What will prevent the implementation of the new state program to support mortgages and rentals, housing market experts told the site.

The Ministry of Construction announced a new project “Mortgage and rental housing.” What does the next program have in store for ordinary buyers and renters of apartments?

Whether housing will eventually become more affordable, Natalya Shatalina, general director of the MIEL-Novostroiki company, told the site:

The goals of the national project “Mortgage and Rental Housing” are good - to increase the volume of housing commissioning and the provision of housing for the population. The authorities are ready to take on the construction of roads and infrastructure, as it is planned to build housing in areas that have not yet been developed.

But we already have before our eyes the “Housing for the Russian Family” program, which has increased by less than 6% in three years. The main problem with this program was that there was no effort to do anything on the ground. And there is a feeling that a similar situation may arise in the case of this program.

The fact is that 30% of the program should be financed from the local budget, but in conditions where many regions are in constant deficit, they may refuse to take part in this program.

One more point: given the high level in the regions, money from the state budget that will be allocated to localities may be partially directed, so to speak, not for primary purposes.

Most likely, the most affluent regions will decide to participate in the program, while the most needy locations will remain in the same situation.

If the first goal of the program is to increase the supply of housing, then the second goal is to increase the availability of mortgage loans for the population. At the same time, the program does not spell out real mechanisms, there are no clear levers. The program says that the availability of loans needs to be increased through the formation of a mortgage-backed securities market and the attraction of global experience. Thus, no specifics are provided that could serve as a basis for execution. In fact, a lot in this regard is connected with AHML and.

The third goal is the sale of rental housing. Similar projects have so far been implemented only in Moscow, St. Petersburg and a couple of Russian cities. Only the project in St. Petersburg meets all the requirements of the Housing Code. And the rental rates in this project were actually below the market and provided the opportunity to rent housing for those citizens who were previously unable to do so. But at the same time, in Moscow the rates are market rates.

The main innovation is the decision to increase the availability of mortgage loans. Otherwise, the program is very similar to what the market has already seen.

the site also talked about the pros and cons of the new project with Maria Litinetskaya, managing partner of Metrium Group:

- Will housing become more affordable? What are the main innovations of the national project?

The objectives of the strategy for the development of residential mortgage lending until 2020, approved in 2014, and the new national project “Mortgage and Rental Housing” actually have many overlaps. In particular, in both programs the main goal is to promote the formation of a rental housing market, create conditions for the development of mass construction, increase the volume of residential real estate commissioning, and create a comfortable urban environment. That is, the essence of the project remains the same. Implementation tools have changed. In the strategy for the development of residential mortgage lending, the authorities used mainly some local subprograms, which, in general, did not particularly correlate with each other and were implemented in separate, unrelated blocks. Moreover, some programs turned out to be complete failures, for example, “Housing for the Russian Family,” which did not interest developers. Let us remind you that the cost per square meter under the “Housing for Russian Family” program should not exceed 35 thousand rubles per square meter. meter. This is much lower than the cost in the Moscow region, which is why the idea of ​​​​building affordable housing failed miserably.

The national project “Mortgage and Rental Housing” differs from the previous strategy in its comprehensive approach to simultaneously different areas affecting the real estate market. Firstly, this is development. The program involves the involvement of federal lands in residential construction, and most importantly, the provision of sites with utilities, the construction of which sometimes accounts for up to 30% of the project cost. Also new will be the allocation of federal budget funds in the amount of 20 billion rubles annually to subsidize the construction of infrastructure facilities.

Secondly, we are talking about the development of the mortgage lending market. Active implementation of document management and equal access of banks to sources of long-term financing should reduce interest rates.

Thirdly, the development of the rental housing market. Through the mechanisms of mutual investment funds created by AHML, individual investors will be attracted to implement the project.

Thus, based on the results of the program, the authorities plan to achieve the following indicators:

1. To bring 13.5 hectares of federal land into circulation for residential construction.
2. Increase the total housing commissioning in Russia by 2020 to 100 million square meters. meters.
3. Transfer the mortgage lending market to an electronic format.
4. Implement pilot projects for rental housing.

