DEGREES OF COMPARISON OF ADJECTIVES In English, as in Russian, ...
GC "Geo Development" was founded in 2005 and is the leading broker of the Moscow land assets market and a developer. The company provides sales services land plots, development, consulting, analytics and valuation.
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Geo Development is a leading broker in the industrial real estate market.
Buy land in the Moscow region (from 1 ha)
When wondering where to invest money, it is worth taking a closer look at land plots in the Moscow region. This is a unique place in its beauty, characterized by a large number of forests. Sale of agricultural land in Moscow and the Moscow region, industrial land, industrial land for sale, Industrial land is currently in high demand.
The high demand for land in the Moscow region, especially at the present time, is quite understandable.
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Moscow region.
Area - 44,379 sq. km, population (as of January 1, 2013) - 7.05 million people. GRP (2011) - 2.24 trillion rubles. GRP growth (2011) - 8.1%. Industrial production index (2012) - 109.4%.
Average monthly accrued wage(January - November 2012) - 32,938 rubles.
Agricultural land in the Moscow region market overview
To date, suburban real estate is rightfully considered one of the most interesting and attractive market segments for private investors. In a matter of years, this fundamentally new market for Russians has fully developed.
In other words, the principles of price formation, the structure of demand, and the geography of supply have become clear.
Over the past year, the suburban real estate market has been in the process of active development.
Agricultural land market
The land market, as a rule, very well reflects the general situation in the industry for which it is intended.
Today, the agricultural land market is a buyer's market. In general, the volume of supply is large and there is a trend towards a decrease in prices. Supply largely exceeds demand.
Despite this, many sellers are guided by the amounts they have invested in the land or property complex.
The period from 2005 to 2008 was a time of prosperity for the land market of the Moscow region, as well as for the entire real estate market. How did the land market react to the economic unrest that came to Russia, is it possible to continue to consider land as a reliable strategic investment object, and what will happen to prices for land in 2012 - these questions, like many others, today have no unambiguous answers.
Analysis of the agricultural land market in the Ryazan region
The current situation in the agricultural land market is distinguished by a pronounced imbalance of supply and demand, which is characterized, first of all, by the presence of the most diverse number of objects and the lack of proper demand for this type of land. At present, large-scale land plots with an area of over 1000 hectares, as well as small land plots up to 10 hectares for organizing small subsidiary farms are represented on the agricultural land market.
Overview of the agricultural land market in the Yaroslavl region
At present, large-scale land plots with an area of over 1,000 hectares, as well as small land plots up to 10 hectares, are presented on the market for agricultural land for the organization of agricultural production.
Offered for sale and lease both privately owned and state or municipally owned land plots, as well as preparing investment sites for development Agriculture.
Before you buy agricultural land, you need to figure out what they are, what are their features.
The most important and basic characteristic is that they must be located outside the territory of a settlement (city, village, town, etc.).
Where the border passes can be seen in the general plan of the territory.
Inside there will be lands of settlements, and outside - agricultural lands.
To support start-up farmers in 2015, the state adopted a program of concessional lending to start-up entrepreneurs. Banks such as Sberbank, Rosselkhozbank, Agroros, Binbank issue loyal loans to farmers, including those secured by agricultural land.
There are some peculiarities in circulation agricultural land- this is the pre-emptive right of purchase, which the state has in the person of local authorities or regional ones. This right is regulated by the law "On the turnover of agricultural land" FZ-101 of 24.07.2002, art. 8. This means that before selling the land, the owner is obliged to offer his land in writing, first to state or municipal authorities, and then, in case of refusal, to sell to third parties.
The second feature to be aware of realtors is the law on withdrawal of agricultural land after three years of non-use, and maybe soon the state will reduce this period to 1 year. For us, realtors, this means that new buyers appear on the market, not investors, but novice farmers and entrepreneurs.
