Many people in recent months They buy real estate to invest money for the purpose of further sale. This type of business, like real estate resale, is not suitable for everyone. Firstly, considerable initial investment is required. Secondly, there is a danger of becoming a victim of an unscrupulous business scheme, or simply fraud. Large sums of money always attract scammers. Both of these circumstances lead to natural doubts, because the risk is quite high. How to protect your money as much as possible? According to experts, only preliminary study of the business, down to the nuances, will help a novice self-taught realtor minimize the degree of risk and ensure a good, and most importantly, stable income.

There are different ways to organize an apartment resale business. There are several most common methods that are popular among real estate businessmen. In order to consider each of them in detail and not miss important details, we decided to turn to one of the authoritative sources on the modern Russian real estate market, Artur Mikhailovich Yakushev, General Director.

Arthur Mikhailovich, it is widely believed that you can make great money on the resale of apartments in new buildings. They say that buying an apartment at the very beginning of construction, when builders literally start digging a foundation pit, can bring from 200 to 300 percent profit. Is it so?

Buying an apartment at this stage of construction is associated with the best price and some risk. The fact is that even a seemingly almost finished house can wait for quite a long time to connect communications to it and actually put it into operation. This may happen for various reasons, but the fact remains: the numbers you mentioned are out of the question until the facility is fully ready. This is the risk. But even at a stage far from commissioning, the apartment can be sold, but it is unlikely that it will be possible to make a profit in the desired amount.

So, with new buildings it is clear: the maximum profit is at the settlement stage, and until then anything can happen. What can be said about the acquisition of so-called secondary housing?

You can buy an inexpensive apartment without renovation, equip it, make cosmetic (or major) repairs and sell it at a profit. Of course, the cash costs for its purchase will be much greater than for the purchase of an apartment in a building under construction. At the same time, it is better to do repairs in the purchased apartment on your own. Today there are a lot of building materials that are relatively inexpensive and have good performance characteristics. Having spent completely a small amount money, you can make high-quality cosmetic repairs in your apartment without resorting to the help of specialists, whose payment will take almost all the profit you dreamed of. To do this, it is not necessary to have professional skills or great physical strength, and an ordinary woman can cope with this kind of work. Thus, you can save quite a lot and, accordingly, make good money. Yes, this is a lot of work, but it is guaranteed to pay off.

- What else can you use to make more money from selling an apartment?

Many people, due to some circumstances, need to urgently sell their apartment. Due to the urgency, they usually put the apartment up for sale at a fairly low price. If you skillfully ask for a discount, perhaps sellers will give it to you. They will not bargain over small things, because they need to get money as quickly as possible. After successfully purchasing an apartment, all that remains is to put it up for sale at a price that suits you. The main thing is not to let yourself be drawn into the excitement and not to lose a sense of reality when preparing for a transaction: it is on the desire for a quick profit that scammers catch their luck, involving buyers in a fast pace and forcing them to make a mistake.

- Can you advise novice realtors to work with rooms in communal apartments?

This method of acquiring real estate consists of the stage-by-stage purchase of individual rooms located in communal apartment, which, as a rule, has a fairly large area. The cost of all individual rooms you purchase will be much lower than the price of one multi-room apartment.

If, moreover, this communal apartment is located in a prestigious area, its resale value will be even higher. Thus, by purchasing several separate rooms in a communal apartment and making cosmetic repairs to them, you can sell a large apartment very profitably.

It is necessary, however, to take into account that purchasing individual rooms in a communal apartment will require a long time to complete the entire package of documents for each room. In the process of purchasing rooms, unforeseen difficulties may arise, so it is better to carry out such a business with the involvement of professional lawyers and realtors, which also costs money.

- What should you consider first of all when starting to resell apartments?

For those entering the business of reselling apartments, I recommend that you first purchase only liquid apartments - one-room or two-room apartments. An apartment with more rooms costs much more, and there are significantly fewer real buyers.

When running such a business, you need to have patience and understand that delays in apartment sales occur frequently. Sometimes you have to wait a fairly long period of time for an acceptable deal for the purchase and sale of an apartment - from several months to several years.

Don’t forget about the cost of realtor and lawyer services. Even if you lose about 4%-6% of your profit, you will protect yourself from possible deception by dishonest sellers or - which also happens! - buyers. Qualified assistance when selling or buying an apartment is never superfluous even for experienced market participants.