- What will the next national project give and who will it help?

The most important difference of the national project “Mortgage and Rental Housing” is that it will help not only buyers, but also developers, as well as banks. In particular, developers will be able to gain access to new land and, most importantly, reduce costs due to the absence of the need to build utilities and infrastructure entirely at their own expense. It is logical that this will allow us to offer customers much more affordable prices.

The transition to online banking services will also reduce operating costs for lenders, thereby reducing interest. We see this in the example of Sberbank, which, for example, issues a mortgage in the residential complex “Kvartaly 21/19” at a rate reduced by 0.7%, subject to electronic registration of the transaction. And finally, attracting investors through mutual funds for the purchase or construction of rental housing projects will accelerate the emergence of apartment buildings.

- What disadvantages are visible now?

In addition to the listed advantages, the “Mortgage and Rental Housing” project involves many risks. In particular, we are talking about the planned increase in the volume of housing commissioning in Russia to a record 100 million square meters. meters in 2020 and 120 million sq. meters in 2025. It is logical that this will increase competition in the market and lead to stagnation and even a fall in prices.

Moreover, it turns out that not all developers will find themselves in an equal situation. Some will continue to implement new buildings on sites without ready-made engineering and subsidies for infrastructure. Others will build housing on federal lands and have preferences for communications.

It is logical that it will be much easier for the latter to reduce prices, while other players will be forced to maintain costs for the sake of at least minimal margins. Therefore, it is necessary to prevent the emergence of a significant surplus of supply in the market by controlling the volume of input by issuing construction permits.

- What are the possible difficulties in implementation? They have been trying to make housing more affordable for decades...

In my opinion, the emergence of affordable mortgages will be hampered by bank expenses for related services, maintenance of information systems and other resources necessary to ensure stable operation. Ultimately, banks include a premium for possible risks, as well as a rate of return, into the cost of the loan. As long as banking costs remain high, lenders are unable to significantly reduce interest rates. And just switching to an online system will not solve all problems. First of all, economic stability and absence of volatility are needed so that lenders reduce the level of risks by offering even more interesting conditions.

It is worth mentioning separately about the affordable rental housing market. Objectively speaking, the investment funds were directed by AHML far from the most affordable market offers, which initially excluded the possibility of subsequently offering a competitive rental rate. In the Liner complex, the average cost per square meter is now 182,615 thousand rubles, and in the Match Point mixed-use complex - 247,658 rubles. This is business class housing. Accordingly, the size of the bets turned out to be quite high: 38,900 for a studio with an area of ​​25 square meters. meters and 59,500 rubles for a two-room apartment with an area of ​​46 square meters. meters. These are high prices for a mass renter.

I believe that a government rental program only makes sense if it is aimed at citizens with average and low incomes.

Therefore, the future of the lending program largely depends on how actively AHML will invest in new buildings in the mass segment. In the meantime, unfortunately, the market for apartment buildings remains accessible to a small proportion of clients.

This is a different economy, a different type of investor who is focused on long-term income,” she agreed. At the same time, Balkarova emphasized that the very concept of rental housing already exists in the Housing Code, and provides for a ban on the sale of real estate in parts. There is also progress in terms of preferences. For example, in Moscow, the property tax law provides benefits for rented houses. However, according to the head of Moskomstroyinvest, Konstantin Timofeev, you should not look at rental housing from the standpoint of profitability. “Perhaps it would be worth returning to those times when rental housing was predominantly departmental, since, if we are guided by considerations of payback, then a two-room apartment should cost at least 70 thousand rubles per month - an amount quite comparable to the mortgage payment for the period that allows you to buy a home, and not just rent it,” he argued.

Priority project “mortgage and rental housing”

Thus, a new attempt will be made to resolve the issue of housing affordability for citizens in the Russian Federation. Question Advantages of rental housing under the project As part of the project, it is planned to build houses in which apartments will be rented out.

If the rental price is indeed a market price, then what is the difference between such a rental and the usual rental that exists today in the real estate rental market? Answer The construction of such residential buildings will be carried out directly for rental, that is, citizens have the opportunity to rent an apartment not on the secondary housing market, but a completely new one built for such purposes. In this case, the competitive advantage of such a lease is obvious.

