Photo: iStockphoto.com/tvorec-xtra
St. Petersburg and its suburbs remain among the most popular in Russia among home buyers in the primary market — so, from January to May 2024, according to St. Petersburg Real Estate, the volume of sales in the primary market reached 35.1 thousand transactions. Both in the city and in the Leningrad region, developers are developing new territories for construction. Novosaratovka and Novosergievka, Bugry, Yanino, Lagolovo and Vsevolozhsk in the Leningrad region, as well as Kamenka, alluvium and scattered sites on Vasilyevsky Island, Pushkinsky district and Kronstadt in St. Petersburg are waiting for active development.
According to the St. Petersburg Real Estate Consulting Center (Setl Group), the prospective land bank of developers in St. Petersburg and the Leningrad Region is about 40 million square meters. m of future housing. “These are primarily territories in the Vsevolozhsky and Lomonosov districts of the region,” says Olga Trosheva, director of the St. Petersburg Real Estate Consulting Center (Setl Group). — And in the Northern Capital, these are zones in Primorsky, Vasileostrovsky, Vyborg and other districts. If we talk about the short term, about 1.5 million square meters are being prepared to enter the market. m of living space from various developers. The largest projects are expected in the Frunzensky district — on Fuchika and Sofiyskaya Streets, in the Pushkin district new residential complexes in Shushary and on the territory of the Uritsky Pavilion will be on sale, in Lomonosovsky — in Kutuzi and Housewarming.”
Regional expectations
According to Natalia Kukushkina, Head of the Product and Analytics Department of the CDU Group,Today, the authorities of the Leningrad region are more interested in building new housing than the city authorities. And therefore, the development of residential buildings here goes in several directions at once. Among them, for example, the Hills, Novosaratovka, Yanino and more remote locations such as Lagolovo and Vsevolozhsk. Such a flow of supply from the city to the region is understandable, since mortgage conditions are becoming tougher, the price gap between the city and the region is increasing, and this affects demand. The average price per square meter in St. Petersburg today is 250 thousand rubles, in the Leningrad region — 150 thousand rubles. This is a significant difference. And some of the buyers considering apartments in new buildings are increasingly choosing projects in the region.
Dmitry Efremov, Head of the Department of Product Management and Marketing Research at Glavstroy St. Petersburg,I am sure that the shortage of land in St. Petersburg actually forces developers to pay closer attention to the Leningrad region. According to Glavstroy-Saint Petersburg, in January-March of this year, one of the major developers acquired 47 hectares in the Anninsky urban settlement in the Lomonosov district of the region.
“We see development prospects for several locations in the suburbs of St. Petersburg,” confirms Vladimir Shmakov, head of the development Department of the Aquilon Group. — For example, we are building a residential complex in Yanino, next to the exit to the Ring Road and with the planned construction of the metro station of the same name. The peculiarity of this location is that a beautiful place, Koltush Heights, is located in the “bicycle accessibility”. Another promising location is Novosergievka. Here we recently purchased a plot for the construction of a 9-storey comfort class project. A landscaped Okkerville River embankment will be created along the residential complex for walking and recreation. The site is located next to the exit to the ring road, not far from Mega Dybenko. In the future, an interchange with the high—speed latitudinal highway – VSD is planned.”
— Now in the St. Petersburg agglomeration market, of course, there is a flow of both demand and supply to the districts of the region closest to the city, — confirms Maria Orlova, Sales Director of A101 Group in St. Petersburg. — And in the future, this trend will only gain strength. If by the end of 2022 the share of the region in the total sales of the agglomeration was 31%, in 2023 it increased to 39%, and in the first quarter of 2024 — to 42%.
According to her, there are two main reasons: the difference in price and more favorable conditions in the field for the implementation of KRT projects. The average price per 1 sq. m. m in June in the comfort class in the city amounted to 241 thousand rubles, in the region this figure is significantly lower — 147 thousand rubles. At the same time, the quality of projects implemented in the region is often higher than analogues located inside the ring road — there are more spots in the Leningrad region for the implementation of new type projects with high-quality, multi-format residential buildings, a comfortable urban environment with 15-minute availability of all necessary services, and comprehensive landscaping.
If we talk about the directions, there are traditionally two of them: the eastern, that is, the Vsevolozhsky district and Vsevolozhsk itself, which is becoming one of the main growth points of the entire agglomeration, as well as the south — both in the direction of Pushkin and Pavlovsk, and towards Gatchina and Krasnoye Selo, Maria Orlova added. It is here that the main volumes of both residential and commercial, including industrial, real estate will be built in the coming years. Transport and educational infrastructure in the form of university campuses are also actively developing here, which will also become additional incentives for the development of the territory.
