He was concluded for the whole share of "Rostdonavtovokzala". How much did it appreciate it, I can not say.

The transaction is now being structuring. I think it will be closed for one or two months. But the new investor does not stand still. By the time of his appearance, the project was developed and approved. Now work is underway on its adjustment and development of the working version of the documentation. This is the next stage. 25% in the project still belongs to the municipality. Talk about to buy a share of the city, there were a letter to the administration. But today the decision is not accepted.

N: - Rostdonavtovokzal announced investments at the level of 600 million rubles. and the construction of a TRK area of \u200b\u200b16.5 thousand square meters. m with underground, base and 4 aboveground floors. It should have appeared a film block and a jazz club them. Kim Nazaretova. A new investor can change the concept?

D.Ch.: - Cinema "Russia" - an object of security, a monument of architecture. In any case, it should be recreated. And in general, the project "Don Berth" can not differ from agreed earlier - in no solutions, nor in decisions on the squares. The project will be implemented in accordance with the conclusion of the Ministry of Culture and the construction permit.

A new investor will only act in accordance with the project approved by the Ministry of Culture. The adjustment of project documentation is possible, but it will be mandatory to be coordinated with the authority of the state-level of cultural heritage sites (windows).

In 2005, Rostdonvtovtovokzal concluded an agreement on the reconstruction of a film concert complex with the Dizo, the Customer for the development of design and estimate documentation was OJSC Rus (Joint Enterprise Investor and Dizo. - N). Only in 2015, the Glavgosexpertiz was issued a positive conclusion on the project implementation. It was also necessary to get a positive conclusion of the Ministry of Culture. It appeared only in 2016.

According to the regulations of the new investor, he will have time to complete the work to the specified time. Construction and installation work is planned to begin 3-4 months after the transaction is closed. That is, work at the facility can begin by the end of this year. The final amount of investment will be understood when working documentation will be ready.

N: - What explains the discrepancy between the statement of the City Manager and the official version of the press service?

D.Ch.: - One of the companies of the group is the side of the transaction, but because it is not yet closed, there is no information about changing the investor's change. Thus, between the data, which vitaly Kushnarev voiced, and the official response of the press service of the contradiction is not.

N: - Do you have, in your opinion, the risk of what will happen, as from the embankment, on which, instead of one-story pavilions of the Don Berth, built two-story, the Department of Architecture was able to achieve them through the court in line with the project and eventually changed the concession agreement , toning in such a way?

D.Ch.: - With the implementation of this project, everything is simpler: "Russia" is an object of cultural heritage, the construction of which should be carried out in accordance with the permission issued by the Ministry of Culture, which carries out checks in this part.

N: - Situations with "Russia" and the cinema "Jubilee" are similar: in both projects the municipality owns shares in the authorized capital, and the investor does not fulfill the terms of the reconstruction agreement. What errors from the administration, in your opinion, took place?

D.Ch.: - I would not say that the city made mistakes. In both cases, cooperation was built under the Federal Law No. 178-FZ "On the privatization of state and municipal property": contests on the creation of business plans and their assessment were carried out in the creation of joint-stock companies. At that time, everything was carried out correctly, there were no other objective possibilities to start the reconstruction of these objects.

The main difficulty with "Russia" is that she has the status of an object of cultural heritage. In fact, 10 years have been spent on the development of a PSD, which would, first, satisfied the public of the city and, secondly, could provide an investor a refund.

In the case of the "jubilee", the problem is the underestimation of the investor in the amount of funds necessary for the implementation of the project. 2013 was difficult in economic terms. In the investment contract, the amount of investments "at least 80 million rubles" are specified, but this amount has grown multiple times due to the rise in price of building materials and adjusting potential design solutions.

Initially, the investor planned to recreate something close to what was originally, but during the correction of the concept of the concept, the project was changed. Entrepreneurial risks were too high, and the amount fixed in the investment industry is much less real.

N: What are the prospects for the reconstruction of the "anniversary"?

D.Ch.: - His investor also made an initiative to buy a lobe of the municipality in the project, but did not receive approval. We have concerns that when selling a share in this project, the city will completely lose control, and the owner either freeze the project in general, or at its discretion regards the site. And we eventually get far from the cinema and not a cultural center.

The intention to bring the share of up to 100% investor explained by the desire to attract funding. The argument is simple: when the project has 2 hosts, banks do not agree to credit it. It is believed that the conflict of interest may occur potentially at a certain stage.

About 100 million rubles were already invested in the reconstruction of the "Jubilee". According to the investor, 25% of the entire building frame was erected. In fact, the foundation is laid, parts of the columns are erected.

According to the investor, at this stage the money ended. He believes that he has fulfilled the obligations, investing at least 80 million rubles, but in the second part of the agreement it is said that the building must be fully built.

We must see movement in the framework of the project until November, when the construction permit is expired. It can be extended. But whether it will be done, guided by the law, will solve the municipality. I do not exclude the possibility of termination of the investment contract in court.

N: - What is the list of urban investment projects today? What support can investors count on?

D.Ch: - In our list - 97 investment projects totaling 267 billion rubles.

The system of their accompaniment is quite effective. On the one hand, investors support the industry authorities of the administration, on the other, the heads of district administrations. They work in parallel.

In each sectoral body, workgroups are created on projects. They select sites for implementation. Today, one of the main problems of the city is the lack of formed locations.

The main problem of investors is the value of land in Rostov: it is much higher in the city feature than outside. Including therefore, the Aksaysky district is actively developing in terms of industry; Many enterprises go to the Myasnikovsky district. The distance to the city feature is 1 m, and the land price is different several times.

