HOUSE – FULL OF BOWL, AND EVERYTHING NEARBY – YOURS … Overview of cottage real estate
The one to whom everything that happens on the suburban real estate market is too reminiscent of Chekhov’s “Cherry Orchard,” whose heroes yawn meet a late train, will certainly be disappointed. Today, villages located outside the city do not resettle for the summer, and not the dreamy Ranevskys live in them, but rather the enterprising Lopakhins, who are clearly aware of when, to whom and for what they paid.
And they live in comfort, wondering in the evenings, either to spread out solitaire, or to go smoke a cigar in the company of people from their own circle; an ordinary TV has long turned into a huge panel on the wall and thereby turns the room into a kind of auditorium. In modern cottage towns, there isn’t even bird milk.
Developers allow you to play your own imagination and give everything to the whims of customers. From a gentleman’s set – a service station, a sauna, a casino. Among the latest inventions of developers is a beauty salon, where you can, in full agreement with Pushkin’s statement, be at the same time “an efficient person and think about the beauty of nails”. Designers do not forget about education. There is a kindergarten and a school, as a rule, at the request of the client, modifiable in a lyceum or gymnasium. The mention of autonomous heat and power supply looks terribly banal. Moreover, in many areas there are personal pools and alpine slides, and a more capricious client may reflect on the frailty of all living things among pebble-strewn circles – a lot of a significant symbol of oriental culture. In a nearby pond, you can sometimes swim not only by yourself, but also on a beautiful yacht; at the same time, the coast is always visible from her side, and this guarantees remarkable self-confidence. At the sight of such magnificence, however, one important factor should not be forgotten: for everything that the buyer owes to the developer, he will have to pay, and pay, as they say, for any sneeze – equally for hot water, a chair in a club, or Broom in the sauna. And the landscape outside the window will also include the price, albeit behind the scenes. However, the main factor – the location of the village itself – remains valid.
Experts acknowledge that former leaders in the suburban real estate market are gradually losing weight. Often they simply have nothing to offer: most of the plots have long been sold out and today most of them are occupied by houses from the late 80s and early 90s. It was their appearance that at one time marked the first stage of the offensive on the capital’s suburbs: the woolly public today looks too extravagant, but it has played a role in the development of suburban real estate. Of course, prices in areas such as Koncha-Zaspa or Sophia Borshchagovka are sky-high, but no one will risk calling houses located here as cottages. Today, a cottage is not the equivalent of an apartment, but a symbol of prosperity and development at the same time. Market analysts say cottage requirements are growing year by year. A modern cottage is not just a summer house, where you can go on a weekend, having endured minor inconveniences; this is a house where you and your family will have to live for many years, and located in an environment of what is called their own kind. Experts argue that the undeniable advantage of living in a cottage village, rather than in a detached country house, is the organized infrastructure. And although only wealthy people can afford to buy a cottage, not every owner of a cottage or apartment in a town house can independently maintain a gardener, guard or install a video surveillance system. To organize the installation of the above equipment in the whole cottage village is much easier and cheaper than in a separate country house. There are other requirements for this format of real estate. Buyers are counting on a kindergarten, school, as well as on a mini market, which is convenient to look into if, for some reason, the city was unable to stock up with necessary products or necessities.
A prerequisite for the quality satisfaction of customer requirements can and should be a competent concept of the town. It is she who determines the conformity of a particular object to the concept of “cottage town”. According to the representative of Ajax, Boris Yegi Zaryan, this concept does not apply to facilities located in small areas, and there is no need to talk about individual houses standing next to each other. A cottage town should have an area of 50 to 100 hectares and consist of 50-100 houses, depending on the specifics of the area. According to experts, a unified infrastructure and a unified security system must be created in such a town, and the style of buildings should be maintained in a unified style. Vitaliy Petruk, Sales Director of the New Home Company, is convinced that the cottage town is a union of country house owners located in a 10-kilometer zone around Kiev, which is a small village where various household and medical services are available, as well as communication services, which allows burden life in the town out of extra costs. In terms of costs, life in a cottage should be comparable to life in a city apartment. The most important thing for such towns is the maintenance of a single or close social status of all residents. An important factor is the lack of too close proximity; too large a settlement area is unacceptable, which leads to overloading of communications, as well as to overcrowding of the town itself. Based on this, the maximum number of cottages in a town should not exceed 100-150, since just such a number of houses is optimal for uniting residents into local self-government bodies.
Despite the fact that some of the towns still have not migrated from tablets and drawing boards to the local area (for some of them the threat to stay on paper is forever high enough), several dozen existing towns still represent a worthy contribution of developers to improving housing conditions of Kiev. So, according to the Bulletin of Kiev, today more than 50 projects of cottage towns are being implemented in the vicinity of Kiev. As the best-known brand in the capital’s cottage market, experts unanimously call the Golden Gate in Koncha Zaspa. According to Konstantin Ignenko, General Director of Vyshgorod Brahma, this village was formed in the middle of the 1990s. “It doesn’t have a single architectural idea, and yet it is an elite, well-developed settlement,” says Igna Tenko. In turn, those who are trying to cover the entire scale of the region speak of a deeply echeloned offensive of cottage real estate under the sign of “elite”. The second wave is represented by such notable trademarks as Albatros, Klim, Sobi, Sosnovy Bor, Romanovo, French Town located in the Obukhov direction, their Borispol counterpart Parque Ecologico as well as Yasnoozernoye and Mikhailovsky Garden located on the road to Zhito Mir, and Vyshgorod Brahma (Vyshgorod direction). In the future, the third wave will be made up of towns, which developers purposefully place behind the city’s spot, and sometimes at a sufficient distance from large routes (this, by the way, applies equally to traditional recreational areas and ordinary suburbs). For developers, this will mean the need to take care of the adequate quality of communications.
