Project «Kvartaly 21/19» includes school, 3 kindergartens, parkings and underground parkings, multifunctional complex with shops, offices and fitness-center, and a green boulevard with an area of 3 hectares.
While designing residential property, a great emphasis is placed on infrastructure: landscaping design, transport accessibility, environmental friendliness and architectural solutions, that jointly form comfortable conditions for living in urban environment.
Creating ideal space for living, which meets standards of A-class construction: safety, comfort, environmental friendliness and aesthetics.
We are trusted by such major investment funds as «Sberbank - Residential property 3», we have talented partners - together we can set new, higher standards of real estate market.
Expobank is our key partner, and we look together in the same direction. Thanks to its support, we have an opportunity to implement even the most daring projects.
«21 house and 19 hectares: how we came to Gryvoronovo»
Industrial zones usually take 17% from total area of «old» Moscow, so if a developer wants to try himself in a «promzone», he has a wide choice.
There are three main land plot «klondikes» is Moscow with industrial past: south-east, river bank zones of Moscow river and territories alongside Moscow Rail Ring that are called «rusty belt of Moscow». If two latter land plots are only being introduced to the industry, in SEAD housing construction has already unfolded in full force, and I suppose that in 10-15 years time this district won’t anyhow differ from other mostly «residential» corner of the city. That’a why we became interested in Gryvoronoov land plot in Ryazanskiy district. From the soviet times «Molniya» factory, that was a part of Rosenergoatom structure, functioned here. After the optimization and transfer of the manufacturing, the conglomerate put a land plot of 21 ha on sale. Excellent transport availability (5 minutes to Third Road Ring and 15 - to Sadovoe), planned -subway (practically on the territory of the residential complex) and biggest transport hub in Moscow, surrounded by districts with established infrastructure. Except for us five organizations anonymously participated in the tender. I suppose that all of them were developers. We understood at once that a large scale residential complex for mass customer, who focuses on mobility, will appear here. We thought of the name quite fast too, as soon as we elaborated the projects: five quarters, 21 houses, 19 hectares - «Kvartaly 21/19». That’s how we came to Gryvoronovo.
«Industrial zones is benefits and risks at the same time»
It would be an exaggeration to claim that there is no place for construction in the capital city except for the industrial zone. «Dotted» land plots in inhabited districts also become available from time to time, but is it possible to create a relevant product there? I think not, and here’s why.
First of all, customer has ceased to purchase square meters. Today he comes to the market for a full space for life and leisure. And in terms of a small construction it is possible only to give square meters, as a maximum - square meter with beautiful architecture. And how about a school? Parking? Hospital? Shopping mall? Park?
Industrial zone gives opportunity to create a full district from zero, «city in a city», where you can autonomously live, practically not facing aggressive environment of a megapolis. Recreation, education, medicine, shopping, an ideally - work also, can now be next to the house - that’s a product that a Moscow customer wants.
Secondly, an industrial zone, as strange as it may seem, might be effective from economic point of view. Yes, a customer wants more, but as always, more than he can afford. The situation with population’s incomes is hard, and the product has to be affordable. Industrial zone allows to create a large scale residential complex with competitive cost. We, at our turn, build more - earn more. A developer who doesn’t dream of large-scale projects is a bad developer. However, industrial zone is benefits and risks at the same time. A developer working in industrial zone is like a captain of a sailboat, who has to catch the fair wind while making his way around dangerous rocks and sandbars to reach his destination.
«Project has to be integrated into city «canvas»
Project of a residential complex has to be integrated into city «canvas», taking into account all features of a location and strategical tasks of Moscow. For example, authorities attentively control the balance of living and working places on every particular territory. So a project of territory planning (PTP) is developed for both the plot of construction (in out case 19 ha), and all surrounding territories (we had 80 ha). Simply saying, a developer has to see a perspective of development not only of his plot - he is responsible for urban construction trend of all the district, where he works. He has to take into consideration perspective of enterprises located nearby, to make sure that in future the number of new inhabitants of the districts doesn’t exceed workplaces available for them. To do it we lead a questionnaire among all enterprises: we asked how they see perspective of development, who plans to close, who will exist in the current state.
In principle, demand not to destroy the balance between population and number of workplaces in a location is strategically right. But you have to admit that there are many owners who create inner «opposition» for a developer. Owners of storages, offices, small manufactures are not always so keen to work with a developer or authorities. For example, two-three neighbors agree on plans of territory development, count economics and the city support them. Others at the same time say: «Give us a billion, and we’ll leave, or we won’t do a thing». That’s why integrated territory development didn’t always succeed in past: lawsuits and negotiations took years and years, industrial zone were partly developed, but in most cases kept their unsightly appearance.
