New square meters of housing continue to appear in the country like mushrooms after a rain. By the end of September, according to experts, the primary market of Moscow in the exhibition were more than 2.3 million square metres of real estate, the lion’s share of which were the objects of the business (approximately 48%) and comfort class (approximately 41%). However, contrary to all laws of logic, despite the actual oversupply, the market value of housing is not reduced.
For example, according to the experts of the company “Metrium Groups”, starting in 2016, the average cost per square meter of housing in the capital market “the primary” business class increased by 3.3%, and only in the third quarter — by 1.3%. Thus, by the beginning of October this figure has reached 237,78 thousand rubles. Thus, by the Metropolitan districts it ranged from 183,6 thousand rubles (in the South-Eastern administrative district) to 376,57 thousands (Central).
According to Anna Sokolova, Director of Department of consulting and project management company, this process has been driven by two trends. First, the market were withdrawn and new residential complexes, the prices which were initially above the market average. Secondly, in a number of projects had a direct increase in the cost. How to change the price of a square meter in business class for the end user to the end of the year, depends on what the price tag will set developers in the pending market entry projects. However, direct reduction of cost of apartments, says the expert, is not expected.
In the comfort class, develops a similar situation. According to the testimony of representatives of the company Est-a-Tet, from June to September, the weighted average market value per square meter of housing in this category grew by 1.4% (total growth from January to the beginning of October was 2.8%). That is, if we talk about the average price of a “square” for the end user, we are talking about the amount of 146.5 thousand rubles. With the high prices in early October were recorded in the Western administrative district (172,4 thousand) and the lowest in Zelenograd (90,8 thousand).
Speaking about the impossibility of further reduction of prices per square meter in new buildings, many developers refer to and launched late last year, the process noticeable rise in price of construction materials. Moreover, according to experts of the market, “a hand” since we were not the only elements that are the subject of announced government policy of import substitution, but even those basic components, which in principle affect any side should not.
Against this background, very interesting is the initiative of experts of the company “MIEL-new”, who took the trouble to find out: how much in these difficult economic conditions has changed the construction cost of a square meter of housing in active projects in the capital. As a base for calculating this were data of project returns for new buildings comfort – and business-class, in which the apartments is carried out only on the basis of contract equity participation within the framework of the Federal law № 214-FZ.
Even given the fact that in these documents it was a question not about real, and about the approximate cost of items (the amount of deviation of these two values from each other in either direction hovers around 10%), the results hardly look boring in the eyes of ordinary Russians.
Judge for yourself. According to the CEO of the organization Natalia Catalinas, the total estimated cost of construction of all new buildings in the city exceed 595 billion rubles. About the same amount estimated in the expenditure budget of several Russian regions: Republic of Tatarstan, and the Samara, Kaluga and Leningrad regions together. By the way, as for the St. Petersburg, the expenditure budget of the Northern capital this year is much more modest and is estimated to reach 518 billion.
But the special piquancy to information about the cost of the “square” becomes, by classes of property.
For example, the average construction cost per square meter of housing in the “business”, according to “milicev”, hovers around 76.6 thousand. Thus, precise intelligence, the range of “price dispersion” is large enough: the upper limit in some projects reaches 135,6 thousand rubles. However, on the market there are also objects where the cost of the “square” is only 17 thousand rubles. Such a low cost analysts, by the way, explains the impressive size of the buildings (more than 550 thousand square meters).
But in the comfort class, the difference between the cheapest and the most expensive at cost “a square” turned out at the organizers of the research is not as impressive. Upper bracket — 93,8 thousand rubles, and the lower — 39,7 thousand. Thus the average price of a square meter in the segment is 60,3 thousand rubles. However, according to the researchers, is much more appropriate to speak of a “fork” between 40 and 65 thousands in the vast majority of buildings of this type.
However, the press service of “MIEL”, spreading this information underscores under construction cost refers to the costs of developers exclusively for the construction and installation works and expenses on consolidated estimated calculations. If we take into consideration the investment real estate developers in the purchase or lease of the land, the wiring and connection of all utilities, conduct of documentation in all the required approvals and other nuances, the full (or investment) cost will be quite different.
But even if this is so, it is extremely entertaining arithmetic. If you do not take into account extreme values, and to compare exclusively the average indicators out the market price of a square meter of business-class exceeds the construction cost by more than 300%! In the comfort class, it turns out, of course, a little more modest, but shes too over 240%.
How reduced profit developers, if you compare the market value of the investment is unknown. But the question is — not much if you take? However, who to ask, developers or officials in charge of those connections and coordination, is also unclear.
