How to choose the ideal plot for a house from thousands of offers? on the Nedvio website

• 4.4.2018
• 18858

A cool cottage community and an old Soviet garden are legally considered objects of equal order by government agencies (Rosreestr or the tax office). They are subject to the same legal or financial actions. But people still distinguish between these objects and land plots. Maybe not as clearly as the state. But still, most buyers have an understanding of the real difference. Therefore, the nuances of choosing a land plot in a Soviet-style SNT and in a cottage village, as well as in populated areas, will be different. The METRTV.ru portal has compiled vital recommendations for the buyer of a land plot, depending on the format of the place and the internal structure.

Land type

Today in Russia all plots for individual construction are divided into two categories - SNT and individual housing construction. Garden partnerships are unfairly considered worse than land for individual housing construction. In fact, both have advantages and disadvantages.

SNT: Pros

Garden partnerships are superior to individual housing construction settlements in terms of organization and availability of communications , but only in comparison with villages or inexpensive cottage settlements.

A simple example: SNT must have electricity, there are roads on its territory, and the general area is surrounded by a fence. Often, gardening partnerships also have a 24-hour security guard. But plots in the village, as well as separately built cottages and houses in cheap cottage villages, cannot boast of this.

If you calculate how much it costs to install communications and roads, and improve the territory, then, in this regard, purchasing a dacha in SNT turns out to be much more profitable than a house in the village or a cottage in the field. Although, of course, in terms of infrastructure, garden partnerships are significantly inferior to business and elite class individual housing construction settlements. There are no social institutions, shops are located far away, and the security guards are poorly qualified.

Most gardening partnerships arose in those days when a car was still considered a luxury, so they are mainly located near train stations and bus stops . You can easily get to them on your own. However, at the same time, quite a lot of time is spent on the road.

The undoubted advantage of land in SNT is its low price. On average, they cost 30-50% cheaper than individual housing construction plots .

There is still a misconception that it is impossible to register on the territory of a dacha association. In fact, since 2008, it is possible to register official residence on such a site if there is an officially registered residential building on it.

SNT: Cons

1. The need to join a dacha partnership and pay fees . The SNT management regularly holds meetings that you need to attend, and also periodically collects funds for updating roads, maintaining communications, etc. Moreover, often management decisions may seem unjustified to the participants of the gardening partnership. But you still have to pay;
2. Low level of culture of neighbors . This disadvantage arises from the low cost of the plots. It is also necessary to take into account the fact that some summer residents and residents of SNT received land for free. Because of this, the contingent of people living in the garden association may be far from your social status;
3. Distance from popular natural places . SNT was mostly built on the site of cleared forests, near fields. It is rare to find a site close to a forest or lake. At best, you will have to walk several kilometers to get there.

individual housing construction

Land plots for individual residential construction are generally considered more profitable for building a home for permanent residence, compared to lands in SNT. As we have already seen, this is not always the case. Much depends on what exactly the individual housing construction site is.

There are three options - a house in a low-class cottage community, a business class, and a house in the village.

Pros and cons of each subtype of individual housing construction:

Let's consider all these factors and their impact on the quality of the site for building a house in more detail.

conclusions

To choose a site for building a house for permanent residence, study in detail the information about the locality where it will be located, the map and development plans. Feel free to chat with locals. Do not consider the site without geological surveys and documents confirming this.

Land plots from Navigator are sold with all the necessary studies completed, electricity and gas supplied and ready for connection. Many cottage villages are under the supervision of a service company that monitors cleanliness.

Location

Location is one of the key factors. It determines the cost of the site, as well as how long and convenient it is to get to it from the city. Of course, in order to save money, you can consider land plots 100 km or further from Moscow, but only if you do not plan to live in such a house permanently.

Distance from MKAD

At the moment, in the Moscow region, the parameter of distance from the Moscow Ring Road (or other city borders) when selecting a plot is the determining factor for buyers. The distance from the “ring” is an indicator of how quickly the owner can get to his home or dacha.

If you are selecting land for building a house for permanent residence, it is recommended to look at options no further than 60 km from the Moscow Ring Road. This distance, provided there are normal roads, can be covered, on average, in 1-1.5 hours. In traffic jams, the time spent will increase to 3 hours, but will still be tolerable. But if the site is located more than 60 km from the Moscow Ring Road, in case of traffic jams, it will take up to 5-6 hours to get to Moscow.

According to experts, you can comfortably live in the Moscow region permanently and work in Moscow - if the road from the village to the city takes no more than 30-40 minutes. This is up to 20-30 km from the Moscow Ring Road. However, plots with such remoteness cost hundreds of thousands per hundred square meters and not everyone can afford it. If the purchase is planned for the construction of a summer house, for periodic recreation, then both 60 and 80 km are perfect.