Nowadays, more and more people want to buy a plot agricultural purpose, everyone pursues their own goals: someone wants to build a manor away from the stuffy city, someone wants to open a family business, someone wants to invest money profitably, one thing is clear that this acquisition is a profitable, effective investment at the present stage.
Municipalities put up a lot of agricultural land for auction (this price is not always cheaper than that of private traders), this is true, but it has always been like this, there is a primary market, and there is a secondary one, and they have existed together for many years, which means that there is a demand for both friend market!
If the plots are separated from the total fractional ownership and their boundaries are set on the ground, the price of offers increases at least 3-4 times. I would like to pay special attention to the prices of proposals for agricultural land. No other market segment offers such a wide range of prices! Even a superficial review of proposals allows one and the same municipal area to identify areas, the cost of which differs in tens of times. Price spread can mislead even an experienced appraiser. In order to avoid mistakes, one should understand, first of all, the degree of investment attractiveness of the exhibited land plots. Information obtained from the texts of ads and a survey of sellers revealed the following trends.
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For trade - sites at the intersection of the highway (multi-lane) with the Moscow Ring Road, which have convenient transport accessibility. Rates Over the past 5 years, the cost of land in the Moscow region has been growing, while this trend has affected almost all directions and purposes of land use.
For example, according to GVA Sawyer, the cost of 1 hectare of agricultural land along the Novorizhskoye highway at a distance of 50-70 km from the Moscow Ring Road was $100 in 2003, by 2008 land with the same characteristics reached the cost of $3,000, that is, the growth was about 3,000%. At the same time, according to the company's analysts, the peak of growth fell on the period from 2005 to mid-2007, and since mid-2007, the growth rate of land prices began to decline.
The cost of land along the Kievskoye Highway grew a little less actively: from $500 per hundred square meters in 2003 to $7,000 in 2008.
Moscow land plots - review for 2015
Attention
Even if permission for translation is obtained, this procedure is associated with certain time and material costs. Here the appraiser is directly confronted with the problem of the most effective use (NEU). The analysis of the best use of a site belonging to the category of agricultural land and intended for agricultural production in no case implies an alternative use (for cottage development, roadside infrastructure, etc.).
For agricultural land such as arable land, NEI is the use of a site as part of a scientifically based crop rotation, which contributes not only to obtaining high yields at minimal cost, but also to restoring and increasing soil fertility.
Overview of the agricultural land market in the Arkhangelsk region
Samara region is part of the Volga region federal district. It borders in the west with the Ulyanovsk region, in the north with the Republic of Tatarstan, in the east with the Orenburg region, in the southwest with the Saratov region, in the southern point has contact with the Republic of Kazakhstan.
As of 01.01.2014, the land fund Samara region within the administrative boundaries is 5356.5 thousand hectares. The share of agricultural land accounts for 4070.1 thousand hectares.
ha, that is, almost 76% of the entire territory. The area of agricultural land in the composition of agricultural land is 3796.5 thousand hectares (93.28%), including: arable land - 2857.7 thousand hectares (70.21%), fallow land - 105.4 thousand hectares ( 2.58%), perennial plantations - 27.8 thousand hectares (0.68%), hayfields - 50.5 thousand hectares (1.24%) and pastures - 755.1 thousand hectares (18.55% ).
Overview of the agricultural land market
Important
However, experts hope that under the auspices of the declared desire to increase GDP and reduce import substitution, the situation in the country may change. First of all, if, in continuation of this proclamation, the authorities will reconsider their attitude to monetary policy.
For the development of the industry, it is necessary to extend loans and reduce interest rates. Secondly, if agricultural producers change the existing approach to farming. Even with the available amount of subsidies, with the right organization of business, solving the problem of marketing, one can show good results.
To date, the most promising and viable is the application of the principle of "produce it yourself - sell it yourself." When agricultural producers build within one cluster a chain of fodder base - production of raw materials - processing - and most importantly - marketing.
