We build a house for sale how much you can earn. Is it worth building a house in a crisis? Building a new house - if there is no hurry

Building your own home is a responsible and costly business. If the budget is very limited, but you really want your square meters, many begin to save on everything: they use used materials, cheap building mixtures, hire builders at the most modest prices, despite their experience, or decide to build with their own hands. But is such savings so beneficial?

First, a project is needed for a competent and durable construction. It will show the amount of work and the necessary materials, the communication scheme, problem points of the plan, the correspondence of your idea to real possibilities. If you have not been involved in such design before and are generally not familiar with construction, it is unlikely that you will be able to master a competent document without involving specialists. The services are not free, so you won't be able to save money here.

Secondly, you need to make an estimate. As a rule, construction on its own takes more than one season; in conditions of an unstable economy and constant price changes, it is rather difficult to accurately calculate the final amount. You can only roughly estimate the costs for the next few months, but will you pull the construction to the end? If not, is it even worth starting a deliberately "dead" project and investing in long-term construction.

Thirdly, you need to independently calculate the volume of building materials and buy them. In most cases, the purchase takes place in small batches as the business progresses, and this is not profitable either in terms of prices or delivery. In addition, there is a risk of delaying the process, because there is no guarantee that with the next order, the entire volume of materials will be in the warehouse and will go to you at the same price.

Fourthly, you need to competently prepare the site, pour the foundation, calculating the load. Bring communications. Start building walls and, most importantly, devote a lot of time to it. Agree, in a couple of hands, progress will be slow. From the point of view of time costs, building yourself is not profitable. In addition, you will have to hire special equipment, if not for construction, then for engineering work, the rent of which together with the staff also costs money.

However, if you hire cheap labor, it is unlikely that artisanal craftsmen will be able to guarantee a high-quality and timely result. As a rule, in such cases there is no place for contractual relations, which means there are neither exact deadlines nor responsibility of the parties. At any time, contractors can disappear for another order, and they will need constant monitoring. Needless to say, there is a risk in terms of the quality of work, strength and reliability of the facility.

Yes, you will save on payment for services, but will you get the desired result? As you know, redoing is even more expensive than starting from scratch. In terms of the organization of the process, the literacy and timeliness of its implementation, the purchase of materials, their delivery and the final financial benefit, it is much more efficient to entrust the construction to specialists.

The Porablok company is ready to implement your construction project from start to finish on optimal conditions. We are engaged not only in the sale of high-quality aerated concrete and related building materials, but also provide a full range of construction services. Our staff employs specialists who will prepare design, estimate, technical documentation; carry out construction and engineering work of any complexity. We organize free delivery of materials to the construction site from our own warehouse. We also undertake all finishing work and improvement of the territory.

At the same time, we keep affordable prices for our services and goods, and we formalize all relationships with customers in a formal contract and provide regular reports.

The construction of low-rise houses for sale a few years ago was a fairly profitable business with low risks and fairly good profitability. Cottage settlements around large cities and regional centers arose one after another. Small construction companies did not go to waste, because the difference between the price per 1 square meter of finished housing and what was invested in the construction of buildings (margin) was quite high, and the "entry" into the business did not require so many resources.

Now the situation has changed. It can be said with regret that the construction of low-rise houses for sale is not a very suitable line of work for entering commerce. Even if the entrepreneur has good start-up capital, it will be difficult to start building.

Big commerce auctions

Each house starts with the land on which it will be built. And it is at this stage that novice businessmen, who have already come up with plans in their minds about the cottage settlements they have built, will be first disappointed.

Free land for individual housing construction (individual housing construction) is almost always a municipal asset (owned by the mayor's office or the regional administration), which the authorities are trying to sell or lease on the most favorable terms for themselves. How does this happen:

1. The urban planning plan, which is in every large settlement, reserves plots for such a development in advance. As a rule, the document is updated once every five years.
2. An auction or tender is announced for the right to develop the site. What might the authorities "want"? Always an impressive amount of money. Even in the provinces, this amount sometimes exceeds 100 million rubles for two to three dozen hectares. And the site in most cases will not be your property. Rent only.

