19/11/2012

After the 2008 crisis, real estate on Rublyovka began to rapidly lose popularity, and many owners began to sell their houses and move abroad, according to a study by the consulting company Indriksons.

P According to the company, now every third house on Rublyovka is empty or put up for sale. At the same time, the demand for such objects is at an extremely low level; houses are practically not sold. Experts believe that the reason for the decline in Rublyovka’s popularity is the mass exodus of business and the political establishment from Russia.

“About 20% of the properties in the villages located on Rublevo-Uspenskoye Highway were purchased at one time for investment purposes,” says Igor Indriksons. “Today, the owners of this property are moving abroad for permanent residence.”

This trend goes in common with another trend - the massive dumping of investment apartments purchased before the 2008 crisis. The number of requests to the company for consulting from such persons increased significantly during 2012. Today, investors are seeking to sell these assets in order to invest the proceeds from the sale in the real estate markets of developed countries. According to the forecast of the consulting company Indriksons, in the next 5 years Rublyovka will lose its attractiveness even more - houses will depreciate the most, but luxury apartments will also lose their former prestige. The number of such objects will increase from 20 to 35%, reports lf.rbc.ru.

I can testify: Rublevka is indeed rapidly emptying. I lived there for a month in the summer and was amazed at the dramatic changes. Everyone who could have left did so. The inhabited cottage communities are warming up due to the staff left to look after them. And a particularly sad sight is unfinished real estate. Entire vast fields of ruins where trees begin to sprout .

The gentleman's set of the capital's billionaire includes an elevator in the house, a fur storage facility, an autonomous spa complex and, in fact, the residence itself on Rublevo-Uspenskoye Highway. We will try to figure out what is behind these multi-meter fences and what is remarkable about the mansions of the powerful.

Almost all of the most expensive houses on Rublyovka are on private sale. The majority of property owners do not want to advertise either their identity or, accordingly, their expected income, preferring to remain anonymous. Real estate on Rublevka can be sold for several years, and buyers are found, as they say, from among their own, that is, a narrow circle of similar millionaires.

Features of luxury real estate

Not everyone manages to attend a viewing of such residences, much less take a photo of not only the interior decoration, but even the exterior of the house. Elite realtors (and not only) carefully check those who want to look at real estate on Rublyovka, and the owners do not agree to show it to everyone, as well as sell it.

Such forethought is understandable: new residents are simply obliged to fit in with their neighborhood environment. And it does not consist of ordinary businessmen and showmen - it is entirely an elite. And the same elite houses on Rublyovka match them. Well, it’s probably unnecessary to talk about not just high, but sky-high prices for such real estate.

Nevertheless, we will try to identify the most expensive houses on Rublyovka, we will figure out why they are remarkable and where they are located. The financial part of the article is based on data from realtors and information from the popular and most “honest” media. Specific addresses, of course, are not disclosed, but finding out “what and how” for those suffering, even in elite, but still small villages, is not a problem.

Mayendorf Gardens (Barvikha) ≈ 4.2 billion rubles

The cost of the house on Rublyovka is estimated at more than 4 billion rubles. Considering the total area of ​​the estate is 2400 sq. m, - for one residential meter the seller asks almost 2 million rubles. In addition, the house comes with a rather large plot of 100 acres.

The most expensive house is located on Rublyovka, seven kilometers from the Moscow Ring Road. The estate has received the status of “Closed sale without a realtor”, and only those who are able to confirm their income and high social status can ask for viewing. Today the first directly depends on the second, so money will decide whether you will be allowed to see this mansion on Rublyovka.

A narrow circle of people knows about the sale of the estate, and information about neither the owner nor the intermediaries, if any, is disclosed. The house also doesn’t have a photo gallery as such, but for that kind of money you wouldn’t expect it to be less than a palace.

Another elite estate ≈ 4.1 billion rubles

Another estate of 2600 sq. meters, located next to the first participant in our list of the most expensive houses on Rublyovka. For one square meter of living space, the owner asks 1.5 million rubles. The plot, as in the first case, is 100 acres.

The house is on private sale, but with the involvement of a real estate company that deals exclusively with luxury real estate - Knight Frank. So there is some information about the estate. Inside there are 5 huge bedrooms, 7 bathrooms, several adjacent rooms, a swimming pool, a spa complex, an office, a reception hall, a library, a weapons room and a wine cellar.

For clients, not only the financial threshold for entering the show is strictly defined, but also a high social status in society.