Analysis of the agricultural land market
But in order to understand the true state of the Russian land market, it is necessary to consider in detail its pressing problems. To begin with, one should approach the study of prices for agricultural land.
According to experts who are professionally involved in calculating the cost of land, we should not expect a significant jump in the growth of land prices in the near future. This is due to the fact that the main part of agricultural land is in the share or other property of ordinary citizens who do not follow the situation so closely. foreign exchange market, and they will not, unlike landowners who are professionally engaged in land trade, raise the cost of agricultural land every day, adjusting to the ruble exchange rate. There is also a noticeable trend when the cost of land began to rise depending on the regional location.
Analysis of the agricultural land market
- Increasing the supply of liquid land plots in Moscow and beyond due to the hasty sale of assets by owners burdened with loans requiring repayment.
- Increase in the number of potential buyers interested in the possibility of investment acquisitions in the land market.
- A more flexible approach of owners in negotiations when selling land assets.
- Completion of the period of rapid growth in land prices, decrease in the cost of low-liquid land assets.
- The land market of the Moscow region has recently been replenished due to plots adjacent to settlements, passing as a result of the approval of the boundaries of these points in the category of "lands of settlements".
Forecast The development of the land market to a large extent depends on the financial condition of its participants, the future of which is currently very vague.
Moreover, the maximum drop occurred in the 4th quarter of 2008, and in comparison with the previous quarter, prices were only slightly adjusted. The fall in prices is due to that today it is very, very difficult to sell a plot in agriculture, so landowners who want to sell their assets have to offer impressive discounts.
Developers do not currently have extra funds for the development of agricultural land (change of category, land surveying, etc.). as a result, there is almost no demand for such lands, especially for large areas. The fall in prices for plots up to 30 km from the Moscow Ring Road compared to the 4th quarter of 2008 amounted to 23.9%, in the range of 31-60 km from the Moscow Ring Road - a drop of 18.8%, at a distance of more than 61 km from the Moscow Ring Road - a drop of 41, eight%.
Despite the fact that the agricultural industry is one of the most subsidized, it is difficult to enter with serious projects with an investment amount of hundreds of millions of rubles or more. Difficulties are associated with a low level of supply in the project finance market, as well as a sales problem. finished products. As part of the income approach, the appraiser calculates the land rent indicator - the difference between the average gross income from the site and the costs, taking into account the profit of the entrepreneur. When calculating, the appraiser analyzes which crops can be grown with what frequency on the assessed site, focusing on actual or normative data, taking into account current prices sales, receives a total income.
The cost part is calculated in a similar way, including, in addition to costs, the profit of the entrepreneur (based on the average industry profitability for each selected crop).
Overview of the agricultural land market in the Moscow region 2016
For individual sections, transaction prices may differ from offer prices at times. Professional calculation To navigate the prices, it makes sense for buyers to start from the prices of those plots (of potentially suitable ones) that are the cheapest. As a rule, they are exhibited for more than a year, and sometimes for several years, their prices have already been reduced several times and they are as close as possible to the prices at which they will eventually be bought. Professional appraisers conduct a more in-depth analysis to calculate the value of the land. Traditionally, two approaches are most applicable - comparative and profitable. Comparative approach, based on a comparison of prices for sites with comparable characteristics and the construction of a mathematical calculation model that takes into account the differences in objects-analogues from the assessed site.
The income approach relies on the cash flow that the property being valued generates or is capable of generating.
Supply and demand
The analysis of the agricultural land market in the Simferopol region was carried out as of 04/01/2018. The study used information from 83 proposals with a total area of about 370 ha.
In terms of the number of proposals for agricultural land plots (SHN), Trudovskoye s / n is in the lead - 28% of the total number of proposals, followed by Perovskoe s / n - 16%. Thus, the greatest contribution to the formation of the market is made by rural settlements adjacent directly to the boundaries of the city of Simferopol.
