За 30 месяцев подмосковные «квадраты» подешевели на 16%

За 30 месяцев подмосковные «квадраты» подешевели на 16%

Отступление «вторички»

За 30 месяцев подмосковные «квадраты» подешевели на 16%
фото: Геннадий Черкасов

Средняя удельная цена предложения (без торга и скидок) вторичных квартир в Подмосковье по итогам августа составила 80,4 тыс. руб. за «квадрат». Это соответствует уровню весны 2012 года. С той поры цены на подмосковные квартиры снизились на 16%, подсчитала управляющий партнер компании «МИЭЛЬ — Сеть офисов недвижимости» Татьяна Саксонцева. По ее словам, с весны 2015 года, когда на рынке был достигнут максимальный уровень цен, больше всего подешевели квартиры в ближнем Подмосковье.

Сейчас, по словам опрошенных «ЭВ» риелторов, на вторичном областном рынке выставлено на продажу около 50 тыс. квартир. При этом наибольшая активность наблюдается в сегменте до 7 млн руб. Но такие ценовые ориентиры не встречают энтузиазма у потенциальных покупателей. Мало кто готов приобрести квартиру дороже 5 млн руб.

Как сообщил президент НП «Корпорация риелторов «Мегаполис-Сервис» Сергей Власенко, в Подмосковье средняя стоимость метра по итогам августа составила 71 225 руб. «Это на 0,1% меньше, чем в июле, что пусть и символически, но все же поддержало абсолютную тенденцию снижения цен на квартиры и комнаты на «вторичке», которую мы неизменно наблюдаем с начала года», — отметил эксперт. По его словам, в абсолютных цифрах средний срок продажи объектов, выставленных по адекватной для рынка цене продавцами, готовыми к небольшому демпингу, составляет 63 дня. Число авансов от покупателей уменьшилось в августе сразу на 12,1% относительно июля.

«Многие продавцы, потеряв надежду на продажу, сняли свои объекты с экспозиции, надеясь вернуться осенью, когда, по их мнению, спрос подрастет. Разумеется, в глубине души они надеются и на осенний рост цен… но этой их мечте в нынешнем году сбыться не суждено», — уверен Власенко.

Показатели актуального спроса в минувшем августе были худшими за лето: количество договоров о предоплате уменьшилось на 7,8% по сравнению с июлем и на 11,4% по сравнению с июнем. «Мы фиксируем, что покупательская активность в августе 2017 года находилась на минимальном для этого месяца уровне за прошедшие 10 лет. Таким образом, был установлен антирекорд последнего десятилетия», — подчеркнул директор департамента вторичного рынка «Инком-Недвижимости» Сергей Шлома.

По его мнению, в неудачах августа виноваты несколько факторов. И главный из них — падающие доходы граждан. Покупательская способность населения остается крайне низкой. Люди сейчас решаются на покупку недвижимости только тогда, когда больше не могут откладывать решение жилищного вопроса.

За 30 месяцев подмосковные «квадраты» подешевели на 16%
фото: Иван Скрипалев

Во-вторых, на вторичный рынок по-прежнему давит сегмент новостроек, где, несмотря на кризис, застройщики продолжают выводить новые объемы качественного предложения. Как сообщил начальник управления инвестиционной деятельностью министерства строительства Московской области Виктор Васильев, за восемь месяцев 2017 года в регионе были выданы разрешения на строительство 3,5 млн кв. м жилой недвижимости и 4,3 млн нежилой: соответственно на 15% и на 16% больше, чем за аналогичный период прошлого года. А ожидание потребителями возможного дальнейшего снижения цен на первичном рынке сформировало отложенный спрос на рынке «вторички».

