Putin’s team is also trying to resolve this issue. Including a significant reduction in mortgage rates. But you can take out a loan for an apartment with a significant and, most importantly, official salary. And most enterprises still pay their employees in envelopes. It turns out to be a vicious circle.
And there is only one way out of this circle: rent. But there are a lot of problems here too. The rental price is steep. With an average family budget, for example, in Moscow, 120 thousand rubles, for renting a one-room apartment you have to pay 35 thousand + communal apartment 5 thousand = 1/3 of the total amount of the family.
In the regional town of the Kostroma region, salaries are more modest (on average 30 thousand for two), rent of a one-room apartment is 7 thousand per month plus utilities 3 thousand. We receive the same 1/3 of the budget.
Housing for rent with subsequent purchase
Recently I saw an advertisement in the newspaper: “I will rent out housing with subsequent purchase.” I've never heard of this. A lifelong housing rental agreement is different.
It became interesting: perhaps this option will become a solution to the country’s housing issues. And two questions at once:
First: why does the seller need to rent out and sell the apartment at the same time?
It is more interesting for the property owner to receive the entire amount. And suddenly such an announcement. If you carefully read the description of the apartment, the answer becomes obvious: the apartment is illiquid. Liquid housing can be sold quickly and profitably. Selling an illiquid apartment is a problem for the owner. He needs to significantly reduce the price in order to find a buyer or lure one with any preferences.
The liquidity of an object is influenced by many factors: transport accessibility, prestige of the area, condition of the house, floor.
The advertisement I found read: two-story house with wooden floors near the railway, first floor, gas water heater, apartment - vest. A whole bunch of negative characteristics.
There are many poorly selling properties on the residential market. Tiny kitchenettes, you can look into the windows of the first floor from the street, there is no balcony, you can see through the window a landfill, an apartment after a flood, the dilapidated state of the house, a busy highway under the windows or a railway, undeveloped infrastructure, a criminal area...
One or two points are enough for the apartment to be illiquid.
In the ad, all five factors were against the owner's interests. He could either reduce the price by half, or look for a buyer who does not have his own money, he will not be given a mortgage, and he is ready to live in this apartment and gradually buy it out.
It’s good when the seller understands everything about his apartment, he doesn’t have high expectations. It provides its tenants with the opportunity to live in an apartment, pay a monthly amount towards the agreed buyout and rent, which will be partially or fully taken into account in the final payment.
This scheme also works when purchasing luxury real estate. Luxury housing is so expensive that not everyone can afford it.
Currently, large investment companies are ready to sell apartments that are “not flying away” due to astronomical prices on a rental basis with subsequent purchase, but the term of such an agreement is no more than 15 years.
For example, it offers apartments with new furniture for rent with purchase that were not sold when moving into the house. The average rental price per month in the New Vatutinki area is 23,000 rubles. for a one-room apartment and 27,000 rubles. for a two-room apartment. Plus utilities.
For new Moscow, this is, of course, a little expensive. In “old” Moscow you can rent housing within the same limits.
The rent payment is offset against the purchase price of the apartment. When signing the contract, its cost for a year is agreed upon, then every year an additional agreement is signed on a new price, which will be equal to the market price at that time.
And so all 15 years.
Let us repeat, it is more interesting for the property owner to receive the entire amount. Therefore, there are few offers of this kind on the market.
And second: why does a buyer need to rent and buy an apartment at the same time? Who is this buyer?
For which buyer will this be relevant?
First of all, those who cannot immediately save a large sum for an apartment will not be given a mortgage due to the lack of an official salary, but they will be able to pay rent, live in this apartment and gradually buy it out.
Secondly, this option of renting illiquid housing with a simultaneous purchase is of interest to those who do not intend to live there now, but count on the fact that the dilapidated housing will sooner or later be demolished, and the residents will be provided with apartments in new buildings. We are not talking about those houses that are already in the demolition program. You can't buy apartments in such houses.
The Housing Code provides that after the government signs an act on the demolition of a house, the owner signs agreements on the seizure of his existing apartment and the provision of a new one in its place.
But if this house has not yet been included in the program, then you can take a risk. While the apartment is being rented and purchased, the time may come for this house to be demolished.