Convenience and availability of access roads

There must be access roads to the site. And be in good condition all year round. Otherwise, it is fraught with high costs.

The owner will have to initiate the construction of roads, coordinate with the administration, and negotiate with neighbors. It may happen that other residents of the locality simply refuse assistance. Then independently constructing even a simple road with crushed stone will result in huge expenses for the owner.

To avoid these problems, you should choose areas that have access roads all the way to the gate. It doesn’t matter whether the roads are dirt or asphalt, or maybe concrete. All types of coverings can serve well if the area does not flood in the spring.

To check this, it is recommended to come to the site in the spring, when the melt waters recede. If the dirt roads turn out to be flooded and bind the wheels, such a plot is not worth buying. The best option is if the entrance to the property is paved and regularly repaired at the expense of the municipality.

Availability of public transport

There must be public transport stops in the village (or near it). Even if you have several cars in your family, sooner or later a situation may arise when you simply won’t be able to use them. For example, if the car breaks down, or you cannot drive for health reasons or alcohol intoxication.

In order not to find yourself locked in a dacha or in your own cottage in these situations, you should foresee possible alternatives and proposed routes to the city by public transport in advance.

It is best if there is a train passing near the site. This is the fastest and most economical way to travel in the Moscow region. Bus stops are also suitable, although it is important to consider where they are located. Sometimes you still have to walk several kilometers from the stop to the site.

Geology and relief

In order to generally understand the geology of the Moscow region and somehow orient you when choosing a land plot, I will provide some data:

• the most suitable for agriculture and private plots, but less suitable for housing construction, are the lands of the Domodedovo and Lukhovitsky districts, around the cities of Kashira, Ozyory, Zaraysk (there are black soils and gray forest soils);
• from the point of view of cottage construction, the best areas are in the west and north-west of the region, but plots for individual housing construction are also the most expensive there;
• in the Noginsky, Orekhovo-Zuevsky, Egoryevsky and Shatursky districts - the soils are either podzolic, peaty, or marshy;
• in the Chekhov, Serpukhov and Stupinsky districts the terrain is mountainous, with slopes and slopes.

Communications

The most common mistake of inexperienced buyers of country real estate. In pursuit of the lowest price, they choose areas without communications, believing that they can fail them themselves. The very first question you should ask the seller is why didn’t he do it himself?

In fact, connecting a site to communications in the Moscow region is a huge expense that can “eat up” your entire construction budget. Of course, plots without communications are much cheaper. However, only the installation of water supply, gas pipelines, etc. will cost hundreds of thousands of rubles. Think and weigh all the pros and cons; perhaps such savings will backfire on you.

Water pipes

Without water, the site becomes practically unusable. The following options are lost:

• proper personal hygiene;
• obtaining cheap drinking water;
• watering plants;
• car wash.

For comfortable living, at least seasonal water supply lines must be connected to the site. For summer cottages this will be enough. If a plot of land is purchased for permanent residence, including in winter, it is important to find land that will be provided with water all year round.

If there is no running water, you can dig a well. However, this is expensive and time-consuming, and does not always give the desired result. You cannot use water from a well as actively as tap water, because it takes time to accumulate. This is a good option for short-term winter get-togethers, but not for permanent living.

If you have a running water supply, it is important to check the water quality. It should not be clayey or ferruginous. Water with a high iron content is not even suitable for watering plants or washing a car. It has to be filtered using expensive filters.

You can find out the quality of water by conducting an examination or finding out information from your neighbors.

Gas pipeline

Gas connection in the Moscow region officially costs from 60 thousand rubles. In fact, taking into account all the work and equipment, be prepared for the figure to increase several times.

At the same time, gas is very important if the owner plans to live in his house all year round. Therefore, it is better to purchase land with gas pipes already installed.

Some buyers of plots mistakenly believe that they can save on gas supply by using gas cylinders (autonomous gas heating). In fact, the cost of a cubic meter of gas in such cylinders is 8 times higher than the price of mains gas.

Electricity

Officially, the cost of connecting electricity is only 600 rubles. However, government agencies rarely install electrical networks for owners of remote areas. If there is no light, you will either have to install the wires yourself, paying for the cost of materials, poles, and the work of builders, or wait for help from the state (it is not known how many years).

Independent supply of light, depending on the distance of the nearest substation or fork, will cost from several tens to hundreds of thousands of rubles. Therefore, it is better to purchase a plot with already connected light.

