Noginsk, Moscow RegionLease income
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We offer you an administrative and warehouse complex of class A with a total area of 10,000 sq. m, which is located on a 2 hectare land plot in the territory of a modern industrial park. The total number of residents of the park reaches 40 operating production and storage facilities. The site has connections to all necessary utilities: electricity and water supply, heating, and water discharge. To date, the land plot is in the category of industrial land with a possibility of permitted use for storage facilities; there is an urban development plan for the land, a draft outline of stage "P" (project) and "WD" (work documentation) of project documentation is completed, a building permit has been obtained, laying of on-site networks to estimated borders of the building is finished. There is a tenant with whom the plot owners entered into a contract on the subsequent lease of the building after its commissioning. The main offer for an investor is the purchase of a finished object with a tenant – essentially a turnkey rental business, which is guaranteed to generate revenue from 13% to 15% per annum. The investors' risks are minimized at the expense of asset management services of the Swiss management company of the industrial park, which undertakes the selection and change of a tenant, if the existing one does not fulfill its obligations under the lease agreement.
According to the statistics of DEGA Development for 2016–2017, business is showing increasing interest in small land plots ranging from 0.5 to 3–5 hectares (about 64% of the total number of requests). Commercial real estate of this format is classified as part of light industrial segment. Entrepreneurs in need of small areas, in more than half the cases (56%) are ready to buy them from developers. It is notable that 60% of inquiries come from Russian businesses, and 40% – from foreign businesses. In general, small land plots are used by entrepreneurs to organize production and storage facilities in the food industry (22%), light industry (13%), chemical industry (8%), metalworking (8%), etc. The target audience of real estate in this segment is small and medium-sized businesses. Production and storage facilities, divided into individual blocks of small format (from 500 to 3,000 sq. m), are currently not in high demand. The reason for it is the lack of serious competition in the light industrial segment: large developers prefer not to work with objects of less than 20,000–30,000 sq. m, and there is practically no high-quality offer of premises of this format on the market. For comparison, this segment has long been developed and is popular in Western Europe and the US, the regions where this market already has profile developers, whose shares are traded on global exchanges. If you look at the statistics, in the countries with a developed commercial real estate market the share of light industrial objects is at least 60% of the total number, while in Russia it is about 25%. Most of them are concentrated in the Moscow Region. The figures speak for themselves: today in Russia there are about 4 million sq. m of high-quality light industrial warehouses, and in Germany there are already 220 million sq. m. Meanwhile, DEGA Development sees great prospects for light industrial. The format is in a high demand among representatives of small and medium-sized businesses in Russia, which are substantially limited in financial resources. Light industrial segment allows to save money at the stage of project launch: it is due to the special configuration of the transaction that the optimization of construction costs, the supply of electrical networks and engineering communications take place. Relatively speaking, one complex of "industrial townhouses" envisages building one transformer substation, one boiler house, one treatment plant, one water intake unit and other facilities. Thus, costs are optimized not only during the construction phase, but also at the stage of operation of the facility, which directly affects both the rental rate and the price of the object when it is bought out. At the same time, an investor who invests in a rental business in the form of a finished object with a tenant can always sell this object either to leasing, or to the existing tenant at once.

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