Housing estates with infrastructure withdraw from the market

23.10.2010 10:40
Articles about real estate | Housing estates with infrastructure withdraw from the market Housing estates are uploaded inside the infrastructure, rapidly leave the suburban real estate market. Developers are not willing to finance the construction of additional infrastructure elements, fearing that such long-term investments may not pay off, and rightly so considering that, to the current buyers deciding factor is price, not the presence in the project stables or Olympic-size swimming pool. Of what are today the sum price of homes in the cottage? And how can we reduce it, this price without compromising quality?

At first glance, the approach of developers to the issue of cost seems too categorical. "Imagine a Mercedes, which has on your eyes to take away options: take out the airbags, heated seats, rend their skin - offers a director of sales department of" Guta-Development, Maxim Sukhar'kov. - And while you are convinced that the savings in your best interest, and the quality will not suffer. "

That as you my

Talking about the declining quality of savings continues to CEO TWEED Irina Mogilatova: "Regardless of what homes are constructed - from foam blocks, brick, monolith, etc. Construction of the "box" will fit into the gap between $ 500-800 and 1 000-1 200 per m2. But the fa?ade and equipment have on the final cost of the greatest influence: natural materials, decorative elements, quality windows, heating system, etc. can increase many times the price of the house. So you can save in the first place on the facade or roof (using katepal instead of tiles).

However, is it really so important today, the construction quality for the consumer? Or the whole thing solely in the absolute value of the property? However, the real estate there is no disease that can not be cured price. If we talk about the prevailing right now the cost of country houses, then, according to managing partner at MIEL-Residential Real Estate "by Vladimir Yakhontova, minimally, it is about $ 480 per m2 for houses without a finishes - this cost is possible to achieve in the first place in the construction of houses on the precast technology . All other options will be more expensive, for instance, sometimes comes to $ 2,000 per m2 in the case of houses from imported clinker on individual projects. Do not forget about the interior design, the prices of which range from $ 500 to 15 000 per m2.

General options for the organization of cottage communities with the most low-cost building technologies today, many market players are thinking. The most economical option is to classify frame houses or houses of fibropenobetona and bent thermoprofile. According to the commercial director of the Civil Code "Bright City" Konstantin Smirnov, the cost of building such houses, excluding the cost of supplying communications and purchase of land, is about 8 000-10 000 rub/m2. "Speaking of construction technology, savings, without compromising quality possible using modern technological solutions, for example, pre-fabricated technology - says commercial director MOZAIK Development Tatyana Kaplanova. - Here, efficiency is ensured not by reducing the quality of materials, and because the house is literally going on a conveyor belt at the factory lines, which improves performance at times, while maintaining high quality. But, in our opinion, today the price is below ? 25,000. per m2 in the villages of economy class and below 45 000 rub. per m2 in the villages of the business class is already talking about the threat to quality. "

These uncommunicative communication

But due to what now, perhaps, would not be able to achieve cheaper cost of the object - so this is by saving on closing the centralized communications, utilities and access roads. This, in fact, the most complex and costly issue in the implementation of the project of building a cottage village of any developer can not solve on their own. After all, supplying the organization are public and monopolistic. As noted by the commercial director of "Summer Project" Alexei Gusev, "most of the existing public facilities and networks - outdated, with inadequate, completely unresponsive to the needs of developers and end users. This significantly extends and makes more expensive the process of construction and commissioning. Especially villages with infrastructure. "

As a result, intra-network (it's gas, water, sewerage, electricity) are usually calculated from the basic $ 1 000-1 500 per hundred square meters, and this includes the construction of internal roads and lighting. As for the external network, here prices vary. As noted by Irina Mogilatova, the cost of communications may depend, for example, the proximity of a gas distribution station, the possibility to connect the electricity. The result is that the land may have a different value, but the laying of communication everywhere and always adhered to the established monopoly tariffs, mandatory for all. "Reasonable cost of communication can be from 10 to 25% of construction costs - said Tatjana Kaplanova. - Then it all depends on the concept of the village: infrastructure development, expressed in number and quality of public areas, the level of accomplishment, etc. If the share of land in the project economy class will be about 15%, 50-60% of the costs would have directly on the construction of houses, again, depending on the chosen technology and architectural concepts. Approximately 10-15% will take the cost of general contractor, permits and taxes, about 8-10% will make the cost of project management and software sales. "

"Extreme"-the social infrastructure

In fact, in the arsenal of developers in the fight to save is the last argument - the rejection of superfluous social infrastructure. "During the crisis, developers began to build settlements in the economy class segment, - said Vladimir Yakhontov. - This allows you to save on social infrastructure, the landscape design. If before, and for developers, and consumers was important to have benches, lawns, etc., now it goes by the wayside. However, one can hardly say that all these ways to save without prejudice to the consumer. All the same, the buyer gets a drawback - the lack of a social infrastructure, or sanitized walking areas.

When everything is balanced with the environment, that is, when you can easily reach, reach the right shopping center, entertainment venues, places of study children, the savings in social infrastructure can be fully justified. And, as the current practice of selling most of artificially imposed options, such as the site for recreation, swimming pools, stables, etc., without any damage can be cleaned. However, this statement does not apply to cases where the infrastructure is self-sufficient and able to generate additional income.

"Developers can save money by reducing the public area of the village: tracks, playgrounds - they usually make up 20-25% of the land allocation, use the cheapest building materials - shares his views Irina Mogilatova. - But the main thing here is not to overreact, as the quality should correspond to the status of land. You can certainly build on the New Riga, 20 km from the town of Moscow, panel house, the question - why? ".

Such an approach means that developers of cottage settlements come today to a reasonable minimalist, limited to only the most essential elements: physical infrastructure, fencing, roads, security room, public parking and, at best, children, or playground. New settlements economy class with such delights as its own dock, or a fitness center on the market today simply does not.

According to Dmitry Gerasimov, sales director of the village "Okskaya Sloboda", amid growing market for pre-crisis, shortage of supply and demand for investment activity in its own infrastructure for individual projects increased sale price by 100-150%. Today that figure is hardly more than 15-20% in the most liquid projects, individual project is zero. But do not forget that also depends on the type of village and its distance from Moscow. For projects of business and the elite class, located 30-km zone, the presence of its own infrastructure is not always important. A lower value of its own infrastructure and has a long-haul economy-class villas. Such projects are considered primarily for seasonal living and recreation. "If the infrastructure of the area is developed enough, you can opt from a number of costly infrastructure of the village: from the large public spaces of their own entertainment centers, large parking lots, for which residents have to pay not only for purchasing but also for further use - agrees Tatiana Kaplanova. - However, it all depends on the chosen concept of the village. For example, objects in business class and luxury-level customer requirements for infrastructure are quite high, so there are budget cuts for infrastructure may be affected negatively. In these villages, people gain not only at home, and lifestyle, which implies that life is not limited to a fence around the house. "

From towns as economy-it's actually much easier. There must exist a minimum, "vital" set: the protection of the territory, telephone, TV, internet, no more than 2-3 public areas (playgrounds and sports), mini market, pharmacy. And the project can begin to sell well, unless, of course, be able to select the correct pricing.
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