How to buy an apartment in a building for renovation in Moscow?

Is it possible to buy an apartment in a building for renovation?

Based on regional and federal regulations, it is allowed to buy apartments in such buildings.

Is it possible to buy a room?

Under the renovation program, room owners (shareholders) also receive new housing. Selling and buying a share in real estate is allowed on the same basis as a separate apartment.

Who buys apartments in five-story buildings?

Most often, buyers of housing included in the list of houses being resettled are citizens who want to make a profitable investment of their funds. As a result, they will be able to obtain more liquid and expensive real estate at a price below the market.

What are the risks?

1. By law, a program participant must sign an agreement with the Renovation Fund that they will be able to obtain ownership of new housing within several years. But if the Foundation is liquidated, then it will not be possible to become the legal owner. There are no prerequisites for this now, but if the economic situation changes, they may appear.
2. It will not be possible to sell the received apartment immediately, since it will not be transferred to ownership immediately. The registration process can take up to six months due to paperwork.
3. When selling an apartment purchased between 01/01/2016 and 12/31/2019, its owner must pay personal income tax if he sells it within 5 years. For apartments purchased before 2021 or after 2021, this period is 3 years. But there are separate conditions for the renovation program. The period of ownership of the new property also includes the period during which the previous housing in the Khrushchev-era building was owned. This makes resale easier, but you will have to wait a while after moving to avoid paying the 13% tax.
4. The schedule for the demolition of houses for renovation 2020-2025 has not yet been approved, so the exact time frame for obtaining a new apartment is unknown and may take 5-10 years. The third wave of resettlement will begin after the construction of new buildings on the site of the former five-story buildings, and for this they need to be completely resettled, demolished and the construction site prepared.
5. There is also a risk of mass development, real estate experts say. If three or four more high-rise buildings for commercial sales are built on the launch sites, along with a house for migrants, then the number of offers on the market will be inflated and prices will have to be reduced.
6. Finally, the object may be excluded from the program. An initiative group of residents can hold a meeting and arrange a re-vote. If more than 2/3 of the owners refuse to participate in the housing reform, then the previous decision can be appealed, and the house will be removed from the renovation list.

Is it worth buying an apartment for renovation in Moscow?

There is a sense in purchasing such housing:

• there is an opportunity to get a comfort class apartment in a modern house;
• it will legally meet all sanitary requirements and housing standards;
• the infrastructure in the area of ​​residence will improve;
• the price of the new home will in any case be more than what you paid for the old apartment.

Mortgage conditions for renovation

You can buy an apartment in a building on the renovation list using mortgage funds. This possibility is provided for by Federal Law No. 141 of July 1, 2017. Apartments in Khrushchev-era buildings, which are being prepared for demolition, can be bought and sold. Sberbank issues mortgage loans secured by such housing. There are no special conditions for borrowers.

Sberbank entered into a project agreement with the Renovation Fund. It is provided that the latter acts as one of the parties to contracts for the purchase, exchange or sale of housing. The following mortgage conditions are offered for renovation:

:

• Sberbank issues a loan at 10.5% to participants in all salary projects of the bank;
• other borrowers receive a mortgage at 10.8%;
• if you cannot prove your income, the rate will be 11.1% per year.

Important! Loans are issued for a period of 30 years and in an amount exceeding 300 thousand rubles. The down payment on the mortgage can be the living space transferred to the Fund.

The cost of apartments in five-story buildings for demolition

In such buildings, prices for apartments are usually higher than in similar buildings that are not intended to be demolished. In Moscow, the cost of one square in a Khrushchev-era building for demolition can vary from 145,000 to 303,000 rubles. This price is due to high demand and the number of people willing to invest in promising real estate. Compared to 2021, before the announcement of the launch of the second wave of renovation, the increase in prices for Khrushchev buildings amounted to 20%.

conducted a study and found that the number of investors purchasing apartments in the old building, which will be resettled under the renovation project, increased from 8.5% to 17%.

In February 2021, the real estate market offers the following prices for apartments in five-story buildings in the capital (according to the websites Tsian and Avito):

The cheapest option is a one-room apartment with an area of ​​27 square meters. m, located in the Troitsky Autonomous Okrug, 26 km from the Moscow Ring Road along the Kaluga Highway, in a 4-story brick building on the 1st floor. It is put up for sale for 3.8 million rubles.

The most expensive offer is a 4-room apartment of 128 square meters on the 4th floor of a 5-story brick building, which is located in the Donskoy district (Southern Administrative District) on Varshavskoe highway. The starting price is 19.9 million rubles, but may be increased in the near future.

Houses built under the renovation program

Comfortable renovation houses in which Muscovites plan to buy apartments undoubtedly differ in the quality of construction and finishing. They are under the control of the Moscow government. In total, more than 5 thousand such houses were included in the renovation program. Basically, program participants will receive new apartments in their districts and districts. Renovation at this stage is taking place in all districts of the capital. In recent months, Muscovites have grown in confidence in the resettlement program. The ongoing renovation has given people confidence in the possibility of replacing dilapidated housing with new and comfortable ones.

The demand for apartments in buildings that are subject to demolition has also increased. Thus, “Khrushchev” apartments have risen in price by 25% over the past year. Although such an acquisition can be called a risky investment. Not many people would like to move from a renovated apartment with a green courtyard to the upper floors of skyscrapers on a busy highway.

How to protect yourself when purchasing?

