Самые дешевые новостройки Москвы: риелтеры составили свой список
Цены упали на дно
фото: Александр Астафьев
Три причины
Столичные «квадраты» дешевеют из-за трех основных причин. Во-первых, значительно упала платежеспособность населения. Во-вторых, на первичном рынке появился огромный объем жилья: подавляющее большинство новостроек было заложено до начала кризиса и санкций Запада. В-третьих, в последние годы был свернут ряд госпрограмм, стимулирующих покупку нового жилья. Например, в этом году закрыта программа субсидирования ставок по ипотеке.
По оценке «Метриум групп», в среднем стоимость первичного жилья в Москве по итогам прошлого года снизилась на 0,7% (до 148,6 тыс. руб. за 1 кв. м). Лидер падения — Северо-Западный административный округ, где средняя цена 1 кв. м за год опустилась на 10,9% — до 151,2 тыс. руб. Больше всего, на 14,9%, до 150,5 тыс. руб. за 1 кв. м, подорожало жилье на северо-востоке. При этом большая часть новостроек продается в ЮВАО (29%) и ЮАО (17,4%). А на долю недавнего лидера — ВАО — теперь приходится всего 3%. В остальных округах доля предложения составляет от 7,3% (ЮЗАО) до 13,3% (СВАО). Сегодня самым масштабным проектом в старых границах Москвы является микрорайон Некрасовка, в рамках которого планируется возведение более 2 млн кв. м.
Минус 20%
«Сейчас на первичном рынке Москвы выставлены на продажу 2,8 млн кв. м квартир и апартаментов. Это порядка 50 тыс. лотов», — сообщил руководитель департамента аналитики и консалтинга компании «Бест-Новострой» Сергей Ложбанидзе. По его словам, больше всего нового жилья относится к бизнес-классу (1,1 млн кв. м, или около 15 тыс. квартир). На втором месте — комфорт и эконом: это порядка 1,5 млн кв. м, или 17 тыс. квартир.
Бюджет покупки, отметил эксперт, за минувший год снизился на 20%: «с 7 с небольшим млн руб. до 6 с небольшим млн руб. для эконом-класса, а для комфорт-класса это составляет порядка 10 млн руб.».
По словам риелтеров, самый ходовой товар — дешевые квартиры. Люди согласны даже на малометражные студии, лишь бы приобрести себе новое жилье. Главный тренд начала года — продолжающаяся переориентация части спроса и предложения из Московской области в Москву. «Покупатели в большей степени заинтересованы в покупке квартиры в столице, чем в Подмосковье, пусть даже меньшей комнатности и площади, с большей долей заемных средств, но с сопоставимым бюджетом покупки», — отметила руководитель АКЦ Est-a-Tet Юлия Сапор.
фото: Иван Скрипалев
Чемпион с проблемами
Самые доступные новостройки в границах МКАДа сосредоточены, по расчетам «ИРН-Консалтинг», в нескольких районах города. В Отрадном, например, можно купить «трешку» площадью 86,4 кв. м по 112 800 руб. за 1 кв. м. В Люблине один «квадрат» в двухкомнатной квартире площадью 57,22 кв. м стоит 112 200 руб. В Западном Дегунине есть предложение поинтереснее: здесь 1 кв. м. в «трешке» площадью 92,8 кв. м продается за 107 922 руб. Еще один демократичный вариант выставлен на продажу в Марьине: двухкомнатная квартира площадью 62,7 кв. м по 104 508 руб. за кв. м. Ну а чемпион Москвы по демократичным ценам находится в Бирюлеве Восточном: здесь за один «квадрат» в новой трехкомнатной квартире площадью 92,8 кв. м застройщик просит 75 439 руб.
Однако не спешите покупаться на совсем дешевые метры. Так, в Бирюлеве Восточном девелопер проекта-чемпиона систематически нарушает сроки сдачи домов: суды завалены исками обманутых покупателей. С десяток готовых коробок пустуют уже несколько лет. Но отделочные работы в них не ведутся. Из проекта под благовидными предлогами исчезает «социалка».