Mortgage and rental housing

• ensuring high rates of construction of high-quality, comfortable and affordable housing, including through the involvement of inefficiently used federal, regional and municipal lands in cities, including industrial zones, in housing construction, as well as financing the construction of infrastructure facilities as part of the implementation of integrated development projects;
• increasing the availability of mortgage loans for citizens and reducing financial risks through the formation of a liquid market for mortgage securities, the introduction of electronic mortgages, world best practices for information disclosure and other measures;
• implementation of “pilot” projects for the construction of specialized rental housing, including using collective investment mechanisms and, on this basis, developing proposals for the further development of the rental housing market.

State program "rental housing"

The customer of the project is the Ministry of Construction and Housing and Communal Services of the Russian Federation, the project manager is the General Director of JSC Agency for Housing Mortgage Lending (hereinafter - AHML). During the development of the project, the following were identified and developed for its implementation:

• goals and objectives that are aimed at improving the living conditions of the country's population;
• project plan (passport), which provides for a financing system distributed by sources and years;
• main stages of implementation;
• deadlines;
• Expected results.

The project will be implemented in three main areas:

1. Stimulating housing construction.
2. Development of the mortgage market.
3. Development of the rental housing market.

The completion of the project is scheduled for 2020, but the passport also sets a forecast for 2025.

Rental housing

Thus, there are examples of the implementation of the construction of apartment buildings, and there are prerequisites for the successful implementation of this part of the program in a number of constituent entities of Russia. In general, it is planned to create rental housing, the cost of renting which will be competitive with market prices for rent in secondary housing, otherwise there will be no point in implementing the project due to low investment attractiveness.

Attention

In addition, it is planned to create so-called “pilot” projects that imply public-private partnerships. Only with state (regional, municipal) support from the private sector is it possible to build housing that will be optimal in price for both the investor and future tenants.

The creation of apartment buildings raises many questions and disputes among experts and officials.

An error occurred.

Show investors that this is a profitable investment,” Balkarova emphasized. The creation of the same rental housing stock that has been talked about for 20 years now began in the capital - “a city in which there is always demand.”

AHML started implementing several projects at once. The starting points were “Lainer” on Khodynskoye Field and MatchPoint in the area of ​​Kutuzovsky Prospekt, which were included in the closed mutual investment fund “Kutuzovsky”.

“Liner” is promised to be occupied by the summer. Two days ago, bookings for “units” - apartments in a specialized rental fund - were opened. According to Balkarova, AHML received a flurry of calls from interested people. What part of the appeals will result in a lease agreement will be clear by the summer.

Complex of urban planning policy and construction of the city of Moscow

And to prevent the investor from selling off the rental stock piece by piece, the concept of rental housing needs to be spelled out in the Housing Code and a corresponding ban should be enshrined there, the association’s representative believes. However, not all developers were so categorical.
The discussion participants acknowledged that there is interest in such projects, since the market is oversaturated with supply, income from the sale of housing is declining, and population mobility is increasing. The difference in profitability from sales and rentals is narrowing, and developers are beginning to consider the issue of apartment buildings much more seriously than before. In addition, as Balkarova noted, developers are more interested in participating in rental housing programs by selling part of their properties to AHML. Thus, they receive a guaranteed sales volume without overstocking the market.

“In terms of investment, it is more profitable to purchase shares here.

Apartment rental with purchase - "housing in installments" program

For example, in the direction of development of the rental housing market, it is planned to commission the first pilot rental housing project (10/01/2017), complete pilot projects and make a decision on the implementation of similar projects in cities with a population of over a million (11/15/2020). The project passport also approved the budget for 2017-2020. In total for the specified period it is planned to spend:

• 80,000 million rubles - federal budget;
• 34,400 million rubles - the budget of the constituent entities of the Russian Federation;
• 15,819,400 million rubles - extra-budgetary sources (funds from AHML, banks, investors, population).

For each of the above sources of funding, the passport establishes a “breakdown” by year. The priority project passport does not provide for the use of local budget funds.