Cash is not all that officials from the property administration of a city, territory or region may want. The practice of recent years shows that the contract stipulates the construction of "all the necessary infrastructure." This is, attention: kindergartens for a certain number of places, a polyclinic or FAP, intra-quarter roads, utilities - electricity, water, sewage, gas, if provided for by the development plan. Even one project for the development of such a territory costs a lot of money.

The authorities' logic is clear. Providing infrastructure for new districts is the responsibility of municipalities, but the latter have no money. So they are looking for extra-budgetary funding sources. Failure to comply with these terms of the contract threatens with the loss of lease rights even if the plots already have houses in a high degree of readiness.

Another common condition of tenders for the development of new territories is the requirements for the developer itself. This can be a business reputation (already existing experience in the implementation of such projects), the amount of the authorized capital, the availability of certified specialists and a million more conditions. You can find the announcement of such an auction yourself on the federal government procurement website or its regional analogue. We assure you that a lot will become clear to you.

So, despite the fact that the Ministry of Construction claims that low-rise construction is suitable for small and medium-sized businesses, practice demonstrates the opposite. The creation of complexes is a large business with large incomes, and the path for beginners there is still not available.

But do not be discouraged. You can try a different, smaller business model.

Private sector, dilapidated houses

The most realistic way that will allow you to test your experience in the construction industry and earn funds for the implementation of large projects is to buy dilapidated houses in the private sector of your city, demolish this housing and erect new modern houses in its place.

This is not to say that this is an easy path - in this field you can face many difficulties. They are waiting at the stage of buying a plot with a dilapidated house, developing a project and approving it in the administration, connecting to engineering networks. Be prepared to need a qualified lawyer to take over this bureaucratic part. It is important to note that a lot of time will pass from the purchase of a dilapidated house to the start of construction of new low-rise housing - from several months to a year or more. This means that money will be invested, and nothing in return. We need a solid financial reserve.

We will not describe the construction process itself, as well as calculate the amount of investments. The cost and technology for the construction of a brick and frame house differ dramatically. But you will also have to include these investments in the estimate.

After completing the work, you need to legitimize the "fruit" of your efforts in the regulatory authorities. We will not touch on this topic at all, since it is very extensive and worthy of a whole series of articles. Delegate these issues to your hiring specialist already mentioned.

Only after all the documents are ready, you can start selling, and here everything depends on the market. During the construction period, prices for this kind of real estate may rise or, on the contrary, fall somewhat. The purchasing power (and hence the activity) of the client is to increase or, conversely, decrease. This is a risk, and you need to be prepared for it.

But we can reassure you a little: according to experts, since the legislative approval of private property in Russia in the post-Soviet period, real estate has been and is one of the most reliable means of capital investment and has practically not collapsed in price. Therefore, the asset will be sold without fail, sooner or later.

Advantages and disadvantages

We summarize the disadvantages of building houses for sale as the main type of business:

• A large amount of initial investment and investment in the work.
• Long payback period of the project - 2-3 years.
• Complicated procedure for obtaining a building permit and commissioning a facility.
• Risks related to the state of the real estate market and the purchasing power of clients.

Key benefits of building homes for sale:

• An opportunity to gain experience and business reputation and try your hand at large projects for the development of the territory in the future.
• Obtaining a reliable and liquid asset.
• Low risks of loss of invested funds (provided that the construction was carried out in compliance with all legal norms).

Entrance from the other side

If, after all, the thirst for business, and specifically the need to build houses, moves you forward, start simple. Difficulties and pitfalls are needed in order to overcome them, otherwise you are not an entrepreneur. A construction company that does not sell, but builds houses for specific clients according to their projects on their sites, is much less risky. There is no need to invest in land or dilapidated housing, interact with officials, rent a house after completion of construction. This is the client's own headache.

