Housing or non-housing – that is the question. What is more profitable to make money on - an apartment or an office? Pros and cons of each option

In Moscow, there are rules according to which part of the space in new buildings must be allocated for commercial premises. Therefore, the first floors of such houses in the capital are mostly non-residential. They are used to house hairdressers, convenience stores and other facilities intended to provide services to residents of the area.

As in the case of apartments, non-residential premises for commercial use can be purchased from developers or on the secondary market. Let's try to figure out how profitable such investments are.

At the beginning of the 2000s, the first floors in the capital were in great demand. There was even a lack of such proposals in new buildings. Therefore, entrepreneurs had to buy apartments for banks and beauty salons on the secondary market and transfer them to non-residential stock, often significantly overpaying. It happened that the necessary premises on the ground floor were purchased at a price 30% higher than the market value. Nowadays, transactions for the purpose of transferring to a non-residential fund are almost never made, since it has become much more difficult to implement it. On streets with good traffic, such apartments have long been sold out. Those premises that are offered are usually located far from the metro, not on the first lines, and therefore are of little interest.

Today, the capital's developers purposefully allocate premises for commercial objects in new buildings. Experts say that 90% of houses that are put into operation in Moscow and the region do not have apartments on the first floors. Premises for shops and beauty salons can be purchased or leased directly from the management company from the developer.

What is commercial real estate?

The category of commercial real estate includes buildings and structures that are capable of generating constant profit. In other words, commercial real estate and business are directly related to each other: it is precisely such objects that are used by citizens to conduct business activities. At first glance, this definition is suitable not only for offices and shops, but also for apartments for daily rent. In fact, this is not so: the second key difference between commercial properties is their unsuitability for permanent residence. Among them are:

1. Objects for free use. These premises are built without reference to any method of use. But the lack of restrictions can be a disadvantage, since regulatory requirements for an office and a restaurant are very different;
2. Retail facilities. Suitable for selling goods and providing services to citizens. This includes areas in shopping centers, premises on the first floors of buildings, and separate pavilions. Convenient entrance from the street and high traffic flow are important for them;
3. Catering facilities. To set up a cafe or burger shop, you also need a room on the ground floor in a crowded place. But according to sanitary rules, there must be separate ventilation, powerful power supply, uninterrupted water supply;
4. Office facilities. They are used both in multi-storey business centers and rebuilt apartments. Requirements for offices include the availability of communication lines and communications, convenient parking, transport accessibility;
5. Production facilities. Most often we are talking about small workshops, since renting an entire plant is not economically viable. Requirements for premises - water supply and electrification, availability of access roads, heating;
6. Warehouse facilities. These can be simple hangars without heating, or warm warehouses with lifting equipment, vegetable stores and granaries. Convenient access, reliable security, ventilation and low humidity are important for them;
7. Apartments. In comparison with other types of commercial real estate, this can be considered an exception, since apartments are used for living. However, they are also included in the non-residential stock and generate income;
8. Hotel facilities. The category includes full-fledged hotels, mini-hotels, various boarding houses and hostels. They can be located in the city center, near train stations or historical monuments, on the coast;
9. Social facilities. This may include medical and educational centers, buildings of administrative and financial institutions, bus stations or train stations, as well as other facilities intended to serve citizens.

Commercial real estate has one more feature: in order to conduct business, they try not to buy it, but to rent it. This is primarily due to its high cost, which increases the capital intensity of projects. In addition, the optimal location for an office and store is not easy to choose on the first try, and the market situation often changes, as a result of which businessmen have to move periodically.

How to choose commercial real estate?

If you decide to purchase a commercial property for subsequent rental, you should carefully select the appropriate option. The profitability of the business and the payback period will depend on this. What should you pay attention to first?

Coordinates of the administrative office building. Successful commercial premises must have good transport accessibility. When it comes to premises for street retail, high traffic flow of the space and the possibility of placing advertising signs at the entrance are also important.

Type of commercial property. Retail space pays for itself faster than office space. If you want to become the owner of a premises that will always be in high demand, you should focus on street retail. These are small pavilions and shops located on the ground floor of the house.

KVS Group of Companies specialists will help you choose the best option for a commercial facility for a particular type of business. The range includes premises on the ground floor of new buildings, which automatically guarantees their demand and return on investment. This is the optimal solution for organizing a trade business and enterprises in the industry are ready to offer facilities with large and small areas, with different layouts. You can also choose the most affordable studio or one-room apartment in St. Petersburg for subsequent rental with a thoughtful layout and original design solutions. You can contact the manager and find out more by calling the toll-free number: 8 800 222 0965.