Thirdly, if the apartment is on the ground floor and it is possible to organize a separate entrance, businessmen or, for example, artists will be interested in it. Why not an option for a studio.
So far we have been talking about sellers and buyers who set off on their own in the sea of residential square meters. Let's see what the state has to offer.
Program “Housing in installments” from AHML
The Agency for Housing Mortgage Lending (House of the Russian Federation) has long and successfully implemented the “Housing in Installments” program. 100% of the shares of AHML belong to the Government of the Russian Federation, so the program is state-owned.
The algorithm of actions is simple:
- Fill out the application form. The form can be downloaded on the website.
- Appear in person to the AHML service agent with your passport, SNILS and Taxpayer Identification Number. A list of organizations that work with the agency is on the website. I will name the largest ones: Uralsib Bank, Otkritie Bank, GLOBEXBANK.
- Documents confirming your work activity and solvency (if possible).
“Rent-to-purchase” program from Dom. The Russian Federation does not require mandatory confirmation of official income and is issued without a down payment.
You need to understand that the terms of the loan, in the absence of evidence of solvency, will entail:
- high interest rate;
- the debt repayment period is no more than 15 years;
- the initial cost of the apartment is plus another 30% to account for the increase in price;
- the cost of installments is added to the purchase price of the apartment;
- an apartment is purchased either on the secondary market or from a construction organization after registration of rights to it. Cannot be purchased during construction;
- you cannot buy in a dilapidated house with a kitchen less than 6 meters;
- the area must be inhabited, with developed infrastructure;
- the object should not cost higher than the “ceiling” designated for this region. In the Moscow region the limit is up to 6 million, in Novosibirsk - 4 million.
House. The Russian Federation will purchase the apartment you like as its own. Immediately after signing the contract, you can move in and start paying fees, which will consist of 2 parts: part of the purchase price + installment fee. And, of course, utility bills. The installment amount is the amount of rent for a similar apartment on the housing market. It is fixed and remains unchanged throughout the entire period.
The re-registration of the apartment purchased under the program into your property will occur after full payment.
If the rental price rises in the market, you win; if it decreases, then you are out of luck. Early repayment is possible without penalties.
Under such conditions, it is good to have a down payment, and a larger one.
An example of calculating monthly payments under the Housing in Installments program
The young Petrov family looked at an apartment for 3 million rubles. and decided to purchase it in installments for a period of 15 years. They don't have money for a down payment.
Pay 46.9 thousand rubles monthly.
Of them:
- 21.6 thousand rubles. towards the purchase price of the apartment;
- 25.2 thousand rubles. installment fee (rent).
After 15 years, they will receive the right to an apartment for 8,442,000 rubles. Almost three times its price.
Another example ↓
The Ivanov family made the first payment in the amount of 500 thousand rubles, and will pay 39 thousand rubles monthly, of which:
- 18 thousand rubles. will go towards the ransom;
- 21 thousand rubles payment for installments.
In 15 years they will receive an apartment for 7,020,000 rubles.
You immediately remember with a kind word the mortgage!
Acquisition of property at auction or by pre-emptive right
The State Unitary Enterprise "City Property Management Center" sells real estate objects that are the property of the city of Moscow.
The list of apartments put up for auction can be viewed in the Residential Real Estate section or on the Moscow Investment Portal.
Thanks to electronic trading, the procedure for purchasing apartments is completely transparent, eliminates the possibility of speculation, and does not contain any hidden surcharges. The sale of apartments is carried out on the basis of the order of the Department of City Property of the City of Moscow
The initial (minimum) price of the contract is formed on the basis of an independent market assessment.
If an apartment is purchased with a mortgage, then during the application campaign it is necessary to obtain the bank’s consent to receive a mortgage.
The letter of credit is opened on the day the purchase and sale agreement is concluded. Only after state registration of the transfer of ownership and disclosure of the letter of credit, the buyer receives the keys to the apartment.
Apartments are sold through electronic trading on electronic trading platforms in real time.
List of electronic trading platforms - Roseltorg, Sberbank-AST, RTS-Tender.
Electronic trading is an open auction for the supply of goods and services, taking place online on the Internet. A special feature of the procedure is the transparency and control of the Federal Antimonopoly Service. This procedure is used for procurement by government agencies.