By the way, among the new trends in the cottage real estate market there is an emphasis on the availability of complete infrastructure. Developers are trying to provide services, so to speak, in a package – that is, the car wash is adjacent to the car service, and the restaurant can get along with a cigar club. The already established requirements for the availability of the original design of the house adjoining territories or for protection along the perimeter of the town in such cases look almost archaic. Among the promising newcomers to the market are Lelechiy Khutir in the Markov district, Vitberg for 200 houses in Vita Pochtovaya, City of the Sun in the immediate vicinity of the Kiev-Kryukov Shchina-Boyarka road, a town in Vyshgorod district from the company Green House, Ozyorny Khutorok near Vasilkov, Severinovka 20 kilometers from the capital along the Zhitomir Highway, Deutsche Sloboda near Motyzhin and others. The developers took into account the experience of previous projects: most position their villages as “economical” “. As company representatives emphasize, on average we are talking about a thousand (or a little more) “conditional” ones, and the declared price of houses in Novoselki is even lower: from 700 to a thousand. e. for the “square”. According to the Ukrainian Trade Guild, in the Kiev region to date, 55 cottage towns have been announced to enter the market, and an especially active development of this segment is expected in the coming years in the Zhytomyr, Vyshgorod and Brovarsky directions. “The Obukhov direction, due to the forest, proximity to the Dnieper and convenient access roads to Kiev, has taken on the first wave of cottage development, which is now running out.
At the regional level, one of the largest – not only in Ukraine but also in the CIS – promises to become the town of Golden Keys near Dnepropetrovsk. Last year, the residents of the region were presented with a project of a town worth 500 million dollars. e., according to which over the next five years it is planned to erect over a thousand hectares over a thousand houses and about a hundred objects of engineering and commercial infrastructure. According to the director general of MSC Canada-Ukraine Corporation Ivan Pereginets, the Golden Keys project is ahead of Russia, where the largest cottage town is the Princely Lake settlement with 600 houses near Moscow. Among other projects, the implementation of which is expected in the next two to three years, is the Southern Symphony with 80 cottages near Yevpatoria, Tsukrovar (50 cottages and 184 townhouses) near Ternopol, Castle Park near Kharkov, and the towns of Prince valley ”(s. Salt-cellar) and“ From the Kalniki ”near Lviv, as well as“ Zakhidniy ”near Ivano-Frankivsk. Of course, in all these towns it will be difficult to ensure the same level of infrastructure, especially considering the regional appetites and tastes of the local business. On the one hand, people who buy recreational real estate do not particularly consider money; on the other hand, an excess of local material creates a relatively low cost. Experts note that cottage construction in the Crimea and the Carpathians has its own specifics. Demand for real estate in these regions is formed not only (and in Crimea – and not so much) by the need of local residents for a roof over their heads, but also by the need for vacationers in premises for temporary residence. The bulk of buyers of real estate on the southern coast of Crimea are visitors from other regions of Ukraine and citizens of Russia. From extremely scarce information, only a conclusion can be drawn so far that most of the local cottage villages were built with the participation of Moscow investors on the model of cottage towns near Moscow. A few more of these facilities are being built by local construction companies. The specificity of the Crimean market is its pronounced heterogeneity: the difference in demand for coastal areas and for areas remote from the sea is very great – and, accordingly, the difference in price. Of course, cottages are built mainly by local companies – they are very familiar with the peculiarities and request customers themselves, guided by the market situation. In this regard, experts distinguish the construction companies LKS, Alterwest, Atlanta House, Country House, Eurostan Dart, KPMK-2, Ecodom, Kievgorstroy, Kiev-Donbass .
At present, the cottage market is undergoing a formative stage at which demand significantly exceeds supply; therefore, companies developing cottage projects are now successfully skimming cream. According to the representative of Ajax, this is evidenced by the fact that a significant part of small cottage villages is sold almost without advertising, which results in the absence of a generally accepted classification of cottage towns. “Nevertheless, there is an informal, but accepted hierarchy of market participants of such villages,” notes Mr. Yeghiazaryan. Today, the cottage construction market seems more than promising and attractive for investors and construction companies. “Those projects that are now being marketed,” says Alexei Kiselev, director of the Kansas company, “literally pay for themselves within one year.” For comparison, it can be noted that the payback period for office premises in Kiev with a successful development strategy is 3-5, and warehouse real estate – 8-10 years. Lack of supply in the market leads to the fact that developers actually dictate their conditions to the consumer. The price of 1 square. m. house in a cottage town can be from 950 to 2600 at. e. – depending on the district and class of the village; at the same time, building a house on their own in a village in the vicinity of Kiev will cost the consumer about 500 dollars. e. based on 1 square. m. Somewhat expensive is a finished house. The consumer, however, is willing to pay extra money for what the cottage towns offer: modern infrastructure, service and proximity to citizens with similar social status. However, in conditions of the enormous advantage of demand over supply with infrastructure, not everything is going as smoothly as one would like. When a product is torn out of hands, there is no need to try to improve it. According to Alexei Kiselyov, “today, as a rule, they try to simply squeeze money out of the project as much as possible. Infrastructure requires additional investments. Not all investors are ready for this, because they do not see the point in it. ”