If you don’t need to show up at the office every day, it’s better to live closer to nature. Igor Kreslavsky: Developers have less and less money to do something “voluntarily Igor Vadimovich Kreslavsky
Chairman of the Board of the RosStroyInvest Group of Companies
"Family"
"Themes"
"News"
"Izhorets" is ready
On September 3, on the day of the 75th anniversary of the Kolpinsky district, an inspection of the readiness for commissioning of the Izhorets water sports complex took place. The inspection was attended by the Vice-Governor of St. Petersburg Igor Metelsky, the head of the district Dmitry Kobitsky, Deputy Chairman of the Board of Gazprombank OJSC Farid Kantserov and Deputy General Director of RosStroyInvest CJSC Igor Kreslavsky.
link: http://www.rsti.ru/izhorets-gotov
FEDOR TURKIN dreams of building a bell tower near the Smolny Cathedral and a hundred-story skyscraper
— St. Petersburg is not even getting better year by year, but one can say with confidence, month by month. The city's construction complex has gained good momentum. Many builders have learned to work quickly and efficiently. Our company had the honor to take part in the construction of the fountain complex on Moskovskaya Square. RosStroyInvest was entrusted with the functions of a general subcontractor - performing construction and installation work and managing all subcontractors. It would not be an exaggeration if I say that all the companies worked simply heroically. The engine was, after all, RosStroyInvest, and the leaders in construction site- Deputy General Director for Production Igor Vadimovich Kreslavsky and Chief Engineer Sergey Vladimirovich Zaitsev. The overall efforts were crowned with success. In less than four months, the complex was built and launched.
link: http://www.rsti.ru/fedor-turkin-mechtaet-postroit- kolokolnyu-u-smolnogo-sobora-i-stoetazhnyi-neboskreb
The governor inspected the construction of the hospital.
During the inspection of the facility, the governor was particularly interested in the organization of construction progress. Deputy General Director of RosStroyInvest CJSC Igor Vadimovich Kreslavsky said that the construction process was organized taking into account the smallest details, from logistics at the site to the organization of work areas. “Traditionally, before starting a new project, we calculate all the features: the surrounding area, the location of the facility and other factors. This allows you to minimize time costs and increase the efficiency of each construction team. Taking into account the scale of construction and the importance of the facility for the city, we approached the implementation of the project with full responsibility, which Valentina Ivanovna noted.”
link: http://www.rsti.ru/gubernator-provela-osmotr-stroitelstva-bolnitsy
Igor Kreslavsky, Deputy General Director of the RosStroyInvest group of companies:
“This place used to be an abandoned factory. Our organization bought this land plot, transferred it to low-rise housing. If the complex had not been planned, then, most likely, this abandoned factory would have remained here, or there would have been some kind of warehouse.”
link: http://sanktpeterburg. bezformata.ru/listnews/vsevolozhske-stroyat-po-evropejskim/12662912/
In Vsevolozhsk they are building using European technologies
This time, wealthy landowners were not pleased with the Strawberry Polyana residential complex, a joint project of the RosStroyInvet company and the Times group of companies. Themis gave preference to the developer. Igor Kreslavsky, Deputy General Director of the RosStroyInvest group of companies: “Previously, there was an abandoned factory on this site. Our organization bought this plot of land and converted it to low-rise housing.
link: http://news.rambler.ru/ 19940562/
The head of the construction committee inspected the infectious diseases hospital in Polustrovo.
Igor Kreslavsky, First Deputy General Director of RosStroyInvest CJSC (general contractor) and Andrey Polevoy, CEO CJSC RosStroyProekt (general designer) gave Andrey Arteev a tour of the hospital complex, visiting some of the buildings.
link:
– Igor Vadimovich, what marked 2017 for your company? What successes could you tell our readers about?
– In my opinion, the most important achievement was that last year RosStroyInvest continued to work normally, and all the plans the company had were implemented in full and on time.
– If possible, tell us about the results of the year in more detail.
– If we talk about work under government orders, the most important event was the delivery of the new building of the Mariinsky Hospital. A contract worth 3.2 billion rubles was signed with the Construction Committee at the end of 2013. Despite the difficult economic situation in the country and uneven funding, the work was completed on time. In a buiding with total area Modern medical equipment has been installed on 18 thousand square meters. With the commissioning of the facility, it was possible to unite the four main medical buildings of the hospital. This is another major project we have implemented in the field of medical care for citizens. Let me remind you that earlier we built new buildings of the Clinical Infectious Diseases Hospital named after. S. Botkin on Piskarevsky Ave., 49.