Supply structure by municipalities, %
The range of areas offered for sale of agricultural land in the Simferopol region is 0.4-36 hectares.
The structure of the supply of agricultural land plots by area
|
Area, sq. m. |
Share,% |
|---|---|
|
less than 1 ha |
|
|
from 1 to 2 ha |
|
|
from 2 to 3 ha |
|
|
from 3 to 4 ha |
|
|
from 4 to 5 ha |
|
|
from 5 to 10 ha |
|
|
over 10 ha |
|
Supply structure of agricultural land plots by area,%
Source: monitoring of the land market by AFK-Audit LLC
Agriculture and processing of agricultural products is a priority for the development of the region's economy. Particular emphasis is placed on the production and processing of vegetables, fruit growing, viticulture, animal husbandry, poultry farming, and essential oil production.
The unconditional competitive advantages of the Simferopol region in this industry are fertile agricultural land, which allows growing and processing the entire range of crops; advantageous geographical position (proximity to the republican center, availability of transport interchanges), high population density (availability of labor force).
Price analysis
The price range of the collected proposals is quite wide: the average unit price for the sale of agricultural land plots is around 93 rubles per sq. m. m with a range of changes from 11 to 276 rubles/sq. m.
The increase in the offer price is clearly influenced by the location of the land plot offered for sale near the city of Simferopol.
Map of municipalities of the Simferopol region
The highest average cost of agricultural land plots in the Simferopol region is observed in the Urozhainovsky village - 156 rubles per square meter. m. In second and third place in terms of the offer price are Perovskoe s / n (136 rubles / sq. m) and Chistenskoe s / n (132 rubles / sq. m).
The lands of all three settlements are adjacent to the territory of the urban district of Simferopol. In addition, it is through their lands that the future Tavrida highway runs, which undoubtedly affects the cost of the plots. The clarification that the site is located “near the Tavrida highway under construction” is found in the text of many sales advertisements as an additional motivating factor.
The low average cost of agricultural land plots is at the level of 50 rubles per sq. m. m - in Pozharsky s / p.
Specific market price land plots
|
Municipality (MO) |
Market value, rub/sq.m |
||
|---|---|---|---|
|
Minimum value |
Maximum value |
Mean |
|
|
Dobrovskoye village |
|||
|
Donskoe village |
|||
|
Mazanskoe village |
|||
|
Mirnovskoe village |
|||
|
Nikolaev s / n |
|||
|
Perovskoe village |
|||
|
Pozharskoe village |
|||
|
Rodnikovskoe s / n |
|||
|
Trudovskoe village |
|||
|
Urozhainovskoe s / n |
|||
|
Chistenskoye s/p |
|||
|
Grand total |
|||
Average specific market value of agricultural land plots in the context of MO, rub./sq. m
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Source: monitoring of the land market by AFK-Audit LLC
Pricing Factors
The list of pricing factors is formed on the basis of an analysis of the real estate market and expert recommendations. As a rule, the value of the offer price or the demand price for land plots is influenced by several main cost factors.
In addition to the factors of state regulation, the general economic situation, the microeconomic situation and the social situation of the region, a group of physical factors has a high influence: the shape of the site, the type of surface (flat, hilly), the availability of communications, roads, and the environment.
In general, the main pricing factors affecting the cost of land plots include:
- Circumstances of the transaction (bargaining factor);
- Type of right and existence of encumbrances;
- Financial conditions;
- Terms of sale;
- Date of sale / offer for sale;
- Distance to federal highway;
- Land area;
- Soil type.
Trends and Forecasts
The main problems faced by the Republic of Crimea in the field of agricultural development:
- dependence on water supplies through the North Crimean Canal;
- poorly developed market infrastructure, in particular, the system of marketing and storage of agricultural products;
- low efficiency of agricultural enterprises;
- physical and obsolescence fixed production assets;
- low productivity of agricultural production;
- loss of the Ukrainian market.