If a situation arises where you have to wait a long time for the sale of the purchased apartment, you can always rent it out for both long-term and short-term rent. Tenants should be warned and a condition should be written into the contract that when the apartment is actually sold, they will have to vacate it. An apartment rented out will not be a dead weight, but will bring in real money, compensating for lost profits from funds “frozen” while waiting for a deal.

- We thank Artur Mikhailovich Yakushev, General Director of the Horizon Development Group of Companies, for detailed answers and recommendations.

We consider it useful to remind you that the resale of apartments is a very specific, complex and risky business. Study the experience of specialists, delve into all the details, use the support of professionals, and make informed decisions.
Happy sales!

People buy quite a lot of apartments in new buildings for subsequent resale. The scheme is well known: you buy housing at the excavation stage, sell it when it’s ready, and its price rises along with the floors. There is one more subtlety - proper finishing can also increase the value of real estate.

Of course, a lot depends on the status of the apartment itself. In an elite apartment, for example, there is no point in making renovations at all; it will not affect the liquidity and cost of housing in any way, since the new owner will probably change its appearance “to suit himself.” Buyers of luxury goods, as a rule, are exclusive-oriented, so they prefer to do the finishing themselves, involving specialized design agencies in cooperation. But in the “economy” and “business” segments, renovations can really be a good investment.

Eat general rules, which need to be followed so that the renovation works for the apartment for future use. “The most important thing is to do the work efficiently and decorate the interior neutrally in order to meet the tastes of the maximum number of potential buyers,” warns Maria Litinetskaya, CEO Metrium Group company.

What repairs are not needed?

So, finishing. Here it is important not to overdo it, to stick to the golden mean. It is best to focus on the classic style. The renovation should become a universal basis for furniture and decor, so the best solution is light, smooth walls (without any flowers, stucco moldings or paintings). You should not make an exclusive finish, as this may narrow the circle of potential clients. Forget about overly bright decorative elements, overly catchy colors and interior details, and design experiments. Neutral brown, white and beige shades are also acceptable, as they go well with different types of furniture.

For the floor, be it parquet or laminate, it is also better to choose a natural tone without elaborate mosaics, herringbone and similar delights. You can use wallpaper for painting with a thick non-woven base, as it has a light reinforcing effect. This is a valuable quality, since the house will continue to shrink for a couple of years. In addition, it will not be difficult to change the interior if you are tired of the previous color, and children can draw on such walls without fear.

“Overly creative decisions by the owners can reduce the value of real estate and significantly hinder the sale,” assures Irina Dobrokhotova, Chairman of the Board of Directors of Best-Novostroy. For example, in no case should you do redevelopment with demolition load-bearing walls or partitions (especially on the first floors), as well as transfer wet areas. Even if, in a roundabout way, it was possible to get approval from the BTI for a dubious layout, in the event of any emergency (be it a flood in a neighbor’s apartment or a collapse of walls), all approvals are canceled and declared illegal. Of course, no buyer will agree to such an encumbrance.

What is better not to save on?

Even with a modest budget, you can turn an apartment into comfortable housing if you show imagination and ingenuity. Use little tricks - for example, for rooms with low-quality walls, choose thick wallpaper with hot textured embossing, which will hide possible defects. Stretch ceilings are also great for masking construction errors. And you can do without such troublesome and labor-intensive work as puttying and installation of self-leveling floors.

The apartment will look more expensive if you install high-quality doors and equip the toilet rooms with high-quality plumbing fixtures. At the same time, excesses in the form of gold-plated faucets are completely unnecessary. But real estate buyers, as a rule, pay attention to the presence of heated floors, utilities, a TV antenna, water and air filters in the premises.

How much can you earn

And here’s another thing that’s important to know: it’s better not to start repairs at all if you don’t have enough money for it. Realtors say that showing buyers premises where renovations have been suspended reduces the chances of a sale several times. It would be better to sell it without trimming at all.

But if you do inexpensive repairs correctly, there is a chance not only to cover the costs, but also to make good money. In economy class, according to Metrium Group, a one-room Moscow apartment with finishing can be sold for 0.5–1 million rubles. more expensive than similar housing without finishing. Specialists from Best-Novostroy confirm: with proper repairs, you can count on an increase in the price of the apartment by an average of 20%.

Many wealthy Russians have recently been actively buying residential real estate for investing money for the purpose of further resale. It is widely believed that you can make good money by buying an apartment during the construction stage and selling it when the house is completed and put into operation.

They say that buying an apartment at the excavation stage, i.e. when a construction organization just starts constructing a project, it can bring about 200 percent profit.

