Число сделок на рынке загородной недвижимости сократилось на 25%

Число сделок на рынке загородной недвижимости сократилось на 25%

Покупатели передумали выезжать за город

Число сделок на рынке загородной недвижимости сократилось на 25%
фото: Сергей Иванов

Холодное лето дачника

«Количество выходящих на рынок Подмосковья проектов можно пересчитать по пальцам, — сообщил руководитель офиса «Новослободское» департамента загородной недвижимости «ИНКОМ-Недвижимость» Алексей Сенчук. — В условиях затянувшегося экономического кризиса инвесторы просто не решаются рисковать. Я бы даже сказал, что про категорию инвесторов нам можно пока забыть. То, что все-таки появляется, нередко представляет собой задуманные 4–5 лет назад проекты, которые развиваются из-за того, что заморозить их — значит потерпеть еще большие убытки, чем продолжать строительство».

По оценке специалиста, во втором квартале 2017-го на рынок загородного жилья вышло 13 новых поселков, что на 35% ниже показателей аналогичного периода прошлого года. Теперь на «загородке» Московского региона насчитывается 840 проектов. Количество объектов в продаже уменьшилось при этом не так значительно — всего на 4,5%, до 65 765 лотов.

Сейчас главными критериями выбора для покупателя являются цена и готовность коммуникаций. При этом последний фактор в условиях кризиса набирает все больший вес: если девелопер не проводит в поселке электричество, газ и т.д., шансы на реализацию проекта невелики даже при предоставлении солидных скидок.

Продажи на загородном рынке Подмосковья по итогам второго квартала 2017 года снизились почти на четверть — 23,2%. За указанный период удалось реализовать 2,96 тыс. лотов, когда в том же отрезке прошлого года этот показатель был равен 3854 объектам. Лидируют участки без подряда — у них 53% продаж. Эксперты утверждают, что преобладание в структуре реализованного спроса данного формата сигнализирует о далеко не лучшем состоянии рынка, так как является свидетельством низкой платежеспособности покупателей. «Малоэтажка» приобретается в 32% случаев, коттеджи выбирают лишь 7% потребителей. Наконец, 5% покупок относится к таунхаусам, 3% — к дуплексам.

Покупатели коттеджей и таунхаусов эконом- и комфорт-класса предпочитают объекты метражом 100–150 кв. м, в сегменте «бизнес» — до 250 кв. м, говорят риелторы. Большие площади обходятся дороже не только при покупке: их надо ремонтировать, обставлять, обслуживать, оплачивать коммунальные услуги.

Главная проблема, по мнению экспертов, заключается в общей неустойчивости положения большинства застройщиков. Раньше многие компании как-то держались благодаря определенному запасу прочности, но в этом году их проблемы превратились в снежный ком. У банков, где они кредитовались, отзывают лицензии, подрядчики, с которыми они были связаны, заявляют о банкротстве. В итоге не выдержавшие конкуренции компании не просто вымываются с рынка — их уносит этим потоком. По мнению специалистов, число организаций, которые могут не дотянуть до следующего года, составляет порядка 80%.

Слабый спрос на первичном загородном рынке тянет за собой вниз и «вторичку». В июне цены на коттеджи на вторичном рынке снизились на 3,8% (до 11,4 млн руб.), дачных домов — на 11,4% (до 7 млн руб.), участков без подряда — на 25% (до 0,7 млн руб.). При этом покупатели в большинстве своем ориентированы на покупку коттеджей не дороже 6 млн руб., дач — до 3 млн руб. и участков — до 1,5 млн руб.

Наценка за статус

Загородные девелоперы теряют интерес и к Новой Москве: за пять лет число новых поселков здесь сократилось на 30%, а каждый пятый проект заморожен. Сейчас в Новой Москве насчитывается 65 новых поселков. В общей сложности здесь продается 4753 загородных лота, что на 39% меньше, чем летом 2012 года. Самую значительную их часть — 39% — составляет малоэтажное строительство, изначально запланированное городскими властями как приоритетная застройка. За пять лет доля «малоэтажки» увеличилась на 21%, отобрав первенство у участков без подряда, присутствие которых оценивается теперь в 27%.

«После присоединения к Москве новых территорий загородные застройщики начали постепенно уступать позиции девелоперам, возводящим в этой локации многоэтажные жилые комплексы. За пять лет такая ситуация привела к серьезному сокращению предложения загородного жилья», — отметил Алексей Сенчук. По его словам, с лета 2012 года средняя цена предложения загородного объекта в Новой Москве увеличилась на 24,8%: с 12,5 млн до 15,6 млн руб. Тренд обусловлен городским статусом земель, развивающейся инфраструктурой и солидным социальным пакетом москвича.

Ближе к природе

Эксперты зафиксировали еще одну интересную тенденцию — в январе–июне структура покупателей загородного жилья заметно изменилась: доля фрилансеров и удаленных работников среди покупателей загородного жилья в ближнем Подмосковье и Новой Москве с начала 2017 года выросла с 7 до 20%. Имея стабильные заработки, они хотят поселиться ближе к природе. Пять лет назад представители свободных профессий для проживания выбирали не подмосковные деревни, а в основном Таиланд, остров Бали, Вьетнам и Кипр. Но обесценившийся рубль заставил многих изменить свои предпочтения.

«Чаще всего загородное жилье покупают работники IT-сферы, дизайнеры, художники, иллюстраторы, а также журналисты, писатели и работники финансовой сферы. Популярность удаленной работы и фриланса не может не сказаться на форматах недвижимости, которые предпочитают такие покупатели. Когда у специалиста пропадает необходимость ежедневного присутствия в офисе в центре города, он при прочих равных делает выбор в пользу менее дорогостоящего, но более комфортного малоэтажного жилья за МКАД. При этом, покупая жилье в Подмосковье и Новой Москве, он сохраняет многие столичные преимущества, такие как прописка, льготы, качество социальных услуг и многое другое», — пояснил управляющий партнер компании «МИЭЛЬ-Загородная недвижимость» Владимир Яхонтов.

Наиболее востребованный формат у этой категории покупателей — малоэтажные загородные комплексы. При этом коттеджи спросом среди такой аудитории почти не пользуются: во-первых, ввиду значительно более высокого бюджета (средний бюджет покупки коттеджа составляет 12,7 млн руб., а квартиры в малоэтажном комплексе — 3,7 млн руб.), а во-вторых, из-за больших сложностей в содержании загородного дома.

При этом фрилансеры за городом — достаточно требовательная категория покупателей. Важнейшим критерием после бюджета и транспортной доступности малоэтажного ЖК для них является инфраструктура. Поскольку специалисты не планируют часто выезжать за пределы района, на территории комплекса они ожидают получить максимальный набор услуг и удобств: магазины, кафе, службы сервиса и быта, поликлиники, школы и детские сады — все должно быть в пешей доступности. «Идеально наличие одного крупного торгового центра в транспортной доступности от жилого комплекса, небольших магазинов и социальной инфраструктуры — в пешей доступности», — сообщил Владимир Яхонтов.

Однако говорить о появлении в малоэтажных жилых кварталах Подмосковья и Новой Москвы целых «кластеров» фрилансеров и IT-специалистов с удаленной работой пока рано. «Данный формат активно развивается в США: так называемые «деревни программистов», «деревни ученых» формируются вокруг компаний, производств и научных институтов, выведенных за пределы города. Помочь подобной кластеризации у нас сможет более активное развитие бизнес-парков в Новой Москве, но пока что рынок коммерческой недвижимости стремится скорее к центру города, чем за его пределы», — заключил эксперт.

Источник: mk.ru

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