The company was developing progressively in the market housing construction. Queues were put into operation as part of the Golden Domes complex in Sertolovo and the Old Fortress in Murino, Vsevolozhsk district of the Leningrad region.
New projects of the company have entered the market. This is the “Two Angels” complex on Respublikanskaya Street in the Krasnogvardeisky district of St. Petersburg. The business class project consists of two 15-story residential buildings. Their outlines resemble the silhouettes of angels with folded wings, which is why the complex received its name. Sales are also open in the Suvorov comfort class complex, which we are building on Marshal Blucher Avenue, 12, in the Kalininsky district.
The pace of work gained during the implementation of the Catherine the Great tower as part of the comfort-class complex Peter the Great and Catherine the Great, which is being built on the banks of the Neva in Rybatskoye, allows the facility to be put into operation ten months earlier than planned - at the end of 2018 .
Thus, everything is going according to our plans.
– As far as I remember, last year RosStroyInvest also entered the Moscow market.
- Absolutely right. We bought from the Guta group a plot of 0.6 hectares on Zvenigorodskoye Highway, in the center of Moscow. This is a good location that allows you to loudly announce your appearance in the capital’s market.
On this territory it is planned to build a premium residential complex with a height of 75 meters and an area of 18 thousand square meters. The asset was purchased with all permits, and construction of the facility will begin this year. Investments in the project will amount to approximately 5 billion rubles.
– Why did you decide to enter the capital market? Are you planning to go anywhere else in the regions?
– No, we are not going to go to other regions yet. The work will focus on our company’s “native” markets of St. Petersburg and the Leningrad region, as well as in Moscow, where, by the way, we are planning to launch several more projects not only in the premium class.
The capital region was not chosen for expansion by chance. As in St. Petersburg, we see absolutely clear prospects in Moscow. Cities are developing, there is an understanding of demand, pricing, and the profitability of projects. We, of course, calculated the project before taking on it; I am confident that we will be able to offer customers competitive prices, while ensuring the profitability of the facility for the company.
– In your opinion, where is it more difficult to work – in Moscow or in St. Petersburg?
– I think this is a somewhat incorrect comparison. Work in each city has its own characteristics and specifics. This even applies legislative framework. At the same time, in our opinion, it is possible to work successfully both there and there. Of course, the Northern capital is more familiar to us, here we have more accumulated experience, all processes have been worked out. But even in Moscow, I am sure that we will be able to quickly get used to the local “rules of the game.”
- Let's return to St. Petersburg. What are your plans to grow your business here?
– We will work as planned. Last year, we not only brought several new projects to the market, but also expanded our land bank, creating a foundation for the future. We are going to implement projects in different locations (Moscow, Primorsky, Kalinin districts) and in different market segments - both business and comfort class. In total, the company has projects with a total area of about 1 million square meters at various stages (including pre-project development and design).
The preparation of the project for planning the territory on Marshal Blucher Avenue is nearing completion, where, not far from our Suvorov complex, it is planned to build another residential area on a plot of 5.6 hectares.
We can talk in detail about new projects a little later.
– Judging by the abundance of new projects at RosStroyInvest, you are quite optimistic about the prospects for housing construction. Meanwhile, talk is often heard that legislative innovations can paralyze the industry. How do you evaluate the adopted adjustments?
– In my opinion, changes in legislation, of course, seriously complicate the work of developers, but still do not make it impossible. Will be working.
– Many experts predict an increase in prices due to legislative innovations. What do you think about it?
– I believe that these are completely justified forecasts, given that the developers’ margin today is at minimum level, and construction costs are slowly but steadily growing. At the same time, price growth will be smooth.
Many developers have either already received construction permits or intend to obtain them before July 1, 2018, when legislative innovations come into force. This will allow new projects to be brought to the market, which will not reduce the price square meter grow too fast. In the next year or two, price increases will be small – at the level of inflation.
– What factors, in your opinion, will most affect the housing market this year?
– I think that, like last year, the main driver of the market will be mortgages. Lower mortgage rates have become the main factor stimulating demand. Most likely, this trend will continue in the coming year. In addition, the state launched a subsidy program interest rate up to 6% per annum for families with newborn children. This should also have a supporting effect on demand.