Business Features

Thanks to the development of domestic business, investment in real estate for commercial use is becoming increasingly attractive to aspiring entrepreneurs. Of course, working with such objects is much more difficult than renting out apartments to ordinary citizens, but the additional efforts are well worth it: firstly, housing is rented as a whole object, and premises for offices and cafes are paid for per square meter of area. Secondly, the value of objects is determined by their location, as a result of which a store premises can cost three times more than a similar-sized apartment in the same building. If you analyze all the pros and cons, commercial real estate as a business will look promising for the following reasons:

• Well-located premises are in great demand. With an adequate pricing policy, a queue of clients will line up for the entrepreneur;
• There are many options for starting a business: commercial real estate includes not only offices and shops, but also workshops, farms, warehouses;
• Premises are practically not getting cheaper. If you make the right decision with the purchase of a property in an actively developing area, after a while its price will increase several times;
• By renting out real estate, an entrepreneur will receive a stable income and spend a couple of hours a day on work. You can even entrust things to managers;
• The payback period for such objects is two to three times less than for residential ones. Thus, the norm is considered to be a return on investment in 5–7 years, and for apartments the average period is 12 years.

At the same time, it should be understood that it is almost impossible to start such a business without investments: commercial real estate is very expensive, and working with premises with an area of ​​less than 500–1000 m² is unprofitable. Moreover, the facility will have to be repaired, equipped with engineering systems and communication lines, which again will require costs. If an entrepreneur does not have a capital of at least 2-3 million rubles, it is better for him to look for a less resource-intensive type of activity - for example, think about how to open a real estate agency. There are other nuances:

• Without relevant experience, finding a good premises on the first try is unrealistic. It is especially difficult to select objects for shops and service sector enterprises;
• When doing business on sublease of commercial real estate, everything will have to be agreed upon with the owner of the premises. He may not approve of some decisions;
• Such activities make sense only in megacities. In small cities, the range of options is limited to one or two streets, where almost all the premises are already occupied;
• Having become disillusioned with a business idea, real estate cannot be sold quickly and profitably. If the entrepreneur also renovated the premises, he will face losses.

Finding a buyer for commercial real estate

In order to find your buyer, you can act using various channels. First of all, you need to inform your potential buyer in detail about your offer. The Internet, for example, allows you to post photographs not only of your property, but also to provide a panorama of the street where it is located. The more carefully you approach this issue, the greater your chances of selling quickly and profitably. For this purpose, there is a popular website “Avito” on the Internet, but there are also other Internet resources. Don't forget the good old printed publications (newspapers or magazines). Finally, there are companies that professionally deal with real estate, that is, real estate companies. If you carefully prepare the documents, then when concluding the transaction there will be no annoying problems that could scare off the buyer at the last moment, demonstrating to him your neglect of your responsibilities as an owner. When signed, the agreement must be accompanied by an acceptance and transfer certificate. The signing of the agreement does not have to be notarized; it is considered valid from the moment of signing. But the new owner assumes his rights only after the agreement is entered into Rosreestr.

What should be included in the purchase and sale agreement for commercial real estate.

1. Complete information about the buyer and seller.
2. Description of the property for sale: exact address, type of property (extension, separate room, etc.), its area, location in the building. If available, then other details.
3. The amount of the transaction and the currency in which the transaction is made. If the price of an object is tied to the exchange rate, then you must indicate the rate at which the recalculation is made. By default, all real estate transactions are concluded in national currency.
4. Payment method and period.
5. Terms of transfer of the object of sale.

Each item on this list should be described in as much detail as possible so that no controversial issues arise later.

When concluding such a transaction, consultation with a realtor . To do this, you can contact a real estate agency, but you can additionally consult an independent realtor about the contract prepared by the agency for the accuracy of the wording. This extra safety net can save you headaches in the future. Similar rules are also suitable if the owner of the property is not an individual, but a legal entity. But taxation for individuals and legal entities is significantly different.

Commercial real estate sales tax

For individuals and legal entities when selling real estate, a tax of 13% of the transaction amount is established. But an exception has been made for individuals. If the property is a residential premises and you have owned it for more than three years, then you do not pay this tax. If an individual is registered as an individual entrepreneur and can provide documents confirming that the property was used by the nature of his activity to make a profit (you bought a premises and used it as a store), then when sold, this property goes through the documentation of the individual entrepreneur. Tax on this transaction is levied as on other transactions of the entrepreneur, that is, in the same amount. If an entrepreneur rents out his property, he must make sure that this type of activity is recorded. Then he pays the appropriate tax on the rental amount. For simplified taxation it is 6%.

Real estate investing is a long-standing, lucrative and still growing market. It has its own rules and laws that must be followed to reduce risks and increase income. The main thing is that it requires thoughtful actions and your attention, which should not fade away throughout your work in this business. There are many ways and directions for investment here. Every businessman can find his niche here. Following all the rules will help protect your investments from scammers. This business is especially profitable in large, dynamically developing cities.