Village "Landscape" ≈ 4 billion rubles

For one square meter of living space (2500 sq. m) of a mansion on Rublyovka, the owner wants to receive 1.5 million rubles. The house comes with a “standard” plot of 100 acres and other accompanying surroundings.

The estate, as in other cases, is on private sale. It is handled by venerable realtors from the Absolute Realty agency, who accompany transactions only with luxury real estate and have succeeded well in this matter.

Separately, it is worth noting the appearance of the estate. This is truly one of the most beautiful houses on Rublyovka: a classic design, designed by order of Italian architects. The names of the latter, for obvious reasons, are not disclosed.

The facade of the house is decorated with marble of exceptional quality and cut. On the negative floors there is a gym, a swimming pool, a shower room with a bathhouse, as well as utility rooms. On the ground floor of the building there are two luxurious living rooms, and above there are four bedrooms with separate bathrooms. Here you can also add an amazing garden, where the best experts in their field have done their best, and an abundance of pretty paths with statues along the perimeter.

Village "Gorki-2" / estate "Eurasia" ≈ 3.2 billion rubles

This is the largest house on our list both in terms of living space (10,000 sq. m.) and in terms of garden plot (almost 600 acres). For one square meter of the estate, the owner asks a little more than 300 thousand rubles.

In 2008, Forbes magazine estimated the cost of a house on Rublevka at almost 6 billion rubles, but to this day the price has almost halved. The sale of the estate was entrusted to the shoulders of an elite real estate agency - JQ Estate. There is no mention of any strict entry threshold, so for the bride it is enough to simply present a bank statement with a tidy sum in the account.

The estate itself is divided into several houses. The main building has an area of ​​3500 sq. m. meters, and the rest is a couple of guest houses and a room with a swimming pool. Around the latter there is a Turkish sauna, a gym and a small house for staff.

Village “Zhukovka 21” ≈ 2.8 billion rubles

This lovely, custom-built estate has a total living area of ​​2,100 sq. m. meters and a plot of 100 acres. It is valued by the eminent real estate company Knight Frank at almost 3 billion rubles. For one square meter of a house, the owner hopes to receive about 1.5 million rubles.

One of the notable characteristics of the estate is its two magnificent winter gardens, on which the best gardeners in the capital worked for several months. The rest of the set can be called standard for this type of property: a large living room, 3 bedrooms with separate bathrooms, a home theater, a spa complex, a swimming pool, a sauna, a gym and a weapons room.

Village "Gorki-2" ≈ 2.2 billion rubles

Another elite representative of the real estate of the Gorki-2 village with a far from small price tag. Compared to other respondents, this residence has a small living area of ​​1200 sq. m. m. For one meter, the owner asks almost 2 million rubles. The lack of living space is compensated by a good plot of 270 acres with the appropriate surroundings.

The residence was built according to an individual project in 2008. The perimeter of the house is decorated with high-quality clinker bricks, and in the surrounding area there is a very beautiful artificial pond, a tennis court and several fountains. The latter, by the way, can function in winter.

The house has a classic interior: a spa complex, a gym, a cinema, a sauna and a garage are located on the minus floor, and a living room, 4 bedrooms and an attic are on the other two. The residence is for sale with furniture, most of which was custom-made from noble wood. The interior also contains auction lots to emphasize the status of the owner. The sale of the house is handled by the luxury real estate agency JQ Estate.

The owners of expensive mansions on Rublevo-Uspenskoye Highway and New Riga began hastily getting rid of their real estate. Some experts argue that the situation will only get worse.

There is an opinion that the increase in supply on the secondary market in the area of ​​Rublevo-Uspenskoye Highway is associated, first of all, with the not very stable economic situation and sharp jumps in the exchange rate of the ruble against the euro and dollar. Economic uncertainty clearly worries owners of expensive mansions and cottages.

In addition, from January 1, 2015, a new real estate tax will be introduced, according to which it will be necessary to pay for housing based not on the inventory, but on the cadastral value of one meter.

The cadastral value is only 15-20 percent lower than the market value, so the amount of annual tax on luxury real estate will be impressive. This also adds to the anxiety of homeowners. “If previously they could afford to keep real estate in reserve, now they are thinking about the need to maintain such assets,” said Yulia Grosheva, director of the Kalinka Group’s country real estate department, about this.

If we look at the statistics, the number of offers for the sale of luxury country houses has recently increased by 20-30 percent compared to the same period last year. According to the Metrium Group company, about one thousand houses are currently for sale on the legendary and prestigious Rublyovka.