A job well done will build a reputation and, importantly, provide capital to move to the next level. In addition, the company will "build muscle" in the form of the necessary production facilities (equipment, tools and special equipment), a team of specialists - from technologists and foremen to reliable and professional teams of workers. At this stage, it will be possible to acquire connections in administrations, architectural departments and regulatory bodies, which will allow to more effectively solve many issues related to construction. And it's worth a lot.

In the opinion of experts, such an entry into the business is acceptable for start-up entrepreneurs who want to join the construction industry and eventually become major players. And we are in complete solidarity with them.

Remember that the road to a big goal consists of many small steps. Go for it. Who knows, maybe a small construction company established today will become a major player in the industry in a few years and will build not only cottage settlements in the suburbs, but also residential high-rise blocks in regional centers.

Today, in the Moscow region, houses for sale are being erected by hundreds, if not thousands of private developers.

There are no reliable statistics on "individuals", but there is reason to believe that the volumes of this market are large. “In terms of volume, the market for cottages from private developers is comparable to the market for cottage settlements,” says Zhanna Shcherbakova, director of the suburban real estate department at Miel-Real Estate. If so, then the total annual turnover of this market segment can be estimated at billions of dollars.

The phenomenon is large-scale, but nothing is known about private developers.

In contrast to the developers of cottage communities, "individuals" are much smaller as players.

They do not strive to create brands, do not have PR and advertising budgets. Moreover, they avoid all publicity. Of the ten private developers we found, only a third went to contact, and only one of them did not hide his name.

At the same time, "individuals" are a very serious force. A couple of years ago, a large development structure did not buy a good land plot north of Moscow for the construction of a village. “Mr. N works there, he has connections with the administration, the best land, a lot of started projects,” the company explained. "We will not compete with him."

“I know private developers with an excellent reputation in narrow circles who build 20-25 houses a year,” says Zhanna Shcherbakova. - In some segments, the share of “individuals” is large. For example, there are no large tracts of building land on Rublevka, which means that it is of little interest to large players. But small land plots for two or four houses are enough for private developers. "

100 thousand - and welcome!

On paper, the developer's project looks very simple: “bought land - failed communications - built a house - sold”. Moreover, Rublevka is not the only place where private developers build houses. They successfully operate in all segments - from the most elite to the economy class.

The minimum entrance ticket to the private development market today is estimated at about $ 100,000.

To meet this budget, you can buy 6-8 acres in a garden partnership (30-40 thousand dollars), bring communications (in a cheap version - 10-20 thousand dollars) and build a house with an area of \u200b\u200bjust over 100 square meters for fifty thousand from foam blocks or inexpensive sandwich panels. Such a cottage without finishing can be sold, if the place is more or less decent, for 150 thousand dollars.

Far from Moscow, a new economy-class cottage can be purchased from a private developer for 80-100 thousand dollars.

In general, there is a huge deficit in the economy segment, and any sane offer immediately finds a buyer. In the zone of the fortieth kilometer from Moscow, one of the private developers has recently carried out the following project. The plot of 15 acres was divided into two, and a neat wooden cottage was built on each. The houses were quickly sold for $ 250,000 each.

And here is an example from another segment. A small plot with pine trees with an area of \u200b\u200b8 acres in a guarded village between Rublevskoye and Novorizhskoye highways cost the developer $ 250,000. Connecting communications and building a house (350 sq. M.) - more than 300 thousand.

A turnkey finished home is on sale today for about $ 1 million.

An entrance ticket to the development market in the zone of maximum glamor - on Rublevka - also costs at least 1 million. But ready-made houses here start from 2 million dollars.

None of the private developers are planning a profit of less than 40%. “In the economy class, the profitability of successful projects can reach 100%, in the elite segment in exceptional cases it reaches 200–300%,” says Tatyana Zvonareva, CEO of Victory Group. - At the same time, the risks and exposure time in the expensive segment are also higher. While cheap properties usually take three to four months, expensive ones can wait a year or a year and a half for their buyer. "

Serious financial investments in the purchase of land and subsequent construction restrain many potential developers, forcing them to work in the economy class segment. Today, to finance projects, "individuals" most often use their own funds or attract partners. “I could build a settlement now, but this requires at least $ 10 million,” says developer Andrey. - Due to the lack of equity capital, I build only two or three houses a year. There are no such options for project financing yet. To attract a bank loan, you need to mortgage real estate. But they won't give money for a cottage under construction ”.