Important

Anna Dvurechenskaya, head of the commercial service of AHML, told NSN about the advantages of such rental housing. “This is a formal lease agreement that protects the rights of both parties. Such housing is provided in modern complexes with high-quality finishes, furniture and appliances.

This is an organized, comfortable environment where everything is thought out to the smallest detail. This format of rental housing is extremely in demand among the young and mobile population,” the expert said.

Let me add that the lease agreement will be concluded for a period of 6 months. This is the first official rental housing project of AHML; in 2019 it will be possible to rent housing in the Match Point multifunctional complex in the Kutuzovsky Prospekt area.

There are other projects to be launched. As of today, you can already leave a request for a reservation, and the service will begin to function fully in the second half of March.

State program for mortgage and rental housing

Info

What is an apartment building? An apartment building designed for renting out apartments to tenants is called an apartment building. Currently, apartment buildings are planned to be revived as part of the implementation of a priority project.

In various regions of the country, a regulatory framework has been prepared for the construction of such houses, and in some, such housing already exists. In 19 regions of Russia, specific measures are envisaged aimed at creating rental housing.

11 of them identified resources for the implementation of such measures. In 8 of these regions, partial funding from the budget is provided.

Today there is already a practice of creating apartment buildings. For example, in the Republic of Bashkortostan, the implementation of projects showed the cost of rent to be lower than mortgage payments, but the rent in an apartment in such a building is significantly higher than the market price.

This is primarily due to the fact that the target group of the population - possible tenants - are citizens who do not have the ability to pay mortgage payments, and are also not willing to overpay for rent above the market price. Under such conditions, the main question lies in the ability of the state, a specific region or municipality to support investors in the construction of apartment buildings. Consolidated plan (passport) of the priority project “Mortgage and rental housing” The project plan indicates its main directions:

• housing development;
• development of the mortgage market;
• development of the rental housing market.

Each of them has stages, milestones, and implementation deadlines.

State program for mortgage and rental housing

Ministry of Construction and Housing and Communal Services of the Russian Federation" View Download (11.44 MB) Order of the Ministry of Construction of Russia dated December 5, 2016 No. 897/pr "On determining the responsible Deputy Minister of Construction and Housing and Communal Services of the Russian Federation for organizing project activities in the area of ​​strategic development of the Russian Federation “Mortgage and rental housing” View Download (65.94 KB) Distribution of subsidies to the budgets of the constituent entities of the Russian Federation for 2017 for the activities of the subprogram “Stimulating programs for the development of housing construction of the constituent entities of the Russian Federation” of the federal target program “Housing” for 2015 - 2020 (Interbudgetary transfers) View Download (18 KB) Summary plan of the priority project “Mortgage and rental housing” View Download (73.28 KB) Order of the Ministry of Construction of Russia dated February 8, 2017

Help for a young family from the state 2018 in purchasing housing

The creation of the same rental housing stock that has been talked about for 20 years now began in the capital - “a city in which there is always demand.” AHML started implementing several projects at once. The starting points were “Lainer” on Khodynskoye Field and MatchPoint in the area of ​​Kutuzovsky Prospekt, which were included in the closed mutual investment fund “Kutuzovsky”.

The Liner is promised to be occupied by the summer. Two days ago, bookings for “units” - apartments in a specialized rental fund - were opened. According to Balkarova, AHML received a flurry of calls from interested people. What part of the appeals will result in a lease agreement will be clear by the summer.
Complex of urban planning policy and construction of the city of Moscow And so that the investor does not sell off the rental stock one by one, it is necessary to spell out the concept of rental housing in the Housing Code and enshrine the corresponding ban there, the representative of the association believes.

Priority project “mortgage and rental housing”

It is predicted that in 2018 investments worth 15 billion rubles will be attracted to create rental housing. Achieving the goal is planned in the following ways:

• ensuring the highest possible pace of construction, including by involving inefficiently used lands (federal, regional, municipal) in construction, as well as by financing construction within the framework of integrated development projects of territories;
• increasing the availability of mortgage lending for citizens, reducing financial risks, introducing electronic mortgages;
• implementation of pilot projects for the construction of special rental housing, including through collective investments.