It should be noted that in our company at the end of 2017, about 70% of sales were made using mortgage loans. So the impact of mortgages on the primary housing market today is difficult to overestimate.
The market for housing under construction is close to a turning point: the past year was quite prosperous for developers, but it is not at all a fact that 2019 will be the same. There are plenty of alarming symptoms. In such a situation, it is useful to meet with developers who remain optimistic. We talk about the results of the year and market trends with the Chairman of the Board of the Rosstroyinvest Group of Companies Igor Kreslavsky.
How do you evaluate the results of the year?
For us - positive. Everything that was in the plans was accomplished. We completed the projects we had planned and purchased plots for new projects.
We completed the “Ekaterina Velikaya” residential complex, the second stage of the “Old Fortress” residential complex in Murino and the first stage of the “Golden Domes” project in Sertolovo. The keys were given to the shareholders.
Representatives of the new Smolny team recently outlined their priorities, including in construction. It looks like there won’t be a Social Obligation Fund for Developers...
We must act, first of all, in accordance with the law. But in the legal field, the existence of such a fund is still doubtful. We do not have the right to transfer money from shareholders to it. There are many nuances there.
There are two problems here - literacy and expediency. There are areas that are better provided with social facilities, while others are worse. And you can’t put all projects under the same brush. This, by the way, is one of the reasons why the Fund never started working. It is quite difficult to differentiate the approach. As far as I know, there is no such model anywhere in Russia. Not because no one thought of it - it’s just not viable.
There may be different options. But in other regions of the Russian Federation similar solutions supported by law. Moreover local laws must not contradict the federal ones. And in St. Petersburg there was an idea, but the legal development did not work out.
The new mayor is actively involved in social issues and opens kindergartens. Do you have experience working with budget facilities: Botkin Hospital, hostel Investigative Committee. Is this experience rather positive or are there problems with budget money?
Everything is resolved in working order. I won’t speak for others, but everything went fine for us, including financing. Money from the treasury is paid for work done. If you haven’t technically passed it, then, of course, there will be problems.
City officials mainly complain that contractors are receiving advances and not paying them back.
Each site has its own situation. Today, government orders occupy a small share of our company’s turnover. We participate where we understand that we can work effectively. Behind last years the quality has dropped greatly project documentation. First of all, due to the lack of motivation among designers and due to low prices. It is impossible to attract good specialists - the quality of the project, and then the estimate documentation, suffers.
Reuse projects partially save, but they also need to be tied to the site, to the networks. In addition, time passes, rules and requirements change. During the construction of the hospital, we had to redesign it on our own several times because the Sanitary Regulations changed.
From July 1, all companies will switch to escrow accounts. Do you have some kind of stock of plots with permits?
Of course. We have received construction permits for all sites, including Moscow.
Now we will have to recalculate the economics of projects adjusted for bank financing?
Yes, we are working on it. I don't expect any major problems.
Federal officials promised that the cost credit funds for developers it will be below the market rate, they talked about 6-8%...
Well, there is no such thing yet. The cost of money now remains within the market, 10-11%. And these costs, of course, will affect the cost of housing.
Are buyers ready for this?
We will simply live in new realities - both us and customers. The launch of new facilities (in the market as a whole) will inevitably decline. The inventories that developers have will not go on sale quickly, keeping an eye on real demand. The volume of supply on the market will decrease, and this will also affect prices.
That is, there will be less housing, it will become more expensive, and mortgage rates will also rise. Already grown...
The mortgage depends on key rate Central Bank. And it depends on macroeconomic factors. We have to balance. Subsidization mortgage rate would significantly support both buyers and developers.
And you should take all this into account in your projects. You cannot accurately predict the price of oil and the level of inflation. Surely we have to draw three scenarios: optimistic, pessimistic and real?
Yes, we try to take these risks into account. And three scenarios are normal. We can do more if necessary.
Let's get down to specifics. How are things going with the second phase of the Golden Domes project in Sertolovo?
We divide the project into stages. Today, about a third of the planned amount has been built and put into operation - about 75,000 sq.m. of housing. A total of 280,000 sq.m. is planned. Built on time. But now we will wait for the Leningrad region to bring backbone networks. (Houses in the first stage are connected to other sources; there is no more supply there.) To build further, we must wait for water supply and sewerage. This is done by the local Vodokanal.
