Buyers are moving outside Moscow

Because of the limited choice of housing in the capital market and the lack of new projects, a significant part of consumer demand may shift to the suburban real estate segment. At the suburban suburban real estate market revived sales in the middle and upper price segments. Experts attribute the emergence of a new wave of demand, not only to restore the solvency of customers, but with the investment stupor in the capital market housing. The choice is limited to urban real estate, new projects almost no buyers are forced to look for alternatives in the Moscow suburbs. Redistribution of demand is accompanied by expansion of the range-of-town real estate. During the crisis, the market was dominated plots without a contract: at dumping prices (from 2-3 million rubles) sold the land under samostroy declared by the ability to connect to utilities. However, the recent growth in this segment has slowed and interest in the form of that weak due to low quality offers (inconvenient locations, limited infrastructural capacity). But a growing number of organized townships in which the parts sold together with contracts to build houses. Without a contract, water, electricity and gas market areas near Moscow without a contract, swollen into a crisis, overstocked dubious offers. "I do not understand the economics of projects that offer plots without a contract in the Moscow suburbs area of ​​six acres for 1.8 million rubles from the engineering services. Infrastructure contribution for about 550 thousand rubles developers promise to customers sewer, water, electricity and gas. But for the money to provide infrastructure in the claimed amount is unrealistic. According to our estimates, the estimates are often underestimated the infrastructure for more than 20-30 percent, "- says the chairman of the board of directors Kaskad Family Valery Mishchenko. According to experts, the excess of unsubstantiated promises of infrastructure poses risks for consumers plots without a contract, and for the entire segment as a whole. Unrealized promises of infrastructure can undermine the liquidity of the plots and the rebound hit by a bona fide market participants. "First of dumping creates an imbalance in the market, delaying demand: the people yearning for MMM will not go away. Then, when the accumulated snow ball outstanding obligations, all will suffer "- resents one of the suburban developers. According to him, in recent years in the land market a surplus of unprofessional operators. These are companies established by non-core investors (banks, private individuals). Before the crisis, they bought the territory for speculative purposes, hoping to sell them wholesale to professional players. However, due to financial crisis, the landowners had to "go to cash" through the retail sale of land to individuals. Often sold in small slicing former collective-farm fields that are too far away from communications and infrastructure nodes. Head of Analytical Department of «Moscow Development" Vyacheslav Fyodorov warns that failing infrastructure promises to customers plots without a contract will be difficult to defend the rights of the developers of the applicable legal schemes. "For example, vendors often land without a contract promise to provide infrastructure sites by a certain date. But it is in the contract make a reservation on force majeure, one of which may be acts or omissions of public officials. That is, if the builder can not rectify the documents for registration of gas, it will be considered as force majeure, relieves the seller of land liable. Meanwhile, the documents may be made in infrastructure over the years. The regional energy company is considering an application for two or three years. On the reconstruction of substations all stretched to five or six years. Some of the suburban village are in the queue for the gasification of 1998 "- says our interlocutor. In addition, payment for land and infrastructure fee, usually separated. Infrastructure contributions are transferred to the cooperative or nonprofit partnership created by the landowner. In this scheme, it is theoretically possible to sue an infrastructure fee in case of default by summing networks. However, the odds on this basis to terminate the contract of sale of land recovered from dishonest seller money, close to zero. Migration of demand being the case, the gradual reduction of market share ultraekonomichnyh proposals (including areas without a contract) looks natural. In 2009, the share of economy-class towns was 88% for business class accounted for 12% of projects with premium almost was not. Last year, the share of economy-the aggregate sentence reduced from 88 to 70%. Already a third of projects are on the upper and middle price segments, including areas with a contract. According to realtors, the market-town real estate began to return to wealthy buyers who are interested in high-quality ready-made home ownership in villages with developed infrastructure. "Increased interest in the precious objects, there are deals with the budget five million dollars" - say the operators of the market. According to the marketing of "Zoom", the demand for sites with a contract increase in the second half of last year. According to some experts, a stimulating effect on investment demand has stagnated in the Moscow market housing. The volume of deals in the segment of the business class is limited and continues to narrow. New projects are almost absent. Where else to go to customers, but for a city? "Moving people from cities to suburbs is the logical evolution of the real estate market. In many world capitals of the population has been living in suburban cottage communities ", - says head of market research at Knight Frank, Natalia Sazonov. In this regard, some experts expect a rise in suburban real estate. However, while the cost of houses is stable. According to the corporation, "Inkom" economy-class house in a cottage in the organized active stage of the construction of 30 km of the Ring Road will cost an average of 10.5 million rubles, townhouse - 15 million rubles. Average cost of business class cottages is 22 million rubles. Against this background segment of low-rise apartment buildings: in the first quarter of this format outside Moscow housing became more expensive by 14%.