Еще одна беда крупного проекта в Бирюлеве Восточном — плохая транспортная доступность. На то, чтобы добраться вечером общественным транспортом от метро «Царицыно» до ЖК, нередко уходит 40 минут. Единственный маршрут автобуса №182 ходит по улице Элеваторной редко и забит под завязку. Личный автомобиль не спасает: в часы пик на мосту через железную дорогу между улицами Бакинской и Липецкой — хронические пробки. Самый быстрый способ добраться до ЖК — нелегальные маршрутки со стоячими местами! Но ездят они с нарушением правил и часто попадают в аварии. Несмотря на жалобы, дорожная полиция и местные власти смотрят на транспортные проблемы новоселов сквозь пальцы, что наталкивает на нехорошие предположения об откатах от плохо говорящих на русском языке «таксистов». Тем не менее продажи в проблемном ЖК идут бойко благодаря агрессивной рекламе в СМИ.
фото: Иван Скрипалев
Фактор страха
Цена по-прежнему является важным критерием при выборе жилья. Но сегодня это далеко не главное. Самый важный вопрос: как крепко стоит на ногах девелопер, готов ли он выполнить взятые на себя обязательства? В прошлом году доля банкротства застройщиков, продающих жилье по 214-ФЗ «О долевом строительстве», выросла вдвое — до 1,8%. По оценке РАСК, в одной из стадий банкротства в настоящее время находятся 149 компаний из 5,5 тыс. существующих. На их балансе находятся 4,5 млн кв. м незавершенного жилья. Больше всего банкротящихся компаний зарегистрировано в Москве — их 11. За столицей на «почетном» втором месте идет Московская область: там зафиксировано девять таких компаний. Игроки покидают строительный рынок из-за сокращения покупательского спроса и недоступности заемного финансирования.
В 2016 году застройщики Москвы нарушили сроки строительства и ввода по 20 объектам, сообщил председатель Москомстройинвеста Константин Тимофеев. Среди объектов, сроки сдачи которых были нарушены, он назвал дома на улице 6-й Радиальной (ЖК «Царицыно»). Кроме того, по его словам, сроки ввода объектов в эксплуатацию нарушили такие застройщики, как ОАО «Моспромстройматериалы», ООО «ЭнКо Инвест», работающие в Щербинке, ЗАО «Гарус», которое строит в 4-м Котельническом переулке.
Поэтому перед заключением договора разумно оценить деловую активность на стройплощадке. Хороший индикатор после «выхода из котлована» — количество работающих строительных кранов. Не пожалейте времени на интернет-разведку. На поисковиках Рунета можно узнать много интересного о жилых комплексах. Например, фигурирует ли его застройщик в скандалах? Почитайте также отзывы новоселов в социальных сетях.
Известно, что выгоднее и безопаснее всего покупать новостройки на первом этапе строительства. Девелопер еще старается показать товар лицом, следит за качеством работ, чтобы привлечь покупателей на вторую очередь. Да и с финансированием пока все в порядке. Как показывает практика, реже всего сроки сдачи жилья срываются именно на первой стадии проекта. Потом многое зависит от профессионализма и добропорядочности застройщика.
Как считает гендиректор АН «Бон Тон» Наталия Кузнецова, текущий год будет таким же насыщенным в плане выхода на рынок новых масштабных проектов как на территории старой, так и Новой Москвы. Наибольшее количество проектов появится в массовом сегменте, в особенности в рамках редевелопмента промышленных зон.
По прогнозу «Метриум групп», в 2017 году в московских новостройках может быть продано 1,84 млн кв. м, или 39% от общего объема предложения. В 2018 году будет реализовано 1,93 млн кв. м жилья (40% от общего объема). Первичный рынок жилья будет сильно зависеть от уровня доходов рядовых граждан, а также от динамики средних ставок по ипотеке и банковским депозитам: если они продолжат снижаться, людям станет выгоднее покупать квартиры.
Новая Москва не станет «шанхаем»
Столичные власти приняли решение ограничить объемы строительства жилой недвижимости на присоединенных к городу территориях. Так, по итогам текущего года в Новой Москве планируется сдать в эксплуатацию 1,2 млн кв. м жилья, что почти на треть меньше показателя 2016 года (1,7 млн кв. м жилья), сообщил глава департамента развития новых территорий Москвы Владимир Жидкин. Иначе, по его словам, присоединенные территории превратятся в «шанхай» с беспорядочной застройкой. Напомним, всего за неполные пять лет на присоединенных территориях построено около 10 млн кв. м недвижимости, в том числе 8 млн кв. м жилья. По словам чиновника, теперь застройка будет регулироваться правилами землепользования и застройки.
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