In fact, it's not that simple. This type of business has its own specifics, so it is not suitable for everyone. Firstly, to purchase even the most budget real estate, you need a serious initial investment of funds. Secondly, no one is safe from meeting with unscrupulous developers, or simply swindlers.

Moreover, even a seemingly almost completely completed house may wait several years for connection to communications and actual commissioning. Therefore, only a detailed preliminary study of the real estate market and all its pitfalls will minimize risks and ensure good earnings.

Several ways to organize a business resale of apartments

You can make money on the resale of apartments without dealing with new buildings, because there is also a secondary market. Let us give as an example several of the most common business schemes that allow you to make a profit on the secondary market:

1. We buy a “killed” apartment, we do inexpensive cosmetic repairs and sell them at a profit. In this case, the cash costs for purchasing an apartment will be significantly higher than for purchasing an apartment during the construction stage, but the risks are minimized. The main thing is to rationally approach the issue of arrangement.

Today, the market offers a lot of inexpensive building materials that have good performance characteristics. By spending a small amount of money, you can get an apartment with high-quality cosmetic renovations, which will quickly find its buyer. In this way you can earn up to 15-20% of the original cost of housing.

2. Urgent purchase of apartments. Often, due to some circumstances, owners urgently need to sell their apartment. In this case, in order to speed up the sales process, they offer the property at a price 10-15% lower than the market average. After a successful transaction, all that remains is to put the apartment up for leisurely sale at an adequate price.

3. Rooms in communal apartments. This scheme consists of a phased purchase of individual rooms located in the same communal apartment. The cost of all purchased individual rooms will be approximately 20% lower than the cost of the entire apartment. The most difficult thing here is to come to an agreement with all homeowners, which is not always possible.

Which apartments should I buy for resale?

For beginners just entering the apartment resale business, experts recommend that they first purchase only liquid apartments, that is, those that can be quickly sold. Today these are one-room or two-room apartments middle price category.

An apartment with a large area is more expensive, and there will be significantly fewer real buyers for it.

If the apartment is not for sale

You need to understand that an apartment is not a loaf of bread, so it is extremely rare that you can sell it in a matter of days. Sometimes you have to wait several months for an acceptable deal.

So that the apartment does not hang as a dead weight, but makes a profit, it can be rented out, warning the tenants that when a real buyer is found, they will have to vacate the living space.

According to the Kommersant publication, the housing market continues to decline in 2017, especially the primary segment of luxury real estate, which lost 20% of its value in the spring alone.

The secondary market is falling a little slower.

However, all those who are familiar with economic trends are beginning to buy housing at bargain prices. Why? — Because everyone expects economic growth to begin at the end of 2017.

Buy when it's cheap - sell when it's high. So, it's time to think about it.

Briefly about the relevance of housing transactions

Taking into account the constant decline in prices in the housing sector, both primary and secondary, an article on how to make money on real estate does not seem entirely appropriate. But this is only at first glance.

The real estate market is indeed volatile, but is showing some signs of recovery.

So, in general, it continued to fall, but the business class housing market surprisingly grew by 30%. The price of retail real estate and office centers is also rising (though only in Moscow).

But since this is a completely different weight category of business, then consider the segment commercial real estate We won’t – few people can afford it.

Also, we will not dwell in great detail on the secondary land market, since it not only collapsed, but became practically hopeless (with the exception of some regions).

The fact is that agricultural land and in urban areas are sold at bargain prices by the state at auctions, and therefore demand on the secondary market is not very high - why overpay?

Hostel- This is a slightly ennobled lodging for those who cannot afford a regular hotel. Lately they have become very popular among students.

The essence of such income comes down to the fact that a multi-room apartment is furnished with beds on two or even three floors, and then they rent out not rooms, but beds.

Such a place is usually very cheap, but a lot of guests can be packed into one room like sprat in a tin can, which will provide a good profitability, which can even exceed the income of traditional hoteliers.

So, if you put 5-6 people in one room, you can get up to 1000 rubles per day.

In the case of some public events, for example, a football championship or the Olympics, profitability can rise to 1000 rubles per hour, but such opportunities are extremely rare, although some investors are already looking at cheap apartments for hostels for the next world football championship.

PS. True, there is a nuance here - according to the law, such mass settlements can officially only be done in non-residential buildings - this requires special commercial real estate.

However, if you have a desire to earn money and the opportunity to do so, then why not try?

A scheme using rental and sublease agreements allows you to rent out housing to many people at once on an hourly basis - which means it will be the same hostel.