Now the situation is different. From 1st January 2017 Federal Order №373 of Russian Federation Civil Code came into force, which introduced significant changes into Town-Planning Code in terms of integrated development of territories. If among numerous «comrades» there is no consent about the development of an industrial zone, worse for them - now state can withdraw of force to sell land plots, exploited not for its intended use. Then provide workplaces in terms of his projects, people can’t always find employment near their house. Old enterprises usually barely work, and offices are not on demand, so the problem of workplaces is not being solved. In our case the situation isn’t such a dead end. VNIIMetMash is located nearby. It is an acting manufacture that even has a state defense order. It is owned by Moscow. The enterprise wanted to create on its base a technopark of metal-processing machines, and we are ready to help, to invest our own money to realize this project. Thus we will create this workplaces and housing balance, so sought after by the authorities.
«No consent between friends? The worse for them».
Based on the logic, we chose a concept, because of which people will be able to comfortably live in our micro district, independently from how fast it will be constructed and developed. This territory is sold to interested developer who implements it. Such precedents already exist in Moscow. The city has approved a list of five zones of integrated development, with a project of territory planning developed for each of them. It is not yet clear how it will progress, but I do not doubt the usefulness of this action.
We are lucky from this point of view: when we bought the land plot, industrial enterprises did almost nothing. From 110 thousand square meters only a small part was rented out for storages, and all the rest remained in semi-destroyed state. Formally, Rosenergoatom renounced from its enterprise and auctioned it off.
When all questions with the city or owners are solved, a stage of direct territory development comes. I think it’s pointless to describe a contemporary industrial zone - everybody has seen abandoned shops, rusted metal, neglected territories. However, I’m convinced: as many industrial zones there are, as many problems with their development. Let’s say, developers working on spots of «dirty» manufacturing sometimes have to recultivate up to one meter of soil layer (which means cut off, take away and bring clean). You can only imagine what expenses we are talking about. Again, we were lucky in this sense: «Molniya» was a high-tech manufacturing, which produced precision machinery, and not chemistry or metal processing. So we didn’t need such radical actions. But it was not without surprises: the enterprise turned out to be secret. And to lead any works on its territory, we had to remove the regime of secrecy. This procedure took us half a year in total, which is quite a lot for a construction project. One more difficulty, connected with the land plot’s past is prejudices of customers. Many clients are convinced that living in industrial zones is inevitably dangerous. We have to lead big work with customers - sometimes they need a full tour in industrial history of Moscow to allay their doubts.
«The greatest foe is time»
When all preparation works are done, developer faces difficulties of direct territory development. And here the greatest foe is time. Usually large-scale construction is very time-consuming. Yes, residential complexes in industrial zones are full with infrastructural objects: schools, kindergartens, boulevards, shops in walking distance, fitness centers. But when all of them will be available for usage? You come into any big residential complex and ask: «What will you have here?». Developer answers: «Art school». «What year?». «2023». Another one has a ice palace. Great! Another seven years to wait. And it’s not a fact that you’ll see it… Stemming from this logic, we chose the concept, due to which people will be able to comfortably live in our micro district, disregarding how fast it will develop (by the way, according to our plan - until 2022). It’s essence is that the whole area of 19 ha is divided into zones, and each of them has a certain autonomy. Within their quarter residents receive full set of facilities, service, infrastructural decisions, which don’t depend on how fast the rest of the construction goes. Now two of five quarters are almost ready. A kindergarten in currently under construction, and we beautify the boulevard that we promised to the city. So we don’t postpone infrastructure «for afterwards». Talking about profit, expenses for any infrastructural project, let’s say the same boulevard, reflects on the housing price. We perfectly understand that people will admire it, sales will rise, maybe, prices for apartments will rise. So developing of large territories gives more opportunities. But risks are also big, because it’s very hard to predict, how the market will act in the next five years.
