Tag Archives: industrial land market

State of industrial-use land market in the capital

“State of industrial-use land market in the capital” (“Sostoyanie rynka zemli promyshlennogo ispolzovaniya v stolitse”), Russian Real Estate, 23 June 2010.  23 July 2010 http://www.1rre.ru/news/doc/40071/.

Less than 500 hectares of Moscow suburban (less than 15 km outside of MKAD) lands zoned for industrial use are being sold this year, which is half as much as before the crisis.  A large portion of the lands in the 10-15 km zone had been sold before the crisis: they were often bought to be resold, and were always taken as collateral for loans.  Before the crisis, about 10% (100 ha) of the land area on the market would have been purchased, though this year, that figure could go as high as 60% (300 ha), as capital-holding investors will purchase the land to sell it after the crisis is over.  The most attractive plots are those on which it will be easy to begin construction, or otherwise are already built-up (i.e. business parks).  Moderate price increases are forecasted.  The average cost for 100 m2 of land (usually purchased in 2.5-5.0 ha plots) 15 kilometers from the MKAD is $6,000-7,000; before the crisis, land was sold in plots larger than 5 hectares for at least $20,000 per m2.

Also: “Amount of transacted land on industrial market will rise to 300 hectares,” Commercial Real Estate, 22 June 2010. 26 July 2010 http://www.cre.ru/rus/archivnews/0/0/14568/.  Analysts of Management Company “Absolute Management” predict that sales of lands located in the 30-kilometer zone from the MKAD could rise to 300 hectares this year. Before the crisis, 500 hectares were annually put up on the market; this number decreased to 100 during the crisis.

Industrial parks

Koshcheyev, Sergey. “Ravil Muratov: Why dirty Moscow? Why don’t you build here?” (“Ravil Muratov: Zachem zagryaznyat’ Moskvu, luchshe davayte stroit’ u nas”), BiznesOnline, 3 June 2010. 22 July 2010 http://www.business-gazeta.ru/article/25010/16/.

Article discusses different regions’ systems of industrial parks: Moscow Oblast doesn’t invest a kopek in them, but leaves their construction up to investors; Leningradskaya and Kaluzhskaya Oblasts rent land with infrastructures; and Tatarstan offers ready-to-operate facilities.  This can serve to lessen concerns of entrepreneurs that new niches in markets will disappear before necessary capital is gathered to begin production: this way, the government takes on the obstacles of land registration and re-zoning, often a two-year process.  In Moscow, however, the returns on industrial parks in 2009 reached 5 trillion rubles.  Both the Republic of Tatarstan and Moscow Oblasts have programs for bargain mortgages on residential spaces in these parks.

GUZR calls for restructuring of permanent use

Panteleev, Aleksey.  “GUZR [Head administration of land resources] calls for restructuring of permanent use” (“GUZR prizyvaet pereoformit’ ‘bessrochku’”), Kommercheskie Vesti, 2 June 2010. 15 July 2010 http://kvnews.ru/archive/2010/jur21(947)/farm/14198/.

Update on restructuring of permanent (perpetual) use lands: 30% of Omsk enterprises [mostly small industrial enterprises] hold lands under permanent use.  Adds that in Omskaya Oblast until January 1, 2012, enterprises using land on which they own facilities, equipment, etc. can buy-out the land at a rate of 2.5% of its Cadastral value.  After that date, fines of 20 to 100 thousands rubles can be imposed, though at the federal level, considerations are being made to tighten these measures.

Also: “Perpetual use coming to an end.” Russian Real Estate, 9 August 2010. 16 July 2010 http://www.1rre.ru/news/doc/35747/.  On publication date, 80% of Omsk Oblast’s permanent (perpetual) users had been either been restructured as proprietors or renters, according to the GUZR of Omsk.

News of the Week

“News of the Week,” Ekspert Volga 38 (153), 5 October 2009.  30 June 2010 http://www.expert.ru/printissues/volga/2009/38/news_week/.