And this is quite a large number. By the way, the first wave of real estate sales on Rublevo-Uspenskoye Highway occurred during the peak of the financial crisis of 2008-2009, but then the situation calmed down and leveled off. And now sales have begun again. Some experts argue that most of the Rublev mansions currently sold on the secondary market are houses that were not sold during the first global financial crisis.

The cost of most mansions for sale exceeds $3 million. However, real estate prices are falling every month, and now at a very attractive price you can buy a high-quality luxury suburban property that was previously unattainable. Many homes are being offered at a 20 percent discount to the price they were at the beginning of March.

It is interesting that this fall there was no rush demand for real estate on Rublyovka. Although it was precisely at this time that in recent years there has been an increase in transactions for the purchase and sale of real estate. And this may be the most striking evidence of the crisis. There is another interesting figure - there are practically no transactions that would be more than $2 million; they can literally be counted on the fingers of one hand.

The crisis will end in about a year

And this cannot but upset owners of luxury real estate who have decided to sell their homes: not only are buyers not getting in line, but also a large tax is coming. And it’s not so important that the first payments for this very tax will have to be made only in the first half of 2016. Many homeowners prefer to prepare in advance and face the cadastral real estate tax in more modest apartments and houses.

However, not all experts agree that the crisis has covered Rublyovka for many years.

“The drop in interest in real estate on Rublevo-Uspenskoye Highway is a temporary phenomenon,” says the deputy Director of the real estate agency “Our City” Alexey Samolyuk.— Yes, some homeowners were a little scared by the upcoming payments of property taxes based on the cadastral value. They also scared away potential buyers who took a wait-and-see approach.

That is, now everyone is waiting to see what taxes will be assessed on houses and mansions at cadastral value. And, as soon as the situation becomes clearer, the housing market on Rublevo-Uspenskoye Highway will begin to slowly return to normal. But this will happen no earlier than the second half of 2015, when it becomes clear how much you have to pay for living space in 2016.

And to be completely honest, crying for the unfortunate residents of Rublyovka seems a little far-fetched to me. Even if you sell a house on this highway for 70-80 percent of its value, you can buy a couple of not the worst apartments in Moscow. And in this case there will be no problems with high property taxes. In general, my forecast is this: the housing market on Rublevo-Uspenskoye Highway will emerge from the current crisis sometime by October-November next year.”

Owners of luxury houses in the Moscow region began to exchange them for housing in the center of the capital

Photo: Igor" Lileev / Russian Look

Owners of expensive houses on Rublyovka and in other areas of the near Moscow region began to abandon suburban housing. Employees of several agencies for the sale of luxury real estate in the Moscow region told RBC Real Estate about this. According to realtors, major officials and businessmen are moving to Moscow, and they are trying to sell mansions outside the Moscow Ring Road. However, this does not always work out.

“Recently, we have noticed a trend of a significant proportion of buyers of expensive real estate moving from a country house to the capital,” said Elena Mamaeva, director of the city real estate sales department at the real estate company Blackwood. — A serious problem for owners of suburban housing is transport accessibility, which forces clients to reconsider their choice in favor of urban housing. The proximity of the house to the Moscow Ring Road is not of decisive importance: as you know, the main traffic jams form when entering Moscow.”

A similar trend was recorded at the Contact Real Estate agency. “The main similarity among similar cases concerns the reasons for the sale: severe traffic jams force customers to abandon long distances. All of them have had their fill of sad experiences, so when moving to the city they try to minimize their movements,” says Contact Real Estate Development Director Vyacheslav Antropov.

The main reason for changing housing is family situation. “These are mostly families with two or more children who were quite comfortable living in a cottage near Moscow until they reached school age,” explained Elena Mamaeva. “But children grow up, and priorities change: the main thing for parents is the availability of modern city schools and universities within walking distance, so they sell a country house and buy an apartment in the center of Moscow.” Reasons for sale also include divorce of spouses or family relocation abroad, said Dmitry Khalin, managing partner of the IntermarkSavills agency.

Where are they moving to?

The main point of attraction for recent residents of elite cottages in the region is the center of Moscow. Here priority is given to finished projects. The most popular area of ​​the Central Administrative District among buyers of expensive housing turned out to be Zamoskvorechye, according to estimates from the Contact Real Estate agency. Also, businessmen, officials and managers of state-owned companies are attracted by housing in Khamovniki, Ostozhenka, Plyushchikha and Yakimanka - the latter is especially in demand among officials due to its proximity to the Kremlin, realtors say. “The best option when changing a quiet country lifestyle to a noisy metropolis are small club houses and residences,” says Elena Mamaeva.