To participate in the auction, you must issue an Electronic Digital Signature (EDS) and accredit it on the Electronic Trading Platform (ETP)
There you can also find all announced tender procedures.
State Unitary Enterprise "TSUGI" provides advice on issues of obtaining an electronic signature, accreditation at the site, and filing an application.
After accreditation of the digital signature, a personal account is issued to which you must make a security deposit and then submit an application on the website of the electronic trading platform, attaching all the necessary documents.
Submission of the application is carried out within the time limits established by the notice of the auction.
If you win, the security deposit is returned.
In case of loss, the security payment is returned within 5 working days from the date of signing the purchase and sale agreement with the winner.
In case of not being allowed to participate in the auction, the security payment is returned within 5 working days from the date of signing the protocol for consideration of applications.
The security payment will be returned to auction participants within 5 working days:
- from the date of signing the protocol of the auction, with the exception of participants whose applications were assigned the first, second and third serial numbers;
- from the date of signing the purchase and sale agreement to the participants who are assigned the second and third serial numbers.
Any individual can take part in the auction. or legal a person who has an EDS (electronic digital signature). Unfortunately, there are no benefits when buying an apartment.
You can participate in the auction any number of times during the year.
Housing in installments from Housing Cooperatives
Another option for purchasing housing in installments is offered by Housing cooperatives. For example, the Best Way residential complex, operating throughout the country since 2014, offers its clients apartments from 0% to 2%. But the down payment at zero interest is 50% of the cost of the apartment. Maternity capital is accepted as a down payment. The installment period is only 10 years.
The Sidorov family, by investing the entire amount of maternity capital (453,026 rubles), can purchase an apartment in installments for 10 years worth 1,500,000 rubles. at 2% per annum. Every month, deposit the amount of 10,750 rubles. + utilities. The overpayment for 10 years will be 358,680 rubles. (calculation example taken from the company’s website).
Just as there is a buyer for every product, there is a potential owner for every apartment sold. You just need to look through and think through all the options offered by the housing market.
A support measure such as the purchase of apartments can help construction companies - Analytical Center DOM.RF
It is especially important to support developers who have not yet switched to project financing and will not be able to take advantage of the rate subsidy program for construction companies. According to Goldberg, the purchased apartments will subsequently be sold on the market, including under other preferential mortgage programs. Thus, the costs of implementing the program will be reimbursed, DOM.RF emphasizes.
Measures to support the construction industry are primarily aimed at large developers, but large businesses, as a rule, also attract small companies, so this will to some extent be support for them, says Alexander Moor, head of the All-Russian Center for National Construction Policy. It cannot be said that these measures will increase demand, he adds, but they will help maintain it at a certain level. Apartments purchased by the state can later be used to create a state fund of cheap rental housing; this possibility was previously discussed in DOM.RF, Moor points out.
The purchase of apartments by the state is a more effective measure than subsidizing mortgage rates, says Nadezhda Kosareva, president of the Institute of Urban Economics Foundation. “The state has huge obligations to preferential categories of citizens to provide them with housing; this, according to our estimates, is almost 4.5 million families, many of whom have been on a waiting list for housing for 20 or even 50 years. About 9 trillion rubles are needed for these purposes. If the state transferred the purchased apartments to those on the waiting list, the disabled, and orphans, this would be a parallel solution to the social problem,” she believes. Subsidizing rates, according to Kosareva, reduces the borrower’s payments slightly and will not be a decisive argument for obtaining a loan. Vice President of Ingrad Group of Companies Artem Bortnevsky, on the contrary, is confident that the rate reduction will reduce the borrower’s payments significantly - by 10 thousand rubles per month (for those purchasing a Moscow apartment on credit for 10 years), and this is a noticeable plus for buyers.
On April 22, the Ministry of Finance submitted to the government a draft resolution on preferential mortgage loans for apartments in new buildings at 6.5%. The program provides government subsidies to banks to reduce interest rates. It applies to loans issued from April 17 to November 1, 2021 under the following conditions: the rate for the entire loan term is limited to 6.5%, the down payment is at least 20%, the loan amount is no more than 3 million rubles in most regions and no more than 8 million rubles in Moscow, St. Petersburg, Moscow and Leningrad regions. A number of banks have already started accepting applications.