«В основной массе владельцы недвижимости отчаянно сопротивляются нисходящему тренду цен на жилье. Изменить точку зрения мешает как предвзятое отношение к собственности — часто самому дорогостоящему имуществу, которым располагает человек, так и объективное удорожание большинства остальных товаров и услуг в стране, что, соответственно, вызывает непонимание: «Если все вокруг становится дороже, почему продавать свою квартиру я должен дешевле?» Этот субъективный фактор — одна из основных движущих сил на вторичном рынке жилья. Как правило, он выступает в роли «силы противодействия» рыночным законам и механизмам», — разъясняет Шлома.

По наблюдениям специалистов, треть продавцов, отказывающихся сегодня от торга по своим объектам, рассчитывают, что смогут продать жилье по ожидаемой цене с возвращением покупателей на рынок в сентябре — с началом т. н. делового сезона.

Еще одна тенденция — возвращение в Первопрестольную бывших жителей мегаполиса. Как отмечают риелторы, многие из москвичей, купивших несколько лет назад более просторное жилье в Подмосковье, сегодня настроены вернуться обратно в старые границы Москвы. Часть из них готова даже пожертвовать дополнительными квадратными метрами. Исключение составляет кухня: наиболее часто встречающееся требование к планировке — площадь кухни более 10 кв. м.

Объяснения чисто житейские: в столице значительно выше качество услуг, комфортнее социальная и коммерческая инфраструктура. Еще одна важная причина — более высокие заработные платы в Белокаменной. Ведь большинство «вчерашних» москвичей по-прежнему трудятся в столице.

Подмосковные квартиры дешевели бы еще быстрее, если бы не ипотека. Благодаря снижению ставок на покупку вторичного жилья на несколько процентных пунктов (в среднем с 12,3% в январе до 10,6% в июле, по данным АИЖК) существенно увеличилось количество людей, которые могут позволить себе покупку квартиры — пусть и в кредит. Фактически удешевление ипотеки притормозило снижение цены метра. Однако бесконечно ипотечные ставки падать не могут: стоимость денег в российской экономике остается очень высокой.

«Сентябрь и октябрь, по нашим наблюдениям, уже нельзя считать началом делового сезона на рынке недвижимости. К примеру, в 2016 году покупательская активность по итогам осенних месяцев была, судя по внесенным авансам, на 9,7% ниже летних показателей», — отметил Сергей Шлома. По его прогнозу, небольшой рост спроса в сентябре не приведет к пересмотру продавцами ценовых ожиданий, и «в результате они так и не смогут реализовать свою собственность по завышенной стоимости, не соответствующей нынешней рыночной конъюнктуре».

Российский рынок недвижимости стабилизируется к 2020 году, считает президент Российской гильдии риелторов Татьяна Деменок. По ее словам, в данный момент прослеживаются тенденции уменьшения объемов строительства и ужесточения требований к застройщикам, но при этом наблюдается снижение ставок по ипотеке, что свидетельствует о стабилизации на первичном и вторичном рынках.

За 30 месяцев подмосковные «квадраты» подешевели на 16%
фото: Геннадий Черкасов

Половина загородных домов и дач морально устарели

Половина выставленных на продажу вторичных загородных объектов Подмосковья почти не имеет шансов на реализацию, сообщили эксперты компании «Инком-Недвижимость»: «При всем кажущемся разнообразии в реальном товарообороте на «вторичке» участвует не больше 20% объектов. У половины лотов почти нет шансов на реализацию, и дело тут вовсе не в цене, а в их потребительских характеристиках: неудачном расположении, огромных площадях, устаревшей архитектуре». Оставшиеся 30% объектов можно продать, только если их владельцы согласятся серьезно снизить их стоимость.

В среднем за коттедж на вторичном рынке сейчас просят 10 млн руб., за дачу — 7,5 млн, за участок — 0,8 млн, за блокированный дом — 3,5 млн. При этом разница между средней стоимостью предложения и реализации на «вторичке» составляет не менее 20%. Среди направлений у покупателей на загородном рынке жилья наиболее популярны Ярославское, Симферопольское и Каширское шоссе.

Источник: mk.ru

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