The sewerage system is already being laid, these costs are included in the budget, so perhaps they will be finished by the end of 2019.
The water supply system is still being designed. We can start when it is completely clear: the water supply project has been approved, funding is open. We can go to the site when we are sure that by the time the houses are completed we will be connected to utility networks.
Have you sold anything in the next queues yet?
Of course not.
Social and commercial properties somehow tied to the next stages of construction?
We have already built a kindergarten and will put it into operation in February. Two hundred and forty places, with a swimming pool... From September 1, it can easily begin to function. The kindergarten is municipal, we built it at our own expense.
What other objects are planned in the first stage?
A large grocery store by local standards will be built. One of the online retailers will take care of this. It is located on the “front” side of the residential complex so that the rest of the residents of this part of Sertolovo and those traveling to Copper Lake can easily get into it. There is an entrance there, there is a traffic light, so everything will be convenient. Construction will begin in the summer, commissioning will take place in a year and a half.
A medical center has opened and is operating on the first floors of the residential complex, there is another grocery store, the tenant there is now changing and equipment is already being delivered.
The area is just beginning to settle down, people are gradually moving in, renovations are being made, and new infrastructure facilities will appear.
Does the school have enough places?
Sertolovo has a good gymnasium. It wasn’t us who decided this, it’s the shareholders in social networks are discussing. There are places in it.
To what extent does the development of this area depend on the LRT project?
We started without counting on him. People love this place. If this transport already existed, it would be a different matter. If such a project is implemented - good, an additional plus, no - it will not significantly affect demand. In my opinion, the microdistrict should be self-sufficient and rely less on external connections. Interregional migration cannot be increased indefinitely. The road is good. There are traffic jams, but you can also drive along the WHSD. We made a turning circle for the bus... What’s more important is that there is a lot of greenery here, that the snow is white, and not like in the city, that the environment is decent. Those who value this are the people who move here. On social networks they write: “Like in a fairy tale.” And they publish photos.
Work migration, of course, continues. Mostly people go to work in the city. If you go north, it is very convenient. To the center or to the south is a little more difficult. But even from residential areas it is not easy. And with the development of opportunities to work from remote access, our advantages will become more obvious. If you don’t have to show up at the office every day, it’s better to live closer to nature.
What objects will appear in the second phase?
School, one more kindergarten, temple. The second part of the shopping complex may have a fitness center or sports club.
How did prices change?
Now there are practically no vacant apartments left. average price- about 60,000 rubles per “square”. Without finishing. On early stages it was possible to purchase housing
55,000. At the finish - up to 70,000 rubles.
We have very few studios, these are mostly family project. The apartments were sold evenly, at the end there were a few two-room apartments left...
The share of visitors and the number of investors were not tracked?
Approximately regional buyers make up 10-15% of total sales, investors - up to 10%. There were no noticeable features in the implementation.
Do shareholders and your buyers have any complaints about the slowdown of further construction?
We have seen such comments on the networks. We also want to continue building our residential complex. And we hear the wishes of our shareholders. But a European-style suburb will not develop in a few years; it will take time. Gradually, as new lines are built, commercial and social facilities will appear. And even more so, we will not take risks by starting construction without guarantees of engineering capacity. Neither we nor our buyers need such risks.
"Golden Domes" - the first for you low-rise project. Will you be replicating it?
If there is a suitable site - why not?
Low-rise projects often turn out to be problematic...
Everything is determined by the location. Problems in such projects are most often due to poor choice of location. If in a particular location there are problems low prices- the developer has no room for maneuver, and if the cost increases, the economics of the project may “float.” There are, of course, subjective factors, control errors, but location determines.
Where there is no infrastructure, you can also sell, but prices will be low and risks will be high. This is what we see in some projects...
Are you planning to increase your portfolio of projects in the next year or two? Are you satisfied with today's market share?
We will increase it carefully and thoughtfully. At a minimum, we will maintain the current commissioning volumes: about 100,000 sq.m. per year.
Which new projects will take off?
In 2020 we will introduce “Peter the Great”. The box is standing, and there are almost no apartments left for sale. NEW TIME is selling well...
Did you turn on late on Petrovsky Island?
Quite the contrary: it is now clear that the location is being developed almost simultaneously and in a coordinated manner. That is, in fact, we are not talking about individual houses, but about a block. A synergy of the environment arises.
