GENERICO.ruEconomicsExperts explained what is hidden behind the requirement to design “one-room apartments” of at least 28 square meters

Experts explained what is hidden behind the requirement to design “one-room apartments” of at least 28 square meters

Access to small-sized, cheap housing in the capital will become even more difficult

In the capital, it was prohibited to design new housing with a one-room apartment area less than 28, and a two-room apartment less than 44 square meters. All such projects, starting from May 7 this year, do not have the opportunity to undergo examination for construction. The Moscow authorities motivate this with the presidential development program until 2030, which requires increasing the supply of housing. Investors and young people who need cramped but cheap apartments can only buy apartments… or rooms in communal apartments.

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An information letter to developers, signed by the chairman of the capital’s Committee on Pricing Policy in Construction and State Expertise of Projects Ivan Shcherbakov and the head of Mosstroynadzor Anton Slobodchik, has become public knowledge. The document states that a “studio” is not a type of residential premises (unlike an apartment, room, etc.), and according to the current SNiP, apartments with an area of ​​at least 28 square meters are allowed in apartment buildings. m for one-room and 44 sq. m for two-room apartments. There are no regulations governing smaller residential units.

The letter notes that in connection with the housing construction indicators achieved in Moscow, as well as with the indicators given in the presidential decree “On the national development goals of the Russian Federation for the period until 2030…”, the design of residential buildings with apartments smaller than the specified area is no longer allowed . All projects that did not receive a positive examination before May 7 of this year will be rejected.

Let us remind you that the presidential development program until 2030 sets the housing supply indicator at 33 square meters. m per person (and the planned value by 2036 is 38 sq. m per person). This seems to be one of the obvious reasons why the Moscow authorities have “cancelled” small-sized apartments in residential buildings: the area of ​​the studios, even if only one person lives in each, clearly does not correspond to the planned level. Even 28 “squares” do not fit into the indicators – but at least here there is a reinforced concrete foundation in the form of SNiP.

The second obvious reason is also reflected in the text of the letter: there are a lot of studios on the market of Moscow new buildings (and on the secondary market too). Perhaps there are already more of them than there are people who want to live in them. Nevertheless, this product is quite popular, Moscow realtor Nina Tereshchenko explained to MK:

– Most often, micro-apartments and studios are not taken to live in them, it is an investment in an asset that is growing in price or an investment in housing for a future or young family. That is, a person buys such housing not for himself, but for his children (with the thought that this is better than nothing, and then they themselves will somehow expand), or in order to save money and resell it at a higher price. If we are talking about apartments with good or excellent transport accessibility, for example, near metro stations, they sell well for rent.

According to the realtor, most often investment micro-apartments are not even renovated (especially since, relative to the price per square meter, they are much more expensive there than in more spacious housing) and furnishings are not purchased – with the exception of apartments for rent. However, on the secondary market it is possible to sell studios or “micro-apartments” only at a significant discount – primarily because the conditions for issuing mortgages on the secondary market usually differ from the “primary” market, and not for the better.

“But I don’t see a tragedy for investors here; new studios, of course, will appear,” says Tereshchenko. – Only in apartment format. There are also enough mortgage programs for apartments, although the conditions may not be so interesting – but in any case, rates are now rising and benefits are being cancelled. And no shortage of space is expected.

Let us add that the city does not object to the construction of apartments divided into studios and micro-apartments. And for good reason: it is the living space that is not only taken into account in the national project, but also acquires a social burden: schools, clinics, kindergartens and the like. Those who live in apartments without the right to register at their place of residence do not burden the capital’s “social services” in this sense, a direct benefit!

If you look at the situation simply and cynically, then everyone understands: a tiny apartment is not a story about comfort or even about current modern minimalism, no, it is just the shortest path to obtaining a Moscow residence permit. However, there is another one – a little more old-fashioned and a little less pleasant: a room in a communal apartment (which should not be considered an archaism from the Soviet past). The heroes of the Pokrovsky Gate are no longer alive, but communal apartments remain – and the demand for buying rooms in Moscow in 2024 turned out to be unexpectedly high, representatives of real estate agencies admit. And the offers cannot be called very cheap: the average cost of a Moscow room is 4.6 million rubles. Moreover, we are talking not only about the city center, where those same old communal apartments have been preserved (maybe even in the most beautiful pre-revolutionary apartment buildings). There are plenty of offers everywhere, and there are especially many of them in the Southern Administrative District, North-Eastern Administrative District and Northern Administrative District.

“This format of housing is among the most affordable, but the rooms can hardly be called highly sought-after and marketable objects – that’s why they usually accumulate on display. However, this year the increase is noticeably less. For comparison: in January–April 2023, the supply of rooms increased by 59.7%,” notes Dmitry Taganov, a representative of one of the largest real estate agencies. According to him, today the number of applications for the purchase of rooms has increased by 15% compared to a year ago.

Natalia Borzenkova, who works with real estate in the Mitino and Krylatskoye districts, also agrees with her colleague. She is inclined to explain the rise in interest in rooms with the rise in mortgage prices and the decrease in the solvency of the population.

“It is also important to take into account the number of rooms for sale, and the number of their main competitor – small studios. There are now few studios on the secondary market of old Moscow, and often these are apartments or shares converted into studios that do not have their own cadastral number. This supports the demand for rooms. Now, within the borders of old Moscow, but not within walking distance of the metro, you can buy a room with an area of ​​12 square meters. meters in the budget of 3 million rubles. As for the center, the owners are asking for 6-7 million rubles. for a room of about 15 sq. meters,” says Borzenkova.

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