The project is designed to eliminate the existing problem with housing for ordinary citizens of the country. The previous program “Housing for the Russian Family” failed to cope with this problem.

Mortgage and rental housing program

The introduction of electronic document management will also reduce the costs of issuing and refinancing mortgages, which again leads to lower interest rates. For those who do not plan to buy real estate, the project provides new opportunities for civilized rental. With the help of mutual investment funds, the construction of rental housing, including apartments, will be financed.

Important

At the time of completion of the project, it is planned to attract up to 65 billion rubles to such mutual funds. In addition to being a practical solution for rental housing advocates, they will become an investment tool for retail investors. Providing citizens with high-quality, comfortable and affordable private or rental housing will require a new approach to development.

The state is ready to help developers by involving inefficiently used federal, regional and municipal lands in housing construction.

Affordable housing program in 2018

Attention

The state continues programs to subsidize mortgages in 2018, so those wishing to take out a soft loan will find it useful to know the conditions and capabilities of each housing project. Effective replacement In 2018, the state program “Providing affordable and comfortable housing and utilities” was launched. Its implementation is planned from 2018 to 2025. The previously existing Housing program, launched in 2015.

and designed until 2020, was curtailed due to insufficient efficiency. Its key provisions, including subsidizing mortgages in 2018, are included in the new state program. The key objectives of the updated state program are:

• increasing the volume of finished housing commissioned;
• reduction in prices for residential real estate (the price of an apartment with an area of ​​54 square meters and the average income for 12 months are taken as a guide.

Family mortgage and its conditions in 2018

If desired, program participants can:

• buy a property;
• start building a home;
• make a mortgage loan payment;
• repay the housing loan if it was issued before 2011.

If we talk about what exactly state support is expressed in, it has the form of a subsidy provided to a young family in the form of a sum of money calculated in accordance with a set percentage. It can be used to cover part of the cost of the procedure to improve living conditions. In this case, applicants will need to pay the remaining amount from their own budget.

In some cases, families are additionally offered a reduced interest rate when applying for a housing loan. The project plan was developed at the federal level. However, regional authorities have the right to make adjustments to the terms of the program and the list of requirements for its participants.

Mortgage and rental housing

For example, increase the amount of subsidies. Here everything depends on the fullness of the local budget from which the money is allocated. Accordingly, the exact provisions of the project must be found out in the local administration of a particular locality. It is recommended to apply as early as possible. The popularity of the program led to a significant queue to receive subsidies.
Accordingly, the more actively you start acting, the faster the opportunity to purchase housing on preferential terms will appear. Project conditions The main feature of the state project for the purchase of housing by a young family is the size of the subsidy. The value depends on the number of children, if any. The donation amount may be:

1. Family without children.

Legislative framework of the Russian Federation

The borrower must not only have children, but also meet the following requirements:

• age – 21-65 years (on the scheduled date of the last payment);
• experience – from 6 months. for employees or at least an annual business without losses for individual entrepreneurs.

Real estate requirements:

• any stage of construction;
• equity participation agreement (FZ-214);
• accreditation of the facility in AHML.

Documents required:

• passport (they may require a second document confirming identity - SNILS, driving license, military personnel, international passport, etc.);
• children's birth certificates;
• work book/employment contract;
• income certificate 2NDFL (for individual entrepreneurs - registration card and declaration for the last year).

Experts are confident that the payment for the first child, introduced at the beginning of 2018, will make mortgage housing more affordable for low-income families.

Putin's mortgage according to the decree of 2018 - who is given at 6% and what are the conditions

The project passport also approved the budget for 2017-2020. In total for the specified period it is planned to spend:

• 80,000 million rubles - federal budget;
• 34,400 million rubles - the budget of the constituent entities of the Russian Federation;
• 15,819,400 million rubles - extra-budgetary sources (funds from AHML, banks, investors, population).