Why don’t you have projects with apartments? Your company is perhaps the last one that does not have them.
On Krestovsky or Petrovsky - they would be ready. Closer to the Ring Road - no. In addition, not everyone in this segment legal problems resolved.
RosStroyInvest Group of Companies is starting to sell housing in its second skyscraper - the Peter the Great residential building, one of the buildings in the Peter the Great and Catherine the Great residential complex. The project is distinguished not only by its height (32 floors), but also by its location. It will be located on a bend of the Neva, and thanks to the designers, almost all apartments in this building will offer picturesque views.
We are talking about the specifics of the project with Igor Kreslavsky, Chairman of the Board of RosStroyInvest Group of Companies.
- Why did you decide to build a skyscraper?
This is one of the few areas of St. Petersburg where high-rise construction was permitted. Therefore, we firmly decided to build a high-rise residential complex here. Initially, our group of companies planned to build two buildings with a height of 140 sq.m. However, then they decided to change the concept - because large quantity Imported materials would have made the project too expensive, but we wanted not only to build a unique complex, but also to make the apartments in it affordable. So the final version included two buildings with a height of 32 and 24 floors. We started in 2015 with the lower one - “Catherine the Great”. And now we are building a second building 100 meters high.
By the way, since then, urban planning standards in the city have seriously changed - the construction of buildings more than 40 meters high is actually prohibited within the city limits. So our project is truly unique - something like this is unlikely to appear in the near future.
We at the company know well that many people like to live in high-rise buildings, and this is confirmed by our personal experience. In 2013, here in the Nevsky district we completed construction residential complex“Prince Alexander Nevsky” is 35 floors high. Sales dynamics confirmed that such properties are in demand. In addition, we have become one of the few developers in St. Petersburg with experience in the construction of high-rise buildings.
- What is special about the project, besides its height?
Of course, this is its location. It stands right on the banks of the Neva, at a beautiful bend. Views from the windows, especially from top floors, will be stunning: the Neva, the Cable-stayed Bridge, the forested area and the panorama of St. Petersburg; in clear weather, you can even see St. Isaac’s Cathedral, which, by the way, is only one and a half meters higher than “Peter the Great”.
We decided that the architectural appearance of the complex should match. It will be a very bright, beautiful and original house in the best St. Petersburg traditions. The shape of the building resembles a ship, the bow of which faces the Neva. The middle part of the building is made in the form of a round bay window, similar to a sovereign scepter. And three semicircular glazed loggias stylistically connect the building with the neighboring building - “Catherine the Great”. We will decorate the facades with porcelain tiles and stained glass glazing in several shades of beige and turquoise.
-Are the apartments also unusual?
Yes, and the layouts are largely dictated by location. So that residents can enjoy the views, we have provided spacious balconies or loggias with an area of up to 12 sq.m. The apartments have panoramic glazing - this will make them brighter, for our latitudes this is very important.
There are 433 apartments in the building. We have provided studios, one-, two- and three-room apartments. All rooms have a regular, close to square shape - this greatly simplifies the arrangement of furniture and increases natural light. At the same time, the layouts will be very diverse. There are options, for example, with not one, but two balconies or loggias, as well as apartments where the balcony or loggia can be accessed from any room. All hallways have space for a closet, and in the bathroom there is space for a washing machine.
The size of the studios varies from 24 to 30 sq.m. - there are options with a dressing room and/or a spacious loggia of up to 8.5 sq.m. Provided time-tested one-room apartments, size 38-44 “squares”. They have large rooms (15-16 sq.m.) and kitchens (10-13 sq.m.), as well as a separate bathroom. And there are a lot of two-room options: views with a fifteen-meter kitchen-dining room and large windows, some with a standard kitchen (10 sq.m.), with a spacious dressing room (5 sq.m.) or a niche for a wardrobe. All three-ruble apartments must have a kitchen-dining room (at least 14 square meters) with large windows and a panorama of the Neva.
There will also be special apartments - on the top floor, where the ceiling height will reach three meters.
We are positioning the project as a comfort class, although it uses many solutions, in terms of technical equipment or finishing, from more expensive segments. For example, our residential complex has an increased energy efficiency class of “B++”, modern communications, and five high-speed silent elevators are provided. Entrance groups and places common use will be decorated in a classic style: columns, mirrors, graphic portraits of Peter I and Catherine II in the style of engravings by Alexei Zubov, equipped wheelchairs.