Cottages versus villages Most private developers are focused on mass demand: no frills, simple and high quality.

Usually, in the first projects, a certain model of an ideal house is worked out, and then the found solution (facades, layouts, equipment) is replicated. Some individual developers formulate their credo so clearly that developers of cottage settlements could envy them. “I only build chalet-style cottages,” shares the secrets of his craftsmanship, Kirill, a developer with ten years of experience. - All my projects necessarily have bathrooms with windows, large bedrooms with dressing rooms, full-length French windows, high ceilings, heated floors, a garage for two cars, a fireplace. Recently I have been installing an electric drive on the gate: it costs only a thousand dollars, and the gate that opens from the key fob has a magical effect on the buyer. "

There are no general rules for the development of country houses. The concept is defined by the location, size and shape of the site, and its surroundings. At the same time, the developer must have a strategic understanding of the market.

“One of the key qualities of a private developer is the ability to really assess the possibilities of a site and understand what will be in demand at this place,” says Tatiana Zvonareva. There is always the temptation to build a bigger house and position it in a higher class than it should be. For example, in some rublevskaya village on a plot of seven acres to build a palace that "should go for millions just because it is Rublyovka." It is necessary to know well the consumer sentiment, to guess the market trends: the land is bought today, but the finished house will have to be sold in a year. For example, if you go too far with its size, you can fall into the category of illiquid assets. You also need to get to the point with a host of other details - layout, architectural style, level of decoration, and so on. And the tastes of buyers change quickly enough, for example, classic mansions with columns, a porch and porticoes are no longer delightful. “Despite the great demand for cottages, there are a lot of ill-conceived and therefore unsold things on the market,” said one of the developers.

Competition with cottage communities is one of the hidden springs of the development of the home market from private developers.

Today, cottages from individuals are on average 30–40% cheaper than their counterparts in villages, and this is appreciated by buyers. The economy of private traders and village developers is also somewhat different. Individuals have a much shorter project implementation period (a year versus two or four) and often lower the cost price: the developers of the settlements are forced to spend a lot of money on building the trunk networks.

However, the market is changing, and the difference in prices over time plays an ever smaller role: buyers are actively turning towards centralized settlements. “Villages crush private traders. The future, undoubtedly, belongs to the settlements with a single concept, security, maintenance service, common infrastructure: buyers want comfort and safety. Everyone wants to live in a civilized way, ”says developer Andrey, who, by the way, bought a house in a centralized village.

“My only unsuccessful experience in building a cottage was associated with a chaotic building like Shanghai, albeit located on Rublevka, in a prestigious place,” says one of the developers. - There I hardly returned the money spent. Now I will build either in cottage settlements where land is sold without a contract, or in old-fashioned places. In villages, “fields” and “shanghai” I don't have a foot anymore! "

Typology of developers

Communication with realtors and developers made it possible to identify several groups of private developers with different strategies in the market.

"Local monopolists"specialize in construction in a specific area or even in one locality. They often choose old forest places such as Malakhovka, Aprelevka or Nemchinovka. Usually they live in the same place and therefore are well oriented in this limited space, knowing the preferences of local buyers. The locals are the first to know about all the plots for sale and often buy them cheaper than the market.

"Those who built for themselves" initially they build a house for themselves, and then it turns out that for some reason it does not suit them. Or the decision to sell is made because it is more profitable to buy another plot of land with the proceeds and build a new house there. As a result, the money earmarked for their own housing begins to be transferred from project to project at a profit.

There is "Close to the administration" proxies of officials on whom newly withdrawn land plots are registered.

