How much is the infrastructure in the cottage?





05.01.2011 11:50
Articles about real estate | How much is the infrastructure in the cottage? 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 mine?


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 be laid in the period from 1000-1200 to $ 500-800 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., may in many times to increase 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 $ 2000 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 up 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 8000-10000 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. 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 $ 1000-1500 for a hundred, 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 .- After that, everything 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, because as the quality must 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.


The list of necessary expenses


for the construction of infrastructure in cottage settlements

1. 1) Draft intrasite roads: an average of 50000 to 100000 Euro

2) Building enclosing fence around the site and intra-fence facade: an average of 70 cu per meter (rm).

3) The entry team and a temporary sales office - approximately USD 50000-60000

4) Laying of inter-engineering networks: an estimated 100 to $ 200 per m2 of a house.

5) Reconstruction of the strip or off-site utilities:

* A) water supply and sanitation - roughly 50 to $ 200 for rm;

* B) wiring harness from the power lines to the site - approximately 150000-180000 USD per km;

* C) laying the pipeline - roughly from 40000 to 80000 USD per km;

6) Construction of temporary roads - roughly 40-50 USD per m2.

7) Construction of permanent intra-roads - roughly 70 to 150 cu per m2 (average $ 100 per m2).

8) Construction of houses and infrastructure - "box" without any interior design and engineering (preliminary figures).

Options:

* Wood (logs, profiled bar): 450 to $ 700 per m2

* Wood (laminated veneer lumber): from 800 to 1100 cu per m2

* Brick: from 800 to 1300 cu per m2

* Aerated Concrete: 500 to $ 700 per m2

* Monolith: From $ 1000 per m2 or higher

* Frame technology produced in Russia: from 400 up to $ 600 per m2

* Frame Technology in Europe (Finland, Germany): from 1300 to 1700 cu per m2

* Metal frame: 250 to $ 350 per m2

* Combined house: from 600 up to $ 900 per m2 (depending on the types of materials).


9) Landscaping - planting works: roughly from 2500 to 5000 USD for a hundred - depending on the types of work and planting.

10) Organization of Security Service: approximately from 20000 to 36000 USD per year.

Using all of the reduced statistical calculations of experts, real estate and development companies, BP tried to figure out what could be a real selling price of a house in the cottage segment Economy + ". Take maximum averages: housing estate with a total area of 20 hectares, is located about 60 km today are in favor with buyers Simferopol highway, the most demanded area of land and houses - 15 hectare and 200 m2. From an area of 20 hectares developer can "squeeze" 100 plots with an area of 15 hectare. The cost of obtaining permits, development and coordination of the project, summarizing the central communications, roads and construction of a minimum number of infrastructure elements is at least $ 8 million, which means the cost at $ 4000 per sq.m.. Suppose a developer decided to build a village house made of logs - it will rise to it at $ 700 per m2, total - $ 140,000 on a house. Plus the cost of 15 hundred parts of its cost - $ 60000. In sum, this gives about $ 200,000 per facility. Plus minimal costs for corrupt cycle facility, the cost of using credit and actually profit developer - adding some 25%. Obtain as a result the sale price of $ 250,000 for the object.

That is hardly a developer can and will now sell the house in the cottage such a level less than $ 1500 per m2. It is clear that depending on the direction can be changed upward or downward the value of land, and depending on the materials used - the cost of construction. However, the computational procedure remains the same.

Authors: Albert HAKOBYAN, Mikhail Morozov
https://www.VsePoselki.ru
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