For each of the above sources of funding, the passport establishes a “breakdown” by year. The priority project passport does not provide for the use of local budget funds. Important Anna Dvurechenskaya, head of the commercial service of AHML, told NSN about the advantages of such rental housing. “This is a formal lease agreement that protects the rights of both parties. Such housing is provided in modern complexes with high-quality finishes, furniture and appliances. This is an organized, comfortable environment where everything is thought out to the smallest detail.

Thus, the said joint-stock company involves federal, regional and local lands in construction, and carries out activities to attract investors (including through the issuance of mortgage-backed securities). As part of the construction of rental housing, AHML will act as the main investor and use a collective investment tool. AHML funds are indicated as one of the sources of extra-budgetary financing for the project under consideration.
In the future, it is possible to adjust and update the tasks and activities of the JSC. Thus, in essence, AHML acts as the executor of the entire project. The agency has been given a number of tasks and tools have been identified with the help of which the project goal should be achieved.

Legal assistance!

Moscow and region

St. Petersburg and region.

Federal number

In order to solve the housing problem of Russian citizens, the state is introducing various programs that are not always effective. Until March 2017, a social project was operating in the country, the results of which were considered unsatisfactory. The result was the introduction of amendments and the development of a new version of the document, which contains a list of measures to provide citizens with housing with the qualities of accessibility and comfort. The new subprograms included a project that was recognized as a priority and was called “Mortgage and rental housing.”

List of goals and main tasks

The goal of developing the “Mortgage and Rental Housing” project was to develop measures to improve the living conditions of Russian citizens by commissioning a larger number of residential properties on the one hand and stimulating demand for real estate on the other.

The project passport speaks of the commissioning of 88 million square meters of living space in 2018, and by 2020 the figure should increase to 100 million.

In order to ensure the demand for housing under construction, it is planned to issue loans, the volume of which in 2018 should amount to 1,200,000 mortgage loans. In 2020, it is predicted to attract investments worth at least 15 billion rubles, a significant part of which will be spent on creating a rental real estate fund.

To achieve these goals, the following tools should be used:

• ensuring an extremely high speed of construction of residential facilities, including through the involvement of inefficiently used land, financing programs for the integrated development of territories;
• creating the availability of mortgages for the population, maximizing the reduction of various types of risks, developing an electronic invoice tool;
• introduction of new pilot projects in the field of construction of rental housing, use of collective investment opportunities.

The development of the program was intended to eliminate the shortcomings of the previous project to resolve the housing issue. The project is of a mass nature and does not have a specific focus, but concerns all Russian citizens.

The concept of “apartment house” appeared for the first time within the program. It refers to an ordinary multi-storey building with apartments that are intended for rental. Such projects have taken place in the history of our country, and the goal of the new program was to revive this practice.

In some Russian regions, work has already been carried out to prepare a regulatory framework for the possibility of constructing apartment buildings; in a number of regions, such residential buildings have already been built. At the moment the situation looks like this:

• 19 regions have a list of specific measures developed regarding the construction of rental housing;
• 11 regions have identified resources to enable the implementation of activities;
• 8 regions received the opportunity to finance projects from budget funds.

Some regions summed up the first results of implemented projects. For example, in Bashkortostan, the implementation of the program showed that the rent for renting constructed housing is lower than mortgage payments, provided that a loan is issued for a similar property. At the same time, an excess was revealed in comparison with the market value of rental real estate. The first results of the implementation of the programs provide the prerequisites for their successful implementation in the future throughout Russia.

During the implementation of pilot projects, joint participation of the state and private business is planned. The possibility of state support at the level of regions and municipalities makes it possible to obtain the optimal cost of residential real estate, which will be acceptable to both investors and potential tenants.

At the same time, the issues of construction of apartment buildings cause a lot of controversy and different points of view, both among officials and experts in the field of construction. The most difficult thing is that a significant part of the country's population today is not able to get a mortgage due to low income and the inability to pay the loan. In such a situation, it is impossible to say that in the future they will be able to pay lease payments, especially if they turn out to be higher than market ones. In such a situation, views will be directed towards the state and its ability to provide support in the construction of apartment buildings.

What is included in the project plans?

• housing construction sector;
• mortgage market;
• rental housing.