The Republic of Tatarstan’s Gossovet deputies proposed an amendment to the RF Land Code that would allow seizures of land, the owners of which have not paid their land taxes or put the land to use in the last three years. The proceeds from these lands’ auctions (minus transaction costs) would be used as compensation for the previous proprietors, from whom the land was seized. “The measures put forth by the deputies, indubitably, could enliven the land market and shrink the number of ineffectively used lands.”

In Volgograd, municipality will cooperate with industrial enterprises in buying out land plots

“In Volgograd, municipality will cooperate with industrial enterprises in buying out land plots” (“V Volgograde munitsipalitet okazhet sodeystvie promyshlennym predpriyatiyam v vykupe zemel’nykh uchastkov”), Zem.ru, 28 September 2009.  26 July 2010 http://www.zem.ru/all/825/.

The state of land reform in Volgograd.  The Volgograd municipality is offering a discount price on land buy-outs, if purchased by enterprises before the end of 2009; the relative stability of land tax rates, as opposed to more in-flux lease payments, is another incentive to buy out, the article adds.  The city administration is encouraging full privatization of land since land taxes on private land help fill the city budget.  The 400 hectares of federal land, on which 15 large industrial enterprises are currently situated, currently add some 123 million rubles to the city coffers annually; if reformulated as rents from the federal government, the city will lose these monies.  Committee on land resources chairperson Irina Anisimova is pleased that 80 new enterprise land privatizations in 2008 were added to the total 290 privatized industrial land plots, though she realizes this momentum must be sustained.  Although city administration affirms its readiness to cooperate with enterprises in quickly formulating buy-out documents, disparities between Cadastral appraisal prices and market prices are sure to fuel disagreements over buy-out prices.

Land taxes increase 50 times over

“Land taxes increase 50 times over” (“Zemel’niy nalog podorozhaet v 50 raz”), Agentstvo “Kadastrovie Novosti”, 11 September 2009. Federal Cadastre Agency for Real Estate, Media Materials: 14 July 2010 http://r41.kadastr.ru/news/media/1059085/.

Reporting on land tax raises as a result of new Cadastral evaluations.  Land values in Samarskaya Oblast are up 40-60%, in Rostovskaya Oblast they have increased 5 times over, and in Smolensk Oblast they are up 47.7 times.  Rosnedvizhimost’ officers say that tax rates have not yet been adjusted to new market conditions coming after a peak in the land market in late 2007/early 2008.  A managing partner of Miller Samuell Real-Group says these taxes “will simply kill any proprietor and will place a cross on the back of any business.”  In Smolenskaya Oblast, values of land plots under industrial enterprises have increased 47 times, which specialists say will harm production costs, productivity of local industry, profits, and competitiveness.

Problems for other enterprises and administrative bodies have arisen: in Moscow, City Hall is threatening terminating developers’ contracts for residential construction on some 5 million square meters of land that Rosreyester is refusing to register.  The Moscow Oblast Forestry Management has gone against federal recommendations in completing some of its recent land transactions; similar forestry land-use scandals have taken place in Petersburg and Leningradskaya Oblast, as well.

Note: Recent (in action since January 2010) changes to the land tax code are outlined at http://taxpravo.ru/analitika/statya-71574-popravki_po_regionalnyim_i_mestnyim_nalogam_v_2010_godu.

Russians buy up lands, look to Kashir

“Russians buy up lands, look to Kashir” (“Rossiyane skupayut zemli po Kashirskomu napravleniyu”). Finam.info, 1 July 2009.  22 July 2010 http://finam.info/news/article2028000001/default.asp.

Update on land market demand structure.  Pre-crisis levels of speculation have dropped off, especially by manufacturers, retailers, logistical operations, developers, etc., which now prefer the system of renting built-to-suit land plots.  From 2008 to 2009, a decrease (5-10 ha to 3-5 ha) in the average and median size of land plots sought by individuals has been observed, which can be explained by an increase in small-scale private projects, and the aforementioned decrease in speculation.