According to Contact Real Estate

Buyers of luxury real estate are attracted to urban areas with good infrastructure, since while living in a country cottage village, families get used to nearby fitness centers, beauty salons and other infrastructure facilities, said Vyacheslav Antropov. “The characteristics of the apartment should also not be inferior to a country house. For example, new housing could be a townhouse within the Central Administrative District or a large one-story area of ​​at least 250 square meters. m,” explained a representative of Contact Real Estate.

“For the majority of apartment buyers in the Central Administrative District, the area does not matter,” Blackwood believes. — In the structure of demand by area range, the most in demand are apartments in the range from 101 to 150 sq. m. m. According to our company, the most popular budget in the segment of elite urban housing over the past months remains the amount of $1-2 million.”

Mansions are sold at a discount

The main problem faced by sellers of luxury homes in the Moscow region is the impossibility of a quick and profitable sale, according to realtors interviewed by RBC Real Estate. “The volume of supply on the luxury real estate market in the Moscow region has increased by 20% compared to the fall of last year,” said Yulia Grosheva, director of the Kalinka Group’s country real estate department. — Homeowners are thinking about selling in order to optimize costs. A country house is difficult to maintain, and if it is a second or third home, then there is simply no need for it. Businesses suffer losses, many of them catastrophically. In order to pay off loans or meet other financial obligations, owners of country houses decide to part with them.”

Anton Pogorelsky

Rublyovka, as the center of homes of rich and famous Russians, is known far beyond the Moscow region. In the “roaring nineties” there was a lot going on there and it was set up dashingly - in full accordance with the troubled times. In the new century, the image of Rublyovka has changed, but even today it is distinguished by extreme eclecticism - there you can find both projects by the world's best architects and outright bad taste.

Who is there and for how long?
90% of the most expensive houses in the Moscow region are located on Rublyovka. According to a Knight Frank study conducted this summer, the majority of Rublyovka's population - 63% - are show business stars. But there are much fewer politicians, businessmen and representatives of the arts sector among the residents of Rublyovka - 23%, 12% and 2%, respectively.

And since representatives of the domestic elite prefer to invest money in a relatively limited area (the length of the Rublevo-Uspenskoye Highway is only 30 kilometers), the price of houses along the highway that thunders throughout the country, according to Penny Lane Realty, can reach up to $100 million. Basically, the average cost of an estate ranges from 1.5-3 million dollars.

However, calling the houses on Rublevka “estates” can only be done with a bit of irony - this word is traditionally associated with family nests built for many decades, and Rublevka houses, according to realtors, change owners quite often.

“In any place with a ringing, “dear” name, be it Zhukovka, Barvikha or Nikolina Gora, migration is quite large. The number of people who want to enter there is approximately equal to the number of people who want to leave there for one reason or another,” says the director of the country real estate department of Penny Lane Realty Dmitry Tsvetkov. He says that his company knows many examples when clients bought a house, lived in it for a while, then sold it and bought another one.

“25-30 percent of our buyers buy their next home after some time. The average interval between the first and second purchase is approximately three to five years. Now, at the end of 2011, we are actively “relocating” clients who entered into their first transactions in 2007 -2008. Secondary purchases are made more carefully and consciously and, as a rule, many find their ideal home, if not forever, then for eight to ten years for sure,” explains Tsvetkov.

Architecture-caricature
The architect of the Snou Project bureau, Grigory Solomin, who designed the buildings for Rublyovka, calls the area along the highway a kind of cultural and historical museum. At the same time, the exhibit in it is, according to Solomin, a kind of “architecture-caricature.”

The architect recalls that modern estates appeared here at the end of the 20th - beginning of the 21st centuries and divides the history of the development of Rublyovka into two stages.

“First - the “dashing nineties”. The owners of some houses built at that time were killed. These houses are glamorous, pretentious, but quite funny. Personally, I generally doubt that the architects sincerely put their work into them - it was as if they were deliberately ridiculing the wishes of the clients These are some kind of unreal castles, towers, an expression of the expressive imagination of the customers. Anyone who visits there will immediately understand everything,” notes Solomin.