The development of the listed areas presupposes the presence of certain stages, control points and implementation deadlines. For the first pilot projects, the completion date was set as October 1, 2017. For cities with a population of one million, this period has been extended until November 15, 2020.

The project passport has an approved budget for the period from 2017 to 2020. The plans provide for the following cost ratio:

• federal budget - 80 million rubles;
• constituent entities of the Russian Federation - 34.4 million rubles;
• sources outside the budget -15.8194 million rubles.

The last point assumes revenues from AHML, credit institutions, private investors and the population. The budget breakdown exists not only within the period, but also separately by year. The program does not involve using the local budget, so the main hope is placed on AHML, the population, banks and investors. The plan stipulates that if the apartment building project is successfully implemented, the program period can be extended until 2025.

AHML, represented by the General Director, will manage the project and be responsible for its successful implementation. The organization will involve currently unclaimed land in construction. Its tasks include attracting investors, including using securities instruments. It is planned that AHML will act as the main investor, which will take advantage of collective investment opportunities.

The results of the project implementation will allow us to evaluate the effectiveness of the program and its viability. The program plans to achieve the following successes:

• to involve federal lands with an area of ​​13,500 hectares in the field of housing construction;
• commission at least 20.4 million square meters of living space;
• introduce an electronic mortgage format;
• achieve successful implementation of pilot projects.

AHML has been appointed as the project executor; the organization has been given a list of tasks and possible tools to achieve its goals in the near future. It is planned that during the implementation of the programs, corrective measures will be taken and the list of tasks will be updated.

Development of directions

In the direction of developing the sphere of residential real estate construction, large-scale construction of facilities in city centers is planned, which will house an average of 250,000 people. The plots of land on which the construction of rental real estate is planned will be fully landscaped, including the necessary infrastructure. In order to implement the projects, it is planned to annually allocate federal budget funds in the amount of 20 million rubles.

In order to develop the mortgage lending market, it is planned to ensure equal access of credit institutions to a long-term lending instrument that involves the issue of securities. Due to the introduction of an electronic mortgage format, it is planned to significantly reduce time costs.

To develop the rental housing market, plans include the creation of a Unified Institute, whose tasks will be the management of mutual funds with the aim of attracting collective investments. It is planned to use the most effective world practices in the field of tax incentives. Great hopes are placed on the successful implementation of pilot projects to create a rental housing stock.

Conclusion

Despite the failures of the previous program to solve the housing problem of the citizens of our country, attempts to create a new project continue. The new attempt involves a number of innovations in the form of a program called “Mortgage and Rental Housing”, within the framework of which an action plan has been developed until 2025. Effective implementation of the plans and the viability of the program will contribute to the development of the construction sector, the mortgage lending sector and the development of rental residential real estate.

Managing Director of AHML Irina Balkarova spoke about how much it costs to rent housing from the state, on what conditions, and how you can make money from it during the VIII Financial Real Estate Forum.

“Already, 4 million families in Russia rent housing. This is 150 million square meters, almost 4% of the housing stock. Apartments are often rented without contracts, in the private sector, bypassing the budget. The rights of tenants under such agreements are not protected,” Balkarova noted.

Moreover, according to a survey conducted by VTsIOM, out of 23 million families who want to improve their living conditions, 8 million families are ready to rent housing, she noted.

“We want to show people what standard rental housing can be like. Show investors that this is a profitable investment,” Balkarova emphasized.

The creation of the same rental housing stock that has been talked about for 20 years began in the capital - “a city in which there is always demand.” AHML started implementing several projects at once. The starting points were “Liner” on Khodynskoye Field and MatchPoint in the area of ​​Kutuzovsky Prospekt, which were included in the closed mutual investment fund "Kutuzovsky".

“Liner” is promised to be occupied by the summer. Two days ago, bookings for “units” - apartments in a specialized rental fund - were opened. According to Balkarova, AHML received a flurry of calls from interested people. What part of the appeals will result in a lease agreement will be clear by the summer.