It is also important to pay attention to the counters. They must be updated, preferably not analog, but digital (replacement began in the second half of the 2010s) and correctly configured, otherwise you will have to pay for their replacement.

Sewerage

You can easily arrange sewerage on your site yourself - in this regard, you can save money by selecting sites. The cost of an autonomous sewerage system (septic tank with installation) is about 35-40 thousand rubles. Here, too, you can save money by connecting a septic tank to two areas at once.

Choosing a site with a ready-made sewer system is recommended for those who do not like additional hassle. The septic tank needs to be periodically cleaned and repaired, while the village administration is responsible for maintaining the central sewerage system.

Demand creates supply

Probably everyone is familiar with this expression. The most expensive areas are where demand exceeds supply. The more people seek to buy land or a house in a particular area, the more builders and developers will invest in these areas in order to further satisfy the demand and make money on it.

However, it is quite difficult to determine in which village there will be high demand. When this happens, a very large amount of “overheating” appears on the market due to the huge number of investors and “outbids” - the cost of land increases due to the increasing popularity of the area, which is why the purchase of such real estate may be at an inflated price.

Site characteristics

You need to carefully study the cadastral data about the site, find out what its relief is, its size, and whether there are any disputes with neighbors about trespassing.

The above factors are just the tip of the iceberg. Depending on the owner’s plans for the site, it will also be necessary to take into account the suitability of the land for gardening, whether it is possible to dig a well and other characteristics.

Plot size

According to experts, the footage of the plot should be in proportion to 10:1 in relation to the house. That is, if the owner is going to build a one-story house with an area of ​​150 square meters. m., it is advisable to buy an area of ​​15 acres. This will allow you to comply with construction rules (there must be a certain distance between all buildings on the site, between buildings and the fence), as well as place a garden, vegetable garden, and recreation area on the site.

However, if the budget is limited, then you can get by with the standard six hundred square meters, and simply divide the footage of the house into several floors.

Land quality

The soil should not be too clayey or wet. This can lead, over time, to subsidence or even collapse of the house. There are two ways to check the quality of the soil: by inviting surveyors or asking neighbors. It is best to require a professional geodetic survey from the seller at his expense.

The site should also be checked for the depth of groundwater. If they are close, you can forget about building a large house, at most - a “frame” on stilts.

It is also recommended to check such factors as the presence of dangerous bodies of water nearby. In spring, rivers and some lakes flood. You can ask your neighbors if there is any flooding in the areas in the spring.

Landscape

A beautiful landscape with an abundance of hills, slopes and lawns is the dream of many gardeners, however, when it comes to residential construction, a multi-level plot brings more problems than pleasure.

Even a slight slope in one direction, the presence of one hole or subsidence zone, makes the site unsuitable for building a house. To fix this, you have to level the landscape, fill some soil, and remove it somewhere. It costs a lot.

It is better to purchase areas with flat terrain in order to build a foundation without any problems. And small hillocks and other landscape objects can be created independently after building the house. To do this, you only need bags of ordinary soil and a construction cart, while the arsenal of tools for leveling a site for a house is much more complex and expensive, including expensive rental of special equipment.

Form

Irregularly shaped areas are very difficult to fence and, most importantly, to measure correctly and enter into the cadastral register. During measurements, disputes may arise with neighbors, which may even end in court.

To avoid unnecessary problems, it is better to purchase possessions of the correct shape - rectangular or square.

Trust but check

When purchasing land, it is necessary to check all documents. The seller must provide ownership, documents confirming the status and purpose of the site. You need to make sure that the construction of individual housing construction is permitted on it.

The area must be demarcated. There must be a cadastral passport. It is also worth checking for technical conditions. Make sure services will communicate. Make sure the land is free of debts and encumbrances.

If all documents are in order, it is also recommended to conduct a geological examination of the soil and soil. Experts will assess the situation and make recommendations for future construction. This way you will protect yourself from possible unpleasant surprises in the future.

Infrastructure Features

The infrastructure of the village also greatly influences the quality of living in a country house. However, many buyers quite often forget to analyze this factor.

Of course, if the plot is purchased for the construction of a summer house and will be used for weekend trips, you can really forget about the development of the territory. You can buy everything in the city, load it into your car and bring it. In all other cases, it is important to carefully study the infrastructure of the village.

Security and fencing of the territory

It is extremely important that the village has stable 24-hour security. Without it, there is a high risk that your home could be robbed. In terms of protection, cottage communities benefit, followed by plots in SNT (in descending order).

A competent security system should consist of the following:

• guarded entrances, checkpoints;
• fenced common area;
• the presence of barriers with a lock or card system at the entrance;
• CCTV;
• patrolling the streets of the village.

