3.1. The cost of land
Now the most popular with developers use the land to west. Here are actively being built residential and commercial real estate. The west direction is characterized not only a good environment: there is increased access to transportation - highways are built and new Krasnopresnensky Avenue, which will link Novorizhskoye track and the center of Moscow. According Rodex Group, the average price per sq.m. of agricultural land without summing communications is 1000 dollars, and if the plot is sold with all the necessary communications, its price rises to U.S. $ 3000-3500

According to "Miel Real Estate ', the value of untapped hundred square array (of agricultural land, without communications) at a distance of 70-100 km from Moscow is 300-1000 dollars per hundred square meters. And the cost of site-specific layout with clear communication in the distance from the Moscow Ring Road is already 2500-5000 dollars per hundred square meters (very individually for each site). Accordingly, the closer to the Moscow Ring Road, the more expensive land. Today distance of 50 km from Moscow on cost performance is equated to 35 km from Moscow Ring Road.

"In addition, the cost of land, in addition to directions, influenced by many other parameters," - says G. Shcherbakova. In particular, the legal factors: the purpose of the land, restrictions and encumbrances land (easements, water protection zones, etc.), access to nearby land to lease or buy a property "historic legal loop" facility (on sites of any statute of limitations). The next group of geographical parameters: the location (distance from the lake, forest, Moscow Ring Road, a major settlement), the size and configuration of the site. Also important existing buildings and terrain features (presence of trees on the site), quality of construction (stylish, attitude to the category of "economy", "business" or "premium"). Significant effect on the value of land provided technical parameters: the availability of such communications, such as electricity, gas (or the possibility of summing up), their capacity (including reserve), the quality of roads, security, etc. The presence of any of the above parameters as well as their collection significantly increases the cost of land or fix it at a certain level of market average for the region.

3.2. How to find a plot
Currently a lot of books also offer information to the market supply of land property. This information in a variety of contradictory and incomplete, but still allows you to make a choice in the vast territory of Moscow region. Find a suitable object, you must perform all other operations and actions on the transaction. There are two options: deal with design area itself or entrust it to professionals. In that case, if the transaction for sale of land to the buyer is not important, whether in deed sewn cadastral plans or not, no need to make refinements of existing boundaries of the acquired land, no matter whether the taxes paid by the former owner of the land (and today they can reach 2 thousand dollars and more in the intervening period), whether legalized all existing buildings and much more, then to the professionals can not handle.

Professional real estate agents hold different rynkoobrazuyuschih principles. It believes that customer service should be provided with high quality, so the company has its own, worked for 10 years, the standard of conduct transactions with the suburban real estate, to minimize the risks of the buyer in the future. "We also believe that we must explain to the buyer all facts related to the transaction (because the legislation in 1992 changed many times, gross errors in the practice of land allowed everywhere, and now allowed), - said G. Shcherbakova. - Our knowledge and experience allow us to direct our clients and to equip them with skills needed in the future. "

Finally, real estate companies will quickly and accurately choose the plot or house, since approximately 85% of information on selling real estate in the Moscow region is contained in the real estate databases. In turn agencies and developers, and organizations, and citizens to realize their requests to the specified property from the real estate company conditions favorable to the seller, and the payment of real estate company by the seller. In the future market entry of additional amounts of land available to work with developers, but as it is long time projects for the development and improvement of land areas (in terms of roads and communication networks, the breakdown of large arrays of small individual plots, etc.) economically more interesting to build up the forces of investment companies and their account. So today on the land market does not go nearly new and exciting offers plots free private development. A construction and investment companies are either in their own structure Realtor block, or assign work to implement their existing facilities professionals, agents of the foreign market.

In "Miel Real Estate 'note that the purchase of land for the construction of the house is important to choose a site, not only in terms of its location, size and configuration, as well as earmarking suitable for the construction of major cottage or house for seasonal residence. The construction of the cottage possibly on land settlements earmarked for individual housing construction or for the personal holdings. Cottage is also possible to build on land in agricultural categories, and the land should be designated for dacha construction or gardening. In these cases, the house will be called the garden or dacha.

Thus, it is important to understand that the category of home (residential, cottage, garden) depends solely on the purpose of the land on which it is built. This visual difference between the buildings will not, will differ only by their registered name and to open registration for permanent residence. A possible limitation in designing the house, obtaining building permits and construction are more dependent on the area of the site, its configuration, and other encumbrances of land on which planned to place the house.

3.3. Master Plan of Moscow region
Important role in developing and enhancing the investment attractiveness of the Moscow region's leadership is the Moscow region. Thanks to the efforts of public servants over the past few years has significantly increased the flow of foreign investment in attractive land near Moscow. Only in 2004 the volume of investments increased by more than 60%. In addition, currently under development master plan for the area until 2020, which envisages the construction of major industrial, business, recreational and residential facilities. "In the meantime, the market exists as a system of relations with district authorities, the developer is not immune from arbitrary action by bureaucrats" - said E. Rodionov. According to him, now in the process of division of ownership of land between the center, RF subjects and municipalities. Market participants expect the onset of changes associated with the creation of a unified cadastre of real estate. Over the past 2005 the land market has become more regulated, significantly increasing the cost of developers to obtain authorization documents.

Each area has its own development plan. In Rodex Group noted that, ideally, should be made zoning district, which would provide for various uses of a land allotment. In this case, the developer is required to get information on what plans the administration area of acquired land, and if they fit the designs of the investor. If these plans are equal, then there will be no difficulty in obtaining all necessary approvals and changes in the form of permitted use of land. If not, it is better to find a plot that would fit the plans for the area, since a change in zoning plans - task is time-consuming and often difficult doable. If zoning is not made, then get the right kind of use as possible after completion of all approvals in due course. By the time this process takes from 4 to 6 months subject to the interest of the local administration in implementation of the proposed investor in the project area.