Of the main disadvantages One can mention the rapid wear and tear of apartment renovations and the need for constant cleaning, which, however, is compensated by good incomes for residents of large cities or for making money on real estate near train stations.

Renting a room in an apartment works in a similar way, only it is not a bed that is rented, but a room or an entire apartment. Unlike traditional apartment rentals, such real estate must have commercial status, and bypassing these restrictions as with a hostel will be very problematic.

How to make money on non-residential real estate?

For the article to be complete, it is necessary to at least briefly mention the rental of non-residential real estate, such as garages, parking space and boxing.

Becoming a millionaire by renting (especially subletting) such premises is problematic, but additional income I haven't bothered anyone yet.

Suppose you have a box or garage in a cooperative, or maybe just an extra parking space that you do not intend to use. Let's say you had two cars, but during the crisis you sold the second one, and now the place is empty.

You can also buy a garage or even several specifically for your income needs.

A full-fledged garage in 2017 prices costs about 300,000 rubles. If, then it will be up to 200,000 rubles. Its rent will cost 4 - 6,000 rubles per month.

Pay off like this " investment portfolio"will be quite long, but do not forget about inflation and devaluation.

Over the past 10 years, the ruble has depreciated greatly, and rental prices have increased. That is, it makes sense to do this not so much as income, but to preserve your capital in the future. After all, the garage can be sold if something happens.

Besides, in rural areas various barns and technical buildings, greenhouses, etc., can be rented out in the same way as garages.

How to make money in real estate without starting capital?

All the secrets of creation passive income revealed in the video:

So how to make money on real estate in Russia in 2017?

In short, very carefully and with great care.

However, after the 2015 crisis, the situation began to improve, which means it’s time to think about how to make money on real estate– residential or commercial is no longer so important.

As we said, you need to buy when prices fall (as now), and sell when they rise, which, according to forecasts, will happen as early as the fourth quarter of 2017.

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People who saved their ruble savings in 2014 through the purchase of real estate will soon receive an unpleasant surprise - tax innovations that will take effect in 2016. From January 1, it will be possible to sell an apartment without paying taxes only after five years (instead of three, as now). This is pushing many investors to actively go into cash now - selling their investment square meters through the assignment of rights. Managing partner of the Moscow real estate agency Dream Realty Nadezhda Telesh discusses the acquisition of such apartments

Today, the most risk-free and interesting from the point of view of medium-term (three to five years) investment is the purchase of apartments in a new building from private investors.

And there are several reasons for this:

1) the apartment rental business has dropped significantly, and considering the purchase of finished secondary real estate from this point of view is not very advisable. Judge for yourself: payback period of more than 20 years, service costs and hassle with tenants, taking into account reduced rental rates, lead to the fact that the property becomes more of a liability than an asset;

2) taking into account the fact that a significant volume of new buildings is frozen or shifted in time, investments at any stage from the foundation pit to the installation of communications in the medium term represent an increased risk and the freezing of their investments for an indefinite period. In this case, we are considering options at the excavation stage and unfinished construction.

In this regard, if we are not considering the option of solving a personal housing problem, but are relying on the investment attractiveness of the property, we recommend giving preference to secondary real estate in new buildings sold by private investors.

Reason #1: price. The price of apartments in new buildings today differs by 5-10% from the price of the developer himself. And the price for private investors is lower due to the fact that they are not tied to credit obligations and a sales plan; they are ready to fix their profits, which usually range from 50% to 70% of the initial investment.

When purchasing such objects, it is not at all necessary to invest in repairs (especially taking into account the new prices pegged to the euro and dollar).

In addition, the seller is interested in withdrawing his money without waiting for changes in tax legislation, which will come into force in 2016 and will tie the calculation of the tax base to the cadastral value of the property. And the five-year wait tax deduction clearly not included in the investor’s plans.

Reason No. 2: lack of legal risks. The presence of freshly received property and keys in hand, as well as the high probability of the absence of rights of third parties to the object (which in any case should be checked) are conclusive evidence of the legal purity of the object.

The objects we are considering in three years in the same condition, namely “in concrete,” will bring their owner a profit of about 30-40%, which is at least 10% per annum. This option is ideal for a conservative investor who is ready to make a reasonable profit without incurring virtually any risks.

In any case, before buying anything, you need to analyze the growth prospects of the area, the quality of construction, the possibility of a metro, infrastructure, parking problems and several other factors, the negative consequences of the presence or absence of which can negate the entire purchase.

Nadezhda Telesh specially for RBC Real Estate