Rental housing is cheaper than a mortgage

As the managing director of AHML noted, the authors of the project tried to create the widest “product line” possible: apartments from 25 to 84 square meters are available. All “rooms” are standard: rented with furniture and appliances. The cost starts from 36 thousand rubles per month. Upon moving in, tenants will have to pay the first month of living and a security deposit. This amount includes 24-hour concierge and security. Utilities will have to be paid separately, according to meters, according to Moscow tariffs. For an additional fee it will be possible to order room cleaning.

You can enter the apartment with pets and children. The duration of the contract varies from two months to several years, but, as Balkarova admitted, they are mainly counting on long-term contracts - a year or two. Temporary registration can be issued for the rental period.

In general, AHML’s portfolio now contains about 70 thousand square meters. These are three projects in Moscow. The first one has already been launched. The remaining Moscow apartment buildings will open as soon as they are ready - in 2018-2019. As for other regions, Balkarova did not specify where exactly such “pilots” are being implemented and at what stage of readiness they are.

The other side of the rental issue is working with investors. For a long time, the issue of creating a rental housing fund was hampered precisely because of the reluctance of investors to invest money “for the long term.” This time AHML decided to attract other investors.

“We implement all our projects through mutual investment funds. This means that, under the management of the state management company, we will offer investors, including individuals, a new financial product - shares of such a fund. This is a tool that will allow people to already receive current income from the fact that real estate is rented out, and to participate in the growth in the value of real estate,” noted the managing director of AHML.

The shares will be put up for sale this year. According to Balkarova, the investor will not necessarily have on hand an amount comparable to the purchase price of the apartment. He can purchase shares for the amount that he has: 100, 300 thousand rubles, and receive income not from one apartment, which still needs to be rented out at a profit, but from a diversified pool of apartments.

Despite the interest from the state, developers remain indifferent to such projects. “We analyzed the usual model: we took a plot of 20 thousand square meters and looked at what would happen if we built rental housing and housing for sale on it. The profitability for housing, even in a falling market, is 4 years, for rent - 17 years,” said Lyubov Tsvetkova, chairman of the board of the Moscow Investors Association. - Obviously, it is more profitable for an investor to sell housing at cost than to go into rental history with a negative return. Therefore, everyone who now has a GPZU marked “residential development” will never build rental housing.”

Buying apartments is no longer profitable

According to Tsvetkova, if the state makes the development of the rental housing market a priority, there are measures that will make the product more attractive for investors for investors. For example, exemption from land or property taxes for the first years of operation of rental housing. Reduced payment for changing the type of permitted use of land. And to prevent the investor from selling off the rental stock piece by piece, the concept of rental housing needs to be spelled out in the Housing Code and a corresponding ban should be enshrined there, the association’s representative believes.

However, not all developers were so categorical. The discussion participants acknowledged that there is interest in such projects, since the market is oversaturated with supply, income from the sale of housing is declining, and population mobility is increasing. The difference in profitability from sales and rentals is narrowing, and developers are beginning to consider the issue of apartment buildings much more seriously than before.

In addition, as Balkarova noted, developers are more interested in participating in rental housing programs by selling part of their properties to AHML. Thus, they receive a guaranteed sales volume without overstocking the market. “In terms of investment, it is more profitable to purchase shares here. This is a different economy, a different type of investor who is focused on long-term income,” she agreed.

At the same time, Balkarova emphasized that the very concept of rental housing already exists in the Housing Code, and provides for a ban on the sale of real estate in parts. There is also progress in terms of preferences. For example, in Moscow, the property tax law provides benefits for rented houses.

However, according to the head of Moskomstroyinvest, Konstantin Timofeev, you should not look at rental housing from the standpoint of profitability. “Perhaps it would be worth returning to those times when rental housing was predominantly departmental, since, if we are guided by considerations of payback, then a two-room apartment should cost at least 70 thousand rubles per month - an amount quite comparable to the mortgage payment for the period that allows you to buy a home, and not just rent it,” he argued.

At the same time, as Mikhail Men, head of the Ministry of Construction, emphasized, it is difficult to determine in theory how much the new format will be in demand among investors and tenants. Need to try. In particular, formats such as lease with option to buy may be in use.