Profit spot: Land races

Terent’yev, Ilya. “Profitable spot: Land races” (“Dokhodnoe mesto: zemel’nye gonki”), Vedomosti 199 (1973), 22 October 2007.  23 July 2010 http://www.vedomosti.ru/newspaper/article.shtml?2007/10/22/134777.

Informative cataloguing of recent changes to the land market of the region up to 30 kilometers outside the Moscow ring road (MKAD), as a need for infrastructure to support growing numbers of suburban dwellers attracts commercial and industrial land buyers.

In the demand structure of the Moscow suburban land market, pre-crisis buying-up of land by speculators for cottage (individual house) construction has been replaced with developers and investors buying land zoned for industrial use, intending to launch manufacturing and building infrastructure; large retail firms and foreign logistic operators are especially active.  Since the completion of new residential complexes and houses, prices on industrially-zoned lands have gone up in anticipation of developers’ seizing on the opportunity to cater to new suburban residents: 50 kilometers from the MKAD, industry land costs $9000 per 100m2, and 10 kilometers from the MKAD, it can be $30,000 to $35,000 per 100m2.  These prices seem to scare foreign companies the least, as they often invest in these land with long-term plans in mind.  Competition among supermarkets and commercial chains (Auchan, Perekrëstok, IKEA, etc.) is expected to increase.

Side note: French chain Auchan purchases the land used under its supermarkets.  Although standard Auchan stores are 12,000-14,000 m2, the most recently opened Russian store in Petersburg was 9,000.  In Petersburg, Auchon representatives say the opening of new branches is in question due to the lack of desirable land available for purchase.  Additionally, the company has begun to experiment with different formats for new garden and bargain supermarket chains across Russia, the sizes of which range from 3,000 to 5,000-7,000 m2 (see http://www.bn.ru/articles/2009/10/14/49745.html and http://realty.lenta.ru/news/2009/12/11/raduga/).

Administration has little reason to block the increased purchases of land, as the population increase in the Moscow suburbs strains financial resources on the region budget for developing infrastructure.  However, difficulties remain in the process of land acquisition.  In the opinion of one commercial real estate specialist, those companies that have already successfully bought land in the region have less difficulty in obtaining more land for their enterprises than others; they have the necessary experience, and presumably, the capital and credit, to purchase non-agricultural land and to apply for the land’s rezoning as industrial land, taking on the risk that this back-door purchase strategy might not work.  However, forecasters speculate that landlords will next year see and fill the empty hole in the supply-side of the market. Accordingly, it seems administration will be less inclined to fulfill rezoning requests of this sort, and that prices will continue to grow.  Swiss cosmetics company Oriflame decided to buy a 40-hectare plot in an under-construction industrial park for 175 million euro, though investors expect a quick profit turnover once the factory begins work in 2013 (http://rus.ruvr.ru/2010/02/27/4878971.html).

“Many proprietors simply hold back their land, waiting until it becomes more expensive (i.e. private landowners holding property rights to 5-10 plots in the most in-demand areas of Moscow Oblast).  This way, a tacit agreement about the regulation of the market is in effect: a limited quantity of land goes up for sale in order to not saturate the market and to preserve the deficit of liquid land.”  In some cases, it is necessary to be personal acquaintances with sellers: “Sales [in these regions] carry a political character.”

Also: “Industrial lands towards Kiev Highway get expensive,” Arendator.ru: Commercial Real-Estate, 23 April 2008.  26 July 2010 http://www.arendator.ru/articles/1/art/21122/.  The 30-40% growth rate of land prices along the Kiev Highway outside of Moscow went up to 58% between 2007 and 2008.

Note: This falling of prices is an interesting fulfillment of a favor, with which the RSPP came to Medvedev in 2005, asking to lower prices for industrial land (Kommersant, 46.3130, http://www.kommersant.ru/doc-y.aspx?DocsID=555248).  It is conceivable that the barriers to land purchases (i.e. “political character,” etc.) are now what should be dealt with.