Rublevka of the 21st century, according to him, generally retains the same image - “who can do what,” however, among the buildings built over the last decade there are also beautiful innovative projects. At the same time, if Rublyovsky clients of the 21st century decided to turn to architects to build a house according to an individual project, they looked for the most fashionable professionals with a name.

Thus, one of the dachas near Moscow was designed by the British architect, Pritzker Prize winner Zaha Hadid. However, this project was never implemented.

At the same time, RIA Novosti’s interlocutors state that the architect’s work, as a rule, worries potential residents of Rublyovka much less than his name, which has become a brand. It is generally very difficult for young architects to get into this market.

According to the managing director of the exclusive real estate agency "Usadba" Natalia Kats, the most popular architectural styles in Rublyovka are minimalism and its derivatives (techno, high-tech).

“Nowadays, a hard, a priori simplified style, with an abundance of glass, concrete, and open space, is especially fashionable. The attractiveness of the object is achieved through expensive accents and finishing materials. Precious woods and natural stone are common materials for luxury homes. The Frank Lloyd style is also popular Wright, who is considered the creator of the so-called organic architecture, has clear, regular forms, open spaces, an abundance of horizontal lines, finishing with raw wood and “wild” stone,” she shares her observations.

To pay for “stellar” design work, Solomin says, the customer needs at least $1 million. At this price they get original houses with a recognizable design. However, the architect complains, in the end only some pseudo-European architecture appears on Rublyovka.

“In Europe, it doesn’t happen that there is a teremok and some kind of rectangular modernism nearby. But at this stage of Rublyovka’s development, clients “erect” architects - Rublyovka has become a testing ground for realizing both the ambitions of clients and the plans of architects, which would be difficult for them to implement somewhere else," he notes.

Solomin explains that thanks to the connections of customers with Rublyovka, architects can afford not to waste extra effort on multiple approvals and not limit themselves in the matter of materials for the implementation of projects.

“Country architecture is a kind of “rear” for architects in the good sense of the word: there are no bureaucratic difficulties and a wider economic framework. Approvals do not have much influence on the final result. Many good architects do not even go beyond the scope of suburban design,” says Solomin.

In his opinion, in Rublyovka the prerequisites have arisen for the creation of a “separate architecture”, different from the architecture of the areas surrounding this VIP territory.

The next logical step in this direction, the architect suggests, could be the creation of Rublevka’s own infrastructure: after all, the first step has already been taken - shopping complexes are already appearing here, aimed specifically at local residents. And in the future, he fantasizes, Rublyovka will turn into a city beyond the city.

The amazing is nearby
When talking about Rublyovka, experts also mention unusual requirements made by clients, as well as extraordinary innovations. Thus, Tsvetkov recalls, in the village of Rechnoy on Rublevo-Uspenskoye Highway, the owner of the house built a garage with an area of ​​700 meters on his plot.

“Having your own pier has ceased to be exotic. However, owners of plots with a high bank often install an elevator that takes them down to the pier. There are such elevators, for example, in Zhukovka,” comments a representative of Penny Lane Realty.

Natalya Katz remembered a house with a plunge pool lined with ice, and a house with a whole complex of baths, where there was a Finnish sauna, a Turkish hammam, and a Japanese ofuro.

“Of the proposals, we can note houses with rooms for storing furs (specially equipped refrigeration rooms, with a certain level of humidity and light conditions), houses with Olympic swimming pools 25 meters long. The pool in this case acts as the logical center of the house,” she adds.

Among their
However, judging by the words of representatives of real estate agencies, clients on Rublyovka are generally far from looking closely at details less noticeable than the roof.

As Tsvetkov notes, most buyers of houses on Rublyovka like multi-pitched roofs and do not like flat or lean-to roofs. For example, he explained, in the Gorki 21 village projects with different roofs were built - houses with flat roofs were sold last.

“I wouldn’t say that there is any kind of fashion for architectural styles outside the city. All successful architectural solutions for houses are in demand, regardless of what style they belong to,” the expert sums up his observations.

And Katz emphasizes the pragmatism of buyers of homeownership on Rublevka: “Buyers pay attention to the safety of the village, the quality of the house, ease of access (although this is not easy with the transport situation on Rublyovka). A homogeneous social environment is also very important.”

Thus, she summarizes, the most important thing for residents of Rublyovka is how organically they feel in their home and how well it meets their needs for safety, neighbors, quality of construction, and not how well it meets the requirements of good taste.
// RiaRealty.Ru