In order not to lose money in transactions with apartments for renovation, you need to take into account certain restrictions:

• check whether the owner has entered into an agreement to transfer his apartment to local authorities;
• find out whether or not an agreement to buy the apartment was drawn up;
• find out if there is a court decision to forcibly evict the owner (if he refused to move due to renovation and did not agree to monetary compensation);
• make sure that the property belongs to the owner by right of ownership (it may be on the balance sheet of the municipality, and the person lives under a social tenancy agreement);
• check whether there is an encumbrance placed on the housing (by a bank or court).

Rules for real estate transactions on the secondary market

When purchasing a secondary product, you need to consider the following details:

1. Check the owner’s passport and all documents for the apartment: whether it legally belongs to him.
2. Check everyone registered. To do this, you should request an extract from the house register. It is better to discharge minors before entering into a transaction.
3. Checks the technical passport of the object. Check it to see if there have been any redevelopments. If there were, then they must have permission.
4. Before concluding an agreement, you need to agree on the exact amount and method of transferring money and reflect this in the agreement.

To pay, the safest way is to use the services of a bank and rent a safe deposit box there through which the money will be transferred. Or another option is to open a letter of credit.

Do they provide mortgages for apartments for renovation?

To purchase real estate if you lack your own funds, you can take out a mortgage loan. In this case, the apartment will be registered as collateral. But banks prefer to invest in assets that can be easily sold if necessary. Therefore, if the housing is very old or the house is in disrepair, the bank will not accept it and will refuse a mortgage.

If real estate in Khrushchev was purchased with a mortgage, then according to Law No. 102-FZ “On Mortgages”, the terms of the mortgage loan should not change when relocating. Only the collateral will change – it will become a new apartment issued by the state. Re-registration occurs automatically.

Which banks will provide a mortgage in a renovated house?

You can get a loan from any bank; the determining factor is the property, not the structure. You can apply to:

• Sberbank;
• Gazprombank;
• Opening;
• VTB 24 and others.

Reference. The bank makes a mortgage decision not only depending on the condition of the apartment. The borrower must also meet all requirements set by the credit institution.

Sometimes you can find offers from some banks about preferential mortgages for renovation. In fact, this may turn out to be an advertising ploy: the person will either be refused or offered conditions that are not as favorable as those mentioned in the advertisement. Some lending programs have strict requirements regarding the year of construction or series of five-story buildings.

Sale of apartments in five-story buildings for renovation

When selling a home in a house that is included in the resettlement program, some legal nuances must be observed.

Is it possible to sell an apartment for demolition?

Only the owner can sell housing in a dilapidated building, setting the price for it himself. There is a condition - he must notify the buyer about the status of the house. Otherwise, the court may declare such a transaction invalid.

Important! It will not be possible to re-register an apartment if the owner has already signed an agreement to repossess the property, or there is an agreement with local authorities on the purchase of the property.

Why are these apartments being sold?

The deadline for providing a new living space is not always known exactly, and some people do not want to wait “by the sea for weather.” It may turn out that the housing issue needs to be resolved urgently, for example, when dividing property after a divorce. And sometimes people want to move to live in another district or city, then there is no point in waiting for resettlement. In such cases, selling an apartment is a good option for solving housing problems.

Where to find apartments for purchase, in houses for demolition?

The simple way is to buy “from the market”, go and haggle, maybe the price will be reduced a little, although the apartments are not readily and not bargained for at such prices. There is a second option, to buy such an apartment at a bankruptcy auction (there are no such apartments at municipal auctions!). How much will you save by buying an apartment at a bankruptcy auction, here is an example from the VK group “INVESTMENTS IN REAL ESTATE. bankruptcy auction"

Every week, the group publishes apartments at auction, some of them are located in buildings that are included in the renovation program. Here are some examples ( Fig 5,6,7 )

Fig 5 Fig 6 Fig 7

In Fig. 7 there is an apartment located in the Fili-Davydkovo area. This is a 2-room apartment with a total area of ​​43.7 sq.m., the starting price of this apartment is 6.2 million rubles. You can buy a similar one from the market for around 10 -13 million. rub.. Profitable? Join the group “INVESTMENTS IN REAL ESTATE. bankruptcy auctions”, subscribe to the group’s news, or don’t waste time and call 84955329925 and you will be the first to know about apartments in houses for demolition put up for sale at bankruptcy auctions.

How to buy an apartment in a renovated building?

It will not be possible to purchase an apartment in a building under construction. It is being built according to a state program, so the apartments in it are intended primarily for displaced people. The sale of vacant rooms will begin only after relocation and if there are unclaimed properties.

The easiest way is to buy real estate in a renovation building when new owners start selling them. Sale advertisements can be found on Avito or Cian. However, at the same time, prices will be higher than at the construction stage.

Another option is to try to buy a home for which no legal owner has been found under the program. In such a situation, unclaimed apartments are put up for auction. Information about such proposals is published on the website of the Renovation Fund fr.mos.ru.

Advice. We also need to think about new neighbors. If people from emergency housing are moving into this house, the contingent may not be the best.

Didn't find the answer to your question? Find out how to solve your problem - call and consult with a lawyer: 8 (Moscow and Moscow Region from 9:00 to 20:00) Consultations are provided within the program free of charge.

Where can you find information about the renovation program?

There are several sources from which you can obtain the necessary information about the renovation program.
Among them: — the official website of the Moscow Mayor;

— telephone number of the Moscow unified information service: +7 (495) 777-77-77;

— website of the Renovation Fund;

— website of the Complex of Urban Development Policy and Construction of the City of Moscow.

There is a separate project on mos.ru, where all information regarding the program is collected. Here you can find answers to most of your questions.

Residents of houses whose resettlement has already begun also contact resettlement information centers. They open on the day the resettlement begins.

We have collected answers to the questions that citizens ask most often.