The agriculture of the Crimea today has a huge potential. Investor interest in the peninsula has not subsided to this day: investment agreements are constantly being signed in the republic and new projects are being launched.
Conclusions:
- In terms of the number of proposed agricultural plots, the market for land plots in the Simferopol region is quite developed. In terms of the number of proposals for the sale of land plots in this real estate segment, Trudovskoe s / n is in the lead - 28% of the total number of offers and Perovskoe s / n - 16%.
- The main share of proposals for the sale of land plots is concentrated in the range of areas ranging from 2 to 3 hectares and from 5 to 10 hectares.
- The average unit cost of selling agricultural land plots is around 92 rubles/sq. m with a range of changes from 11 to 276 rubles / sq. m. m. The highest average cost of agricultural land plots is observed on the territory of Urozhainovsky, Perovsky and Chistensky rural settlements.
- The reduction in transport costs after the commissioning of new transport routes between the Krasnodar Territory and the Republic of Crimea and, as a result, an increase in the availability of raw materials, will increase the investment attractiveness of the sector, which will entail an increase in the cost of land and further development of the agricultural land market.
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A distinctive feature of land, if we consider it as an economic resource, is the limited nature of this product. The main feature and main difference between land and labor and capital, which are mobile factors of production, is the immobility of this resource, therefore, in production, this resource is qualified as a specific factor.
When analyzing the Russian market of agricultural land plots as of 2015, a number of fundamental features should be taken into account. First of all, it should be taken into account that despite the change in the pricing policy in the land market, the general offer for the sale of land plots is constant, and is not tied to an increase or decrease in the value of farmland. RuGBC- Russian green building council .
The key factors that form the cost of a particular land plot are the technological features of the allotment (the composition and fertility of the soil directly affect which crops can be grown on this plot of land), as well as the geographical location of the allotment, which directly affects the climate, the location of the wind rose, the average amount of precipitation in a given region, etc. A favorable geographical location (on which all of the above natural factors depend), and the technological features of the soil, just form certain quality land plot, and determine the suitability of the land for agricultural production on it, or the impossibility of organizing a profitable economy on it. This is the limitation of this product on the land market, and that is why the cost of agricultural land remains consistently high. As a rule, the amount of land that is suitable for agricultural production is limited in each region. By the way, with the investment of a significant amount of labor and high investment, the amount of space that can eventually be used for agricultural production can be significantly increased.
Land for Russia is not only an economic or production factor, but also a socio-political one, with the latter meaning being the most important. The agricultural land market, at the moment, despite the increasing attention from the state, and the regular increase in the volume of subsidies to the industry, is a rather poorly organized and non-transparent industry. The situation is further complicated by the fact that the exact number of areas that are suitable or may be, in the future, transferred to the category suitable for agricultural production is unknown. But despite all these difficulties, this segment of the land market is actively developing. This can be judged by the ever-increasing interest in agricultural land and the constant increase in sales of such plots.
Every year, the areas of land that are allotted and used for agriculture are increasing. And this is quite natural, because given the fertility and the climate perfectly suitable for growing crops, in most regions Russian Federation, farming is very profitable production. Thanks to the emergence of more and more producers and enthusiasts who want to invest in agriculture, and thereby improve the welfare of the industry, the Russian market for agricultural land is actively developing. Every year in Russia, based on the data of the cadastral services, tens of thousands of land purchase and sale transactions are carried out, and there is a noticeable tendency to increase the number of agreements that fall precisely on that part of the land market that relates to agricultural land.
But despite the noticeable improvement in the agricultural sector, there are also significant problems that need to be addressed as soon as possible. And basically they are connected with the current political situation. Thus, in the first six months, only 3 billion dollars were invested in the land market, which was the worst indicator in the industry over the past 10 years.