The listed items are available in business class cottage villages and are more expensive. If the buyer's goal is to live in his home permanently, in this regard, it is better to stop at them. After all, really valuable things can be stored in the house: expensive equipment, cars, jewelry, savings, etc.

If the house is intended for summer holidays, a lower level of security will be suitable. It is not necessary that the area be fenced with a solid fence (a mesh will suffice), but it is necessary that there are barriers at the entrances. SNT has just such a level of security. The barrier or gate is locked, which can only be opened by the owners of the plots.

The shops

The system of retail outlets is best developed in cottage villages. Some of them have supermarkets, hardware stores, pharmacies, and pet stores. It is even better if the land ownership is located on the territory of an urban village. In this case, the list of retail outlets will differ little from the freedom of choice that is provided in a large city.

In SNT and villages, to get even to a simple grocery store, you will have to cover a considerable distance - from 2 to 10 km. Moreover, you often have to walk along the roadway due to the lack of sidewalks.

Social institutions

Regardless of what purpose you are planning to purchase land for, it is important that there is at least a first aid station nearby. Ideally, a medical center or clinic. It is important that an ambulance can arrive from them in a maximum of 30-40 minutes. In this regard, the most advantageous areas are those located within a radius of 30 km from Moscow and those located near its large suburbs.

Kindergartens and schools will be required if you have children and are going to live in your own home all year round. The following proposals should be considered as a priority:

• the school and kindergarten are located directly on the territory of the cottage village;
• you can get to the educational institution by a special school bus that runs from the village;
• It is possible to take your child to school in a neighboring village by public transport, and the travel time should not be more than 20-30 minutes.

It is worth noting here that 30 km by car and 30 km by train are not the same thing. By car you can drive this way and spend half an hour or be stuck in traffic the whole time. You can always cover the same distance by train in just half an hour.

If there are no public transport stops nearby, as well as schools, this will sooner or later turn into a problem for families. Especially if both parents work and cannot take the child back and forth every day.

Surrounding area

It is important to know what will happen in 5 - 10 years near the place where you plan to build your house. Good ecology is a guarantee of health, so before purchasing, you can look at the urban planning plan to make sure that a waste processing plant or highway will not be built nearby.

In addition, you need to take into account the direction of the winds, especially if there is a plant and it is located 10 - 15 km away. Otherwise, it may turn out that instead of fresh air, you will have to constantly keep the windows closed.

About pitfalls

You need to be very careful when reviewing and completing documents. It is advisable to have people nearby who are competent in these matters, since the following facts may come to light:

1. Possible seizure of the plot, which was not disclosed by the seller.
2. Land may be subject to seizure by the state.
3. Incomplete (shared) ownership of the seller.
4. The land being sold may be part of a nature reserve, etc.
5. The seller is the owner with the right of perpetual use.
6. The real owner also bought the plot. In this case, it is necessary to check his purchase and sale agreement.

Advice: you should definitely seek help from a realtor or an experienced lawyer.

Important nuances

Once the site you like is selected, the contract and purchase procedure begins. But before that, you should check the following points:

1. The land plot must be included in the state register and have a cadastral passport. And knowing the cadastral passport number, you can check all existing information on this object on the Rosreestr website.
2. The sale can be carried out by the owner or an authorized representative.
3. You can buy land in New Moscow from the administrative body (primary market) and from the owners (secondary market).
4. If the selling person is married, then there must be written consent of the other spouse to the sale.
5. If the seller is an heir, then it is necessary to check the inheritance documents.
6. It is important to find out exactly about: water, sewerage, gas, electricity. Are all communications actually carried out?

Where to buy

The new district of the capital is quite large. It stretched for many kilometers and captured villages and towns. The choice should be made in one of the following settlements in New Moscow:

• Moscow;
• Shcherbinka;
• Sosensky;
• Desyonovsky;
• Vnukovsky;
• Kokoshkino;
• Voskresensky;
• Mostrentgen;
• Ryazanovsky;
• Marushkinsky;
• Filimonovsky.

It is important to inquire about the presence of rivers, lakes, parks, forests, roads, infrastructure development, near the purchased site. All this is present in New Moscow. Additional metro stations are being built and roads are being laid.

Choice in Troitsk

One of the attractive cities of New Moscow, due to its close location to the capital, is Troitsk. Being small, this town is growing into a new district of Moscow. This territory offers many different options for individual housing construction. You can select options using:

• realtors who search for favorable offers for the client, draw up documents, the cost for the services provided is included in the total price of the land;
• yourself, having previously familiarized yourself with the options on the Internet and in newspapers.