A part of such a land plot is usually sold out right away in order to use the proceeds to build communications and start building houses on the remaining plots. But “free” corrupts - usually it affects the quality of construction and the thoughtfulness of the concept as a whole. Part of the land allotment sometimes remains undeveloped for a long time: officials do not get their hands on their share.

"Builders"come from technology, owning, for example, wood production. They have a streamlined technological process and decent quality, but they are often built on not the most successful sites, since they do not have direct access to the ground.

Perhaps the most interesting category of developers is "White collars".

These are top managers of large Moscow companies developing their own development projects in the Moscow region. Their strong point is the availability of financial resources and a good knowledge of customer needs. It is enough for them to simply build "as for themselves", and people of their circle will definitely appreciate it. These are the most creative developers striving not only to make money, but also to realize themselves.

One of these developers, while skiing in Europe, fell in love with the Alpine style and was one of the first to build chalet cottages in the Moscow region. Another is keen on new technologies: “There are a lot of new products constantly appearing in construction, and I want to try them out. For example, the use of ventilated facades allows them to be made even in winter, which significantly reduces the construction time. It is the same with high-speed wall painting technologies: it is more expensive, but saves time. Having won a few months, you can significantly improve the financial performance of the project! "

A place under the sun

It seems that building cottages for sale is a lucrative and uncomplicated business. The first thought when you get to know him: "I can do that too." Profitability? Very high. Administrative barriers? Practically no: I bought land - and build. Compared to projects in the city, where approvals take three years, this is heaven. Special knowledge? Also, it seems not necessary: \u200b\u200bin construction, as in football, everyone understands.

But not everything is so simple. The newcomer will inevitably face a number of problems that experienced developers have already solved.

One of the main risks of this business is construction. Hiring a construction company drastically reduces the profitability of the project, so mostly teams are hired that cost at least thirty percent less. But in this case, the risks increase, as well as the costs of time and effort to control the quality of construction and costs. “The success of the project largely depends on whether you have a superintendent whom you can trust,” the developer Sergei is sure. - Until I found such a person. Anything happened: they ran away with money, and had to break what was built. "

Even with "his" foreman, the developer must visit his construction site at least twice a week. For people living and working in Moscow, this is a serious burden. “The finishing stage takes up a lot of time,” says Dmitry. - I buy all finishing materials, equipment, plumbing myself. In addition, during the finishing work, a lot of questions arise that are better to be solved by yourself: after all, builders will do not as best, but as it is more convenient for them. As a result, weekends and two or three mornings during the working week are devoted to the construction site.

“A newcomer on his first project will buy building materials in the markets and in stores, overpaying at least twenty percent,” says Kirill. - And I have established contacts with factories and large wholesalers, where I have discounts. Brick, for example, is brought directly to me from Belarus. "

And finally, one of the main difficulties in private construction is associated with finding the "right" land plot.

The choice in the secondary market is great, but upon closer inspection, it turns out that most of the sites are unsuitable for commercial construction. “I have been looking for a plot for my first project for almost two and a half years,” complains the “young” developer Dmitry. - Somewhere there were incomplete documents, somewhere there were difficulties with the summing up of communications. And also an unfortunate shape of the site, an insufficiently interesting place, an unfavorable neighborhood, a difficult entrance and much more. "

“Plots are often remarkable in terms of a mass of factors, but they have, as we say, 'hidden mines' that cannot be neutralized later,” says another builder. - So, recently I liked a site in a beautiful meadow near Istra. It was going to a deal, but then through acquaintances I learned that in this place people have not been able to build for five years. It turned out that the local authorities live in the neighboring cottage community, who do not want to “spoil the view”. They torpedo any construction attempts ”.

Experienced developers know the ins and outs of many plots and, as a rule, have access to promising land.