If a developer works in a well-developed location, then he does not care about further development of commercial spaces in his residential complex, as he can rely on already established commercial infrastructure of the district. If we’re talking about the development of an industrial zone, it’s impossible to leave the process of commercial rent establishment for «invisible hand of the market». Commercial infrastructure needs planning to bring the idea of the residential complex’s autonomy to a logical end. You can’t allow six pharmacies and not a single barber shop to appear in one quarter. Understanding what set of services our residents need, we make a decision, where a notary will seat, where a shop will be situated, what space we will give out for a fitness center or yoga club, and what - for beauty salon and dental clinic. All this is done to make sure people have a comfortable traffic and they don’t concentrate in one zone. We attentively monitor the usage of commercial spaces in each quarter, and rent out rooms only for particular goals. So we create a logical inner environment from the start. Moreover, we do not sell spaces, because it will be much more profitable to later sell a ready rental business. In my opinion, it’s worth losing one or two years and incur start costs because of a standstill or low rental rate, but later a space will bring an obvious profit. It’s very important that a logical structure of social services formed inside a quarter and a stable human traffic appeared. It will be effective for everyone. Undoubtedly, these questions must be solved by the developer of a project. Today developer has the main responsibility and leading role in the development process. He is a captain of that sailboat that I talked about in the beginning. But authorities «make the weather». In this context the experience of the Dutch is very remarkable. First of all local authorities provide territories with all necessary infrastructure from state budget, as long as industrial zones are almost always extremely hard projects in terms of finances. They are hard to launch, work perspective is 10-15 years, that’s why the city brings connections there or creates roads, and then developers buy land plots, ready for development. In Russia authorities do not take such an active part in developers projects, but I suppose that this experience will be developed in terms of housing renovation program, recently launched in the capital city. The city will inevitably face the necessity to modernize the infrastructure and to prepare land plots, to help developers not «drown» in expenses. Authorities need to understand that their help to developers at the start will later return as taxes, royalties as changes in land use. Moreover, keeping low level of cost price is possible not only by direct help in construction, but also by means of accelerating bureaucracy procedures. Authorities already take certain steps in this direction: a «one window» service is specially implemented everywhere, including for receiving permit documentation. The same is planned to do with communal networks, managed by natural monopolies, somehow disconnected from city interests. Now the city works actively on improving this system, which will help to speed the realization of projects.
The complex is planned to be built at the address of Ryazanskiy prospekt, property 6A. The land plot is located on the former territory of «Molniya» factory, between 2nd Gryvoronovskiy passage and former industrial zone of «Mossol» factory.
Special attention in the residential complex will be paid to energy-saving technologies. Newest thermal insulation and soundproofing materials will be used in construction process. High ceilings and panoramic glazing will be made on the first floors of the complex. Non-residential spaces will be able to be merged.
As a part of the complex children’s and sports grounds will be constructed, as well as bike lanes and areas for walking and leisure. All blocks will be oriented on a pedestrian boulevard, created on the base of existing alley. Sports and children playgrounds and recreation zones with fountains will be built alongside it. The boulevard will also connect residential quarters and the square in front of «Stakhanovskaya» metro station, currently under construction.
Long experience is no reason to stop. We are constantly looking for a fresh vision of routine market standards: new architectural forms, planning ideas, innovative materials and technologies. A lot of attention is paid to beautification of the public spaces, entrance groups and house territories.
«VectorStroyFinance» focuses on long-term future, making projects that will correspond to the spirit of time even in 100 years.
We care about future generations: each project assumes environmental security and subsequent planting.
Today our constant desire to progress has led us to a new quality level of construction and allowed us to reduce the price of built square meters.
The future of construction field lies is high quality projects that correspond with all requirements of big city inhabitants.
With our work we form new principles of construction business in Russia, oriented on innovational approaches, environmental responsibility and customers’ true needs. Company’s nearest plans include increasing presence in regions and becoming a leader of affordable housing market in Moscow.
Foundation of «Vectorstroyfinance» activities is a multi-year experience in implementing various projects, which made it possible to elaborate a comprehensive vision for development.
We can ensure the entire investment and construction process, starting with purchase and land development and ending with exploitation of real estate.
Steady and responsible work since 2004 provided us with a reputation of a reliable developer and partner.
Today, through the support major Russian banks we realize big and ambitious projects - both in regions and in Moscow.
JSC «Vectorstroyfinance» was established in 2004. First projects of the developer were reconstructions of emergency state residential houses in the center of Moscow.
Since its establishment company has implemented dozens of projects in the development sphere: commercial complexes, countryside real estate, objects of social infrastructure, multistorey apartment complexes, reconstruction and redevelopment of buildings.
Conducting these activities, we formed a strong and professional team. We highly appreciate it, as responsibility for the company’s future lies on everyone, and indifference is the main enemy of effectiveness.