With the participation of the Department of Architecture and Dizo, the formation and selection of platforms are carried out. Further in manual mode, they accompany the execution of contractual relations with the investor. Sectoral authorities supervise connection to engineering networks. Problems with resource-supplying organizations We - again in manual mode - we try to decide. Often the difficulties of this kind arise from projects at the final stage of implementation.

Naturally, we help in obtaining construction permits.

Entrepreneurs themselves actively contact the Department of Economics, if there are problems. Svetlana Cambulova is very available for communication.

Examples of active participation of the administration from the recent past - the construction of the "Ribbon" hypermarket on the 14th line and Metro Shopping Center on the Queen Ave. We contributed to the reduction in the timing of the production of technical conditions so that the objects were commissioned in a timely manner.

N: - What large investment projects should be implemented in 2017?

D.Ch: - In the first half of the year 8 large projects in the amount of 2.2 billion rubles were already completed. We received 155 new jobs. Among them - the construction of the SCLP of the Logistics Terminal Class A on the street. 2nd meadow. It is built using the most recent innovative technologies in the field of storage and processing of products. All automatically automated. Due to this, even before the introduction of the object, everything was contracted, contracts were signed with PepsiCo and so on.

Also on the 1st meadow, a large logistics complex was built under the realization of dry construction mixtures and cement. Investor - "Medessers". These complexes invested more than 700 million rubles.

The "Orbit" shopping center is introduced on the Queen Ave. Its area is more than 20 thousand square meters. m. Target audience - almost all SZHM. The volume of investments in it - 840 million rubles.

"Orbita", like the "jubilee", is associated with the businessman Igor Voronov, although it is officially not claimed as a beneficiary. In the project of the Kinokomplex, an investor is an affiliated company "Sunny Circle". At the same time, the implementation of the "orbit" allows us with a certain share of optimism to look into the future: the investor has financial potential for the implementation of the "Jubilee" project.

Another major implemented project is Mercedes and Toyota autocentrators in the ZZM, belonging to the group "Klyuchavto". The volume of investments - 535 million rubles.

N: - What is planned to enter until the end of the year?

D.Ch.: - We look forward to the completion of Hyatt, the volume of investments in which is 5.8 billion rubles. We hope that by the end of the year the object will be put into operation. Also in the plans - the input of the second stage "Megamaga" (investment volume - 2.2 billion rubles). He must take place in the fall. The project is interesting, on filling it will noticeably differ from all others. A part of the square has already been handled, the anchor tenants are chosen. Planned a children's park; The powerful point of attraction will be IMAX.

Radisson Blu Rostov is a very high degree of readiness, it's hardly weekly intermediate meetings: this hotel we replaced SHERATON in the 2018 World Cup preparation program. Investment volume - 350 million rubles.

Shaumyan, 39, a 7-storey hotel with a budget is about 300 million rubles. The recreation of the house on Sadovaya, 162/70 (intersection with the serf), in which Rostovinveststroy invests 850 million rubles should be completed.

N: - Over the past two years, the owner of the production of women's clothing Elis Alexander Eremeev declares its intention to create production in Suvorovsky microdistrict. What is explained by the lack of speakers in this project?

D.Ch.: - Vitaly Kushnarev repeatedly stated on the investment advice that we would like to see more projects related to industry, production, in the city. And the developers themselves, including the Suvorov microdistrict, are actively declared that they are ready for this. They even highlighted several dozen hectares of land, formed plots - precisely in order to attract industrial enterprises.

The main motive of developers of the territory: "People need to work somewhere." In a new area, many young families. In Suvorov, for example, more than 70% of apartments are bought through a mortgage.

As for the ELIS, the complexity is that the seed areas in the area are several times higher than the company's needs. The site that we viewed is about 4 hectares, less in this area is not formed. And ELIS needs 1-2 hectares, more superfluous is additional financial costs.

Now the main part of the investment projects is either building housing, or shopping centers. And we would like to focus on production. It is clear that it should be not a city center.

There is, however, the other point of view, her at the recent investment council expressed the head of the Center-Investment Vasily Tighokov: It is necessary to make production for the trait of the city. But today it is unreal. First, we will free a huge number of people - disproportion will emerge; Secondly, we have not yet reached the level of post-industrialization, the development of a new digital economy, under which we could provide all people with high-tech work places. Although there is a movement in this direction, and one of the bright examples is Rostvertol.

N: - How do you evaluate the Sheraton launch prospects for the World Cup?

D.Ch.: - The current owner - LLC PFO "Trust". The company completed a deal on the acquisition of Lira LLC, on the balance sheet of which is the object, at the VTB structures on October 17, 2016.

We are skeptical about the idea of \u200b\u200bintroducing this object to the 2018 World Cup. I drove past the complex twice a day and regularly convinced that there is no activity there.

According to the investor's statement, currently in Sheraton has a comprehensive examination of the object designs; New owners finalize and adjust individual sections of the working documentation. They argue that to implement a project in the form in which he was conceived, no technical opportunity. At the same time, they negotiate with potential contractors and general contractors and - the main thing is to solve the issue with further financing of the project. Clarify how many tools need to be completed, they will be able after a comprehensive examination will be held. The same applies to the construction time.

Surely you can say only one thing: now everything rests on financing. Until the lines are open, the integrated examination can be carried out month and year. Our dialogue with the investor is not very alive and constructive. We do not impose special hopes.

N: - Recently, several projects for the development of urban parks on concessions were presented at the investment councils. Which of them are already implemented?

D.Ch.: - Arrangement of parks and squares - socially oriented projects in which the city is very much interested. We would like to implement if not all, then most of the projects on the municipal private partnership terms.

We have a positive experience. In 2000-2003 Two Park - the October Revolution and Pleven - were submitted for rent with certain investment conditions / treaties. This is not a concession in its pure form.