Sincerely, realtor in Moscow Brosalin Artem Alekseevich. Get quality advice by phone +7(903)55-16-777

How to make money on commercial real estate

There are several ways to make money on commercial real estate: where to start and what business format to choose will have to be decided by the entrepreneur himself.
First of all, the choice depends on how much money he is willing to invest in the business: 1. If an entrepreneur is not in too much of a hurry and has serious capital, he can organize a business on commercial real estate from scratch, that is, build his own shopping or business center;

2. If there are no suitable plots, you can buy the whole building or part of it for rent. The property will probably have to be put in order, but in most cases a rough finish is sufficient - many tenants do the repairs themselves;

3. An alternative business option is purchasing commercial real estate for resale. To increase value, the property is renovated, modernized or repurposed. Sometimes businessmen acquire unfinished long-term construction projects;

4. If there is not enough money to implement one of these business ideas, commercial real estate can be subleased, divided into parts and rented out to small companies that the owners of the property do not have time to spend on. Income will come from:

• Long-term rental of offices and individual workplaces;
• Hourly rent of a meeting room;
• Short-term rental of office space;
• Rent of halls for seminars and trainings;
• Providing companies with legal addresses.

5. You can also get involved in real estate abroad: doing business in Eastern European countries is no more difficult than in Russia, and clients have more money here. Interesting options are the construction or purchase of a hotel, a building for a store, or an office center.

Features of leasing commercial real estate

Experts highlight a number of reasons why many citizens prefer to purchase an apartment in a new building for subsequent resale or rental rather than office space.

Leasing commercial properties is associated with a high risk; it is not always possible to find an interested party. Housing is becoming more and more stable; there will always be a client for it. Due to the long-term downtime of an office without a tenant, the profitability in both cases becomes approximately the same.

The cost of renting an office is greatly influenced by the economic situation in the country. The price of residential real estate changes slightly and rarely experiences serious drops.

Administering the rental of office space and maintaining a commercial property is more difficult than an apartment.

Owners of retail and office space do not have the opportunity to evade taxes. Apartment landlords can specify a smaller amount in the contract, which will reduce mandatory payments to the state.

Leasing office space is not a business for everyone. It is suitable for investors who are willing to invest in the maintenance of the property, spend a lot of time on its administration and searching for tenants. To run a business competently, you will need special knowledge and large initial capital.

How to register a business?

When planning to make money on commercial properties or considering business ideas on how to earn 300,000 rubles, an entrepreneur must first of all take care of the legality of his activities. There are three options for conducting operations with premises for offices or shops:

• You can buy an object and rent it out as an individual, paying personal income tax and property tax. But it is not always convenient for legal entities to rent such real estate;
• You can purchase premises as an individual, and open an individual entrepreneur for rent. This will allow the use of simplified taxation system or PSN modes, where the rate is much lower than personal income tax;
• You can open an individual entrepreneur before purchasing an object and immediately switch to the simplified tax system or PSN. Sometimes this is the only option, since space in the shopping center is unlikely to be sold to private individuals.

The most profitable way to start a real estate business is to immediately create an individual entrepreneur and carry out all operations on his behalf. If an entrepreneur intends to engage in rental and resale, he must select the following OKVED codes:

OKVED business on commercial real estate

It is also necessary to take into account that the entrepreneur’s obligations to the state are not limited to the deduction of part of the profit to the treasury. In addition, the owner of a property must annually pay a tax for it, the rate of which is 0.5–2% of the cadastral value of the premises.

Finally, all business transactions should be documented. For a business leasing commercial real estate, you will have to draw up contracts:

• When using the sublease model, you must enter into an agreement with the owner of the premises. It should provide for the possibility of transferring space for use to third parties;
• A separate contract must be signed with each actual user of the premises, and its provisions and validity period must not contradict the main real estate rental agreement.

Ways to make money on commercial real estate

Today, there are a large number of opportunities to make money from commercial properties. You can invest in the construction of a site, invest money in the purchase of profitable space, buy out a share of a ready-made business, and even implement a more complex project - build a site and open your own business on it.

The easiest option today is to purchase a ready-made site, improve it and resell it. There may also be long-term lease of commercial real estate. For the appropriate investment method, you need to find a property with a favorable location, negotiate its purchase, make repairs and redevelopment, if necessary, advertise the site and rent it out or sell it at a favorable price. For example, a large-scale shopping complex opened in a large microdistrict and the investor discovered that there was an empty site next to it. The specialist understands that the opening of a shopping complex will lead to an increase in demand for sites nearby, because people who come to the main complex will be close to this site and may pay attention to it. Here you can open a clothing store, cafe, restaurant or even apartments for daily rent. With such an investment, the main thing is to identify an object that could potentially be in high demand and invest money in it.

See a detailed strategy plan on how to make money from mini-offices. Ivan specializes in commercial real estate, in particular mini-offices. Also in abandoned buildings, garages and others. In general, on everything that can bring money