The peculiarity of the present moment lies in the fact that recently, small land plots in the Moscow region have risen sharply - over the year by at least 30–40%. As a result, today it is very difficult to find a plot suitable in terms of price-quality ratio. One experienced developer even put off new projects for a while: "Everything is getting so expensive, and I still don't understand the new economy and what needs to be built in it." So if earlier, in a fast-growing market, only serious mistakes could prevent a private developer from making a good profit, now it is not so easy for new players to enter the market. All the more so if we take into account the increasing pressure from the cottage settlements.

Your home is a blue and, at times, a pipe dream of many families. And nobody needs to explain in detail why the pipe is unrealizable. Everything rests on only one thing - money. What a tricky substance! It seems to be in the hands already, but you look - they are not. Well, there is no way to save up the required amount! The average citizen will have to save up to forty years, if not more, for a house. And I really want a house, my own house! What to do? After all, you can't collect the entire amount to buy a finished house at once ?!

There is only one way out - to build a house with your own hands. Indeed, this is a great way to save money. Suppose you have collected a certain amount. It is not enough to buy a house, but it seems that it has already been saved up for building materials. Then it's time to take action. We will analyze step by step all the necessary actions.

The first step is, of course, design and estimate documentation. Not everyone has sufficient knowledge to draw up a project and calculate an estimate. This is the business of specialists, and you should not save here. A miscalculated project can even lead to disaster. The project should be certified by the relevant authorities at the construction site. Then we carry out geodetic works. This is again a matter for specialists, we cannot cope on our own. Then you should carry out communications and be sure to fence off the construction site.

Now you can start building. The main part of the start-up phase is the foundation. Can you fill it yourself? If not, then specialists will be needed again. Do you record your expenses? This must be done. By the way, no financial calculations will be absolutely accurate. Spend more than you planned to start building anyway. Inflation, be it wrong! Given this, do not start construction with money, as they say, end-to-end. A small stock (or even better, a large one!) Should be. It should be remembered that the foundation must "settle", and this process will take 3-4 months. The best option for Russia is to fill the foundation in the fall, but it is better to start building in the spring. Of course, you don't have to bother and, if time is running out, then the foundation can not be filled in the usual way, but use the pile-screw version. It is easier to assemble, there is no need to wait for it to "settle" and, contrary to popular belief, is not at all more expensive.

With the foundation sorted out, it's time to raise the walls. The main question is - what are we going to build from? Brick house? The cost of bricks fluctuates depending on the region and quality. Taking a very cheap brick means knowingly miscalculating. Painfully he is short-lived! An expensive brick will last a long time, but the price bites!

You can replace ordinary brick with aerated concrete. It is done quite simply, the ingredients are inexpensive, which means that the price of aerated concrete is much lower. In addition, you do not need a lot of cement and sand, because these plates are placed on a special glue, which includes cement. And this glue leaves much less, and it is easier to work with it.

What else is the benefit? The fact that the size of aerated concrete slabs is larger and wider than ordinary bricks. This significantly speeds up the masonry process, and the walls, in the literal sense of the word, grow right before our eyes. Working together, you can raise a two-level house in a week. In this sense, cinder blocks are also beneficial.

Many people like wooden houses. Such a house from a bar also costs less than a brick one, however, not everyone knows how to work with wood. These are the houses that are built the fastest. Pile-screw foundation, we raise the walls from the timber. For this we use a beam with a section of 15 by 15 cm. It is not very expensive, and is quite affordable for most of our citizens.

Now we need to tackle the roof and floor. Insulation, rafters, shingles, window and doorways, ceiling and floor - all this, too, few can do. Again, you will have to call for help from specialists or experts from among friends. This, by the way, is a great saving item. Friends will not ask for a lot of money for their work, and even help with advice. For example, they will tell you that it is more profitable to use mineral wool for insulation, because it is cheaper.

Actually, all work on the construction of the house has been completed. Finishing and interior design is carried out as money becomes available. But this is not so important, because the house is already standing. Many of my friends built their houses with their own hands. They look different. There are also artsy buildings decorated with different turrets and bay windows. There are simple rectangles with no frills. But one thing unites them - the love with which these houses were built. So build, gentlemen, and do not be afraid of difficulties!