3.4. Investment in land
The land market near Moscow suburbs there are fewer large areas. The cost of land continues to increase, and for the past year, prices increased on average by 15%. Many far-sighted developers, given the practical impossibility of acquisition of land ownership within Moscow, actively investing in large estates outside Moscow. We can confidently state the fact of high investment attractiveness of areas with high-speed mode routes leading to major water bodies (Leningrad, Pyatnickoe, Novorizhskoe, Minsk direction). Last but not least is the presence of water near the fields for development and woodlands. This rate of growth in land prices is not less than 30% per year. But this must be considered and made investments in land development: communication, roads, general plan, etc. In general, one can only note that the interesting parts do not go to the free market, but are used for investment projects on construction of settlements.

On sale is a sufficient amount of land in the Moscow area, but also attractive in terms of developer sites not so much. Thus, the "attractiveness" of communication and affect availability of permits, the dignity of the natural landscape. "Since becoming increasingly difficult to buy suitable land near Moscow, developers have increasingly been directing their views on the" dark earth "(over 100 km from Moscow)", - said E. Rodionov. To draw upon extensive plot of land in the far Moscow is much easier. Most of the land offered in Naro-Fominsk, Ruza and Volokolamsk districts near Moscow. From the standpoint of the developer, the most attractive to date, based on the volume of demand, are Krasnogorsk, Odintsovo and Naro-Fominsk and Istra district.

Depending on the direction observed the following distribution of demand for settlements. At Rublevo-Uspensky, Minsk, Kiev and Novorizhskoye Highway greatest concentration of new settlements - 60%. By Dmitrovskoye direction to build 15% of cottage settlements. The remaining 25% of the remaining areas - Yaroslavl, Leningrad, Kashirskoe etc. "Currently on the market the situation when raiders wholesale purchase the agricultural land in the Moscow region with a view to resale, and often they do not know how this land will use "- says E. Rodionov. There are different options for land use: for example, for cottage building, warehouses, industrial parks and so on. In Rodex Group noted that there had been an unpleasant experience when next to the already constructed settlements unfolding construction of warehouses, factories, industrial sites, etc.

3.5. Technology siting
For each project has its own criteria for selecting the land, which depend on the class of the future of cottage village, his concept. These are parameters such as land area, its distance from Moscow, the dignity of the natural landscape, etc. In Rodex Group recommended that the following characteristics:

lack of enterprise and polluting industries;
remoteness of villages and towns which do not correspond to the class planned cottage community;
distance from preventive healthcare institutions;
proximity of infrastructure (stores, gas stations, recreation centers, etc.).
In addition, when selecting land development plan is necessary to clarify a section of the adjacent territory (who owns the land that is planned to build on them in the future). This procedure and should ensure that future cottage village favorable environment. The builder of the future settlement long before the start of construction should possess complete information about the plans and prospects of development attached to the object area. If this settlement lands, then each locality has a master plan for development on the basis of which must develop this area. With this plan can be found in the Committee on Architecture and Urban Planning Area. On agricultural lands situation is more complicated. To find out who owns the land, how will their use. Nominal holder can be found in the land ward area, but the only real way independent search.

When you land analyzes the following general criteria:

direction;
Distance from Moscow Ring Road;
size of the plot;
transport accessibility;
social environment of land:
status of land and category;
availability of communications near the site;
presence of water body (rivers, ponds, lakes);
presence of forest on the Limits of the site and preferably at the site;
Legal stories cleanliness acquisition of land.
For the plot for the construction of the settlement class "elite" requirements are as follows:

direction: from the north-west to south-west (Ilyinskoe, Novorizhskoe, Rublevo-Uspenskoe, Kiev, Kaluga highway);
Distance from Moscow Ring Road up to 30-35 km;
size from 10 to 15 hectares.
For the plot for the construction of the settlement class "Business":

direction from north-west to south-west (Novorizhskoe, Rublevo-Uspenskoe, Mozhaiskoe, Minsk, Kiev, Kaluga highway);
Distance from Moscow Ring Road up to 40-45 km;
size from 20-30 ha.
For the plot for the construction of the village economy class holiday villages and high comfort:

direction from north-west to south-west (Novorizhskoe, Mozhaiskoe, Minsk, Kiev, Kaluga highway);
Distance from Moscow Ring Road up to 100-120 km;
size from 40-45 ha.

3.6. How do I change the purpose of the site
Change the purpose of the land can be, but the procedure is quite time-consuming and complicated, suggesting, moreover, a significant waste of money and time. "Based on recent experience, we can say that justifies itself only changing the destination of large land mass of agricultural categories, as earmarked for agricultural change in country construction or gardening," - said Jean Shcherbakov. Target value of small isolated areas rarely changes, this usually occurs within land settlements with private farms (PSF) for individual housing construction (IZHS).

Depending on the area of the array and land category decision to change the target destination is taken either by the head of district administration, or the Governor of Moscow region. But for the filing of such application is necessary to collect a large package of documents: documents describing the location of the land, its value, the rationale for the transfer of land, the conclusion of various state institutions. In addition, you must pay back taxes to the State for the withdrawal of land from agricultural production and the shortfall in the state with a given array, and so today the transfer procedure has worked in practice, but to make it beneficial only to large investors and landowners.