The instability of the national currency played a huge role in this, and the instability in the country's foreign exchange market inevitably makes significant adjustments to the total number of transactions in the land market. A significant increase in the value of the currency that arose at the beginning of the year also affected the increase in the cost of land, which in turn reduced the number of buyers wishing to purchase or lease agricultural land at significantly increased prices. The result of the fluctuations in the ruble and the huge decline in the number of transactions in the land market was a halving of total sales compared to the same period in 2014. This has led to a significant decline in land investment. Due to such an unstable economic situation, many previously concluded agreements were even terminated.
Analyzing the Russian market of agricultural land plots as of 2015, it becomes obvious that transactions for the sale or acquisition of land plots account for about 40% of all land transactions concluded on the territory of the Russian Federation. In second place, after the transfer of land to full ownership through acquisition, is the inheritance of land. This figure is about 30% of the total. The remaining types of transactions in the land market (transition of land into share ownership, long-term, short-term lease, etc.), which make up the remaining 30% of the total volume of all transactions with land, are various small transactions (by the amount of area), which are in size countries, in practice, are of no particular importance and are not able to influence the state of the land market as a whole. Today, due to the difficult situation in the foreign policy arena, the number of foreign investors willing to invest in the development of agricultural land in the long term has decreased significantly. Flower business: growing flowers in greenhouses
Analyzing the land market, as of May 2016, it is clear that the investment attractiveness of land suitable for agriculture has increased in some regions up to 35% (average about 25 percent). On the Russian land market, positive dynamics are noticeable, primarily due to the increased attention of the state to this industry. According to experts, the current increase in the inflow of investments is the first step towards the fact that after 2020 Russia will become practically independent in terms of food imports, as well as increase agricultural exports by more than 50 percent.
As of 2015 - 2016, total area land plots is 168 million hectares - this is a huge territory. Taking into account the fact that in many regions of Russia these lands are used in agricultural production up to 70%, the total profit from agriculture at the state level should be a fabulous amount. But unfortunately, this is not the case, and in some European countries, the profitability of one hectare of agricultural land exceeds Russian figures up to 7 times. First of all, this is due to the fact that agricultural activities, at most domestic enterprises, are carried out using a materially and technically outdated production base, an insufficient number of highly qualified specialists, and the wrong construction of the principles of agriculture as a raw material base.
But in order to understand the true state of the Russian land market, it is necessary to consider in detail its pressing problems. To begin with, one should approach the study of prices for agricultural land. According to experts who are professionally involved in calculating the cost of land, we should not expect a significant jump in the growth of land prices in the near future. This is due to the fact that the bulk of agricultural land is in the share or other ownership of ordinary citizens who do not follow the situation on the foreign exchange market so closely, and they will not, unlike landowners who are professionally engaged in land trade, increase the cost of agricultural land every day, adjusting to the ruble exchange rate. There is also a noticeable trend when the cost of land began to rise depending on the regional location. Thus, in the southern regions, the average cost of agricultural land has increased by 23% compared to 2013, and land plots located in the central regions have risen in price by an average of 10%. In addition, there is the problem of an outdated approach to land cultivation - the industry needs to be transformed and improved.
The priority tasks are the replacement of material and technical support, as well as the transition from the production of exclusively raw materials to their complete processing into the final product, which will be of interest to a wide range of consumers. It is also necessary to introduce a unified state program to support agricultural producers, according to which the industry will be able to develop in stages, following the development concept defined in the program.
As follows from the above, regular monitoring of the Russian market for agricultural land is an integral part of the successful development of the industry. It is thanks to careful monitoring of the land market and the analysis of the obtained indicators that it becomes possible to track the dynamics of the development of this industry as a whole. Carrying out this work clearly shows the huge potential of the Russian land market and its bright prospects. But the output of this industry to the proper level is impossible without the adoption of effective federal and national development programs, the absence of which is the reason for the decline in investment, a decrease in the total number of transactions in the land market and a significant decline in profits from the sale or lease of land.
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