The suburban real estate acquired: how to live further

12.11.2012 00:15
The suburban real estate acquired: how to live further The day, when the last new settler enters into a new house built cottage settlement, its history is, like, begins. In fact it is long before this, even before the future of the house only beginning to emerge on the paper.
Operation of cottage settlements structure of the developer


The day, when the last new settler enters into a new house built cottage settlement, its history is, like, begins. In fact it is long before this, even before the future of the house only beginning to emerge on the paper. And in all this way the town is developing as a fetus in the womb. But if the development of the child defines the nature itself, then all the way maturation of the settlement of this process need to be managed.

Variants of the exploitation of the country real estate discussed participants organized by the analytical center «Indicators of real estate market IRN.RU» round-table discussion at the 27th international exhibition «DOMEXPO» in Gostiny Dvor. His topic was the «Suburban real estate of the Moscow region: how to combine pragmatism with quality».

According to the participants of the round table, among the traditional variants of the operation of cottage settlements is an invitation to an external management company (rarely), the solution of this problem forces the owners or the creation of their own production units (see. «Suburban real estate is purchased. The choice of how to live further»).

The strategy of creating your own operating units in the structure of the Builder implies that in the process of development of the project it is connected to the decision of administrative tasks. Subsequently thus appears management company, said the head of projects «Vector investments» Alexey Ivanov in the report of the «Own management company in the structure of the developer: «qui prodest?».

He noted, that, speaking about stages of development of a country project, many leave behind the scenes of the first steps on the way of its creation is the idea of the development of the site, concept development, gathering of the initial-permissive documentation (JPL), agreements, etc. But the project of the «Vector investments» «Istrinskaya valley» - a complex, the company develops 18 settlements, therefore such a complex question, how - operation, the experts could not leave without attention from the very beginning.

«Here has played the role and potential profitability of this segment of the market, and the problem of the responsibility of the developer to buyers», - Ivanov said.

According to him, more and more buyers are concerned about the operation and its cost. Already during the implementation of the first project «Vector investments» company began to reflect on this topic, attracted by the consultants of the number of external management companies. «Unfortunately, we have space digits of the cost of managing our villages, in addition, we were offered inconvenient methods of collection of money from those who do not want to pay or is not in Russia», - the expert noted. He stressed that most often, this side of the problem was attributed to the developer, none of the operators did not want to take the appropriate functions.

Usually there are several forms of exploitation settlements. Creates a consumer cooperative or other non-commercial partnership DOMO - and landowners, which hires a third-party control of the company or just the workers. «We chose the third way, created the company «Vector Service», - said Ivanov.

According to the results of the first year of operation of the operating company, he noted that while there is a period of planned loss-making activities. While in operation was introduced four of the village, established a full-fledged link, secured by equipment, staff, equipment, expendable materials. «Expenses of the huge income a little while, " said the expert, " but the way to profit is located in the dissemination of the work of the business unit in the entire group of villages. In the next year will be put into operation four more of the settlement, and already by the end of the year we hope to get the first profit».


To services of «Vector» Service includes:

maintenance and cleaning of the territories of public use (roads, lawns, objects of landscaping, IAF)
maintenance, planning and emergency repair of общепоселковых engineering networks
garbage removal and sanitary maintenance of the public areas
maintenance of the common property of the inhabitants (fences, gates, cat, recreation areas)
security and access control
the commandant service, organization and holding общепоселковых activities
legal and accounting services
control over the construction of the
the reading of meters for the consumed owners energy resources, etc.


The price of the issue

Work of their own operational allows the company to keep prices lower than the General level of the market, said Alexei Ivanov (for comparison, see: «Suburban real estate is purchased. The choice of how to live further»). He confirmed the figures.


Operating expenses in the settlements of the «Istra valley»

Никитское (economy class) - 2000 - 3000 RUB/POS.
Шелестово (economy class) - 4500 - 5500 RUB/POS.
Lesnaya harbour (business-class) - 7000 - 10 000 RUB/POS.
Forest pier-2 (business class) - 6000 - 7000 RUB/POS.
Ekopark Ушаково (business-class) - 4500 - 5500 RUB/POS.
The lake district (business-class) - 6000 - 7000 RUB/POS.
Ушаковские Dachas (business-class) - 7000 - 10 000 RUB/POS.
Backwater (business-class) - 5000 - 6000 RUB/POS.
ZORINO ACTIVE RESORT, ZORINO SPORT VILLAGE (business-class) - 6000 - 7000 RUB/POS.
Lake Side (premium-class) - 8000 - 12 000 RUB/POS.

According to the expert, operating costs, buyers are paying increasingly more attention. The developer will only get worse, if he will do something to hide in this sense. Optimization of expenses as the developer, as well as future owners of the operation he sees it is through the creation of a corresponding service of the developer.

«At first we were contractors in some cases, the set of equipment, which proved to be unreliable in operation», - the expert said. Now operating company takes part in every project of the settlement from the very beginning, telling the faithful technical solutions, which subsequently facilitate life to her, and future residents.

The buyer does not want to imaginary economy, understanding that each meter with self-house finishing can cost up to $1500, self lining of communications will add $3000 to the cost of each weave, and operating costs can also be different, according to the presentation of the report of Alexey Ivanov «Own management company in the structure of the developer: «qui prodest?».


The most important task of the developer
In the end, as it was noted during the discussion, the other speakers, the activities of the developer can be broken down into three components. The development land is to make the master plan, divided into plots, the stock of the communication. This development is to assume the contracts for the construction of houses. And finally operation. The developer can assume only the first, the first and the second or all three functions together, depending on how he had enough strength, professionalism and vision, noted in www.irn.ru.
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