Industrial zones on the “stop”
The development of urban locations is also related to the position of the city administration on various issues. “The most popular areas remain those in which government representatives are interested in developing: for example, it is planned to build transport infrastructure, modernize engineering communications, restore cultural heritage sites and other events,” says Dmitry Efremov. “In turn, this attracts large investors and developers who see the potential and are also ready to invest and improve the territories.”
At the same time, a number of potential areas for housing development and construction are now frozen precisely because of the position of the city authorities. Natalia Kukushkina is sure that the issue of redevelopment in St. Petersburg can be considered postponed for the next few years. According to the recently adopted Master Plan for the Development of the city, industrial areas will not be converted into residential buildings, but should be transformed into modern industrial complexes. Thus, only areas where there is no longer any industry will be taken out for housing construction in the Northern capital.
The inability to transfer industrial land for housing construction significantly narrows the list of locations for development in St. Petersburg and in the future may affect the supply structure in the city. So, according to the St. Petersburg Real Estate Consulting Center, in recent years, every third purchase of housing in new buildings in the territory of inhabited areas of the city is a deal with an apartment in a redevelopment project. Thus, we will gradually return to the old days, when most of the housing in the city was built on the remote outskirts, and there were rare spot projects in inhabited areas.
According to Dmitry Efremov, in 2023, land was purchased in various districts in small lots — several hectares — for spot development. Developers are particularly interested in large-scale locations on Vasilievsky Island and, of course, in Kronstadt. This city is gradually coming to the fore: the authorities, investors, and representatives of the construction segment are interested in revealing its rich historical, cultural, and housing potential.
However, it is worth noting that, in general, in St. Petersburg, the number of land plots that are suitable for quarterly development and integrated development is an order of magnitude less than the number of developers who are ready to apply for construction on a particular territory. So competition among market players remains at a high level.
How to settle new lands
According to Olga Trosheva, indeed, the attention of large developers is more focused on large-scale projects on the outskirts or in the region, which will allow planning the economy for years ahead. Sometimes completely new lands are being developed, but increasingly these are territories that are adjacent to previously inhabited and inhabited residential complexes.
When one developer begins the development of new large territories where there used to be agricultural land, either in the city or in the region, at first people treat such places with some apprehension. The exception is the locations near the metro, such as, for example, Parnas and Murino — they are more trustworthy. But as soon as the first lines of houses and infrastructure appear in new locations, people’s fears disappear.
“There is no doubt that people are getting used to new locations and, as they develop, they are increasingly acquiring housing there,” says Natalia Kukushkina. — As an example, Novosaratovka, where the first houses were put into operation 1.5 years ago, can be cited. Now commercial infrastructure is actively developing there, public transport has begun to run, a kindergarten for 325 places will be commissioned by the end of 2024 — all this has a positive effect on the image of the new territory. Currently, three large developers are already working in Novosaratovka, which creates a synergistic effect, helping to develop a new location faster and form a cauldron of demand. Buyers perceive this as a guarantee of greater reliability than when there is only one company in a new location. It also allows people to choose among several projects, which further increases their interest in the new territory.”
Dmitry Efremov says that, according to the company’s research, about half of Glavstroy St. Petersburg’s clients lived in Primorsky or Vyborg districts before buying apartments in the company’s residential complexes. In other words, people do not just get used to a place, but they eventually develop routine and familiar processes that are comfortable for them.: work close to home, clear routes to important facilities for them — kindergarten, school, shops or a fitness center. And if the area as a whole is developing, expanding, improving, infrastructure is being created and modernized in it, then it is more likely that a person will change the old apartment to a new one in the same location.
Maria Orlova singled out the Lomonosov district of the Leningrad region among the “new” ones.
“By its location, by the level of development of transport infrastructure, by the presence of cultural, historical and natural attractions, as well as opportunities for the development of recreational infrastructure, it is one of the most attractive in the entire market of the St. Petersburg agglomeration,” she notes. — At the same time, the volume of housing construction here is not yet as large-scale as in the same Vsevolozhsky district or in the Pushkin direction.
According to her, this provides a number of significant advantages. Firstly, it is possible to plan in advance all the components of the organic development of territories: transport infrastructure, attracting business and creating jobs, social facilities, etc. Now such work is being carried out by the developer together with the governments of both subjects of the Federation. In addition, it provides additional opportunities for investments in both housing and commercial real estate — their value will increase as the entire southern part of the agglomeration develops.
Margarita Yaremenko, especially for
Photo: iStockphoto.com/tvorec-xtra
Источник: www.fontanka.ru
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