Продажа квартиры. Как оценить стоимость квартиры. Ч.2

Автор: admin  //  Рубрики: Городская недвижимость

Как оценить стоимость квартиры 5

Продажа квартиры. Как оценить стоимость квартиры. Ч.2

Добрый день!

Продолжаем наш разговор, посвященный тому, как оценить стоимость квартиры.

Параметры оценки 

До того, как разбирать так называемые технические параметры, рассмотрим  юридические:

- в том случае, когда квартира «свободна физически и юридически» (а значит, в ней  никто не живет и  не зарегистрирован), то она стоит дороже аналогичной, но обремененной необходимостью одновременной покупки альтернативного жилья, и уж подавно расселением.

Объясняется это тем, что значительное  количество сделок (до 80 %) с альтернативой определенно не состоятся уже на стадии подготовки к ним:

  • продавцы не сумели найти устраивающего их варианта замены, либо продавец альтернативного жилья запросил непомерно высокую цену и т. д.;
  • продаваемое жилье не приватизировано или является частной собственностью (второй вариант лучше, а значит и оценивается дороже, чем  первый);
  • первичные документы (инвестиционный контракт, приватизация) соблазняют потенциальных покупателей больше, чем неоднократные переходы прав собственности;
  • стоимость доли квартиры, а так же квартиры, обремененные правами третьих лиц, оцениваются по индивидуальной методике.

Ну а теперь немного поговорим о технических параметрах.

Одним из значимых факторов, оказывающих влияние на стоимость квартиры, является престижность  района расположения. Необходимо отметить, что этот фактор слабо связан с экологией — существенно больше он зависит от исторически сложившейся репутации рассматриваемого района.

Необходимо иметь в виду, что стопроцентно одинаковые по всем основным параметрам квартиры, расположенные в разных районах, могут отличаться по цене. Более того - это различие иногда  бывает весьма значительным.

Следующим  важным  фактором выступает  расположение Вашей  квартиры. А если еще точнее — удаленность от ближайшей станции метро. Здесь следует учитывать два момента, влияющих на стоимость квартиры: плюсом выступает расположение жилья на расстоянии двух-трех остановок или в десяти минутах ходьбы от станции метро; бесспорный минус — от метро до дома практически нельзя дойти пешком, а добираться наземным общественным транспортом приходится больше пятнадцати минут.

Градация по типам домов

Данная градация весьма расплывчата. Нелегко однозначно оценить достоинства и недостатки определенных типов домов. Практически в каждом из типов можно найти как удобные и престижные дома, так и неухоженные и  давно не ремонтируемые. (Элитные дома в нашем  обзоре не рассматриваются).

1. Панель.

«Хрущевки» — так называют дома примерно 1960–70 гг. постройки, из-за нерациональной планировки квартир заслуженно считаются  самыми не престижными в своем сегменте.

«Постхрущевки» — 1963–73 гг. постройки, как правило, девятиэтажные, немногим разнящиеся по рациональности планировки от хрущевок. В соответствии с этим, стоимость таких квартир — не на много отличается от хрущевок.

Дома с квартирами улучшенной планировки — начали строить с 1975 года. В таких домах мы уже видим квартиры с большими кухнями, просторными изолированными комнатами, холл. Стоимость таких квартир значительно выше предыдущих, в особенности, когда в них был сделан капремонт и замена водопроводных труб и канализации. Квартиры в домах таких серий, постройка которых началась в начале 92-го года, — наиболее популярные в своем сегменте.

2. Кирпич.

Дома дореволюционной постройки. Эти дома остались в основном в центре городов и оценить их однозначно не так-то просто. С одной стороны — очевидная и устойчивая престижность центра, зато с другой — нередко невразумительная планировка таких квартир, а зачастую отсутствие удобств (кухни, ванной комнаты и т. д.).

Сталинские дома (год постройки 1936–1954). Квартиры в «сталинках» до сих пор весьма популярны среди покупателей. Они обладают большими квадратными комнатами с высокими (3,25 м) потолками, хорошим местоположением, подъездами с широкими лестничными пролетами, ну и, конечно,  особым контингентом жильцов. Все эти аспекты позволяют высоко оценивать стоимость подобных квартир при продаже.

Хотя иногда можно и ошибиться -  есть, так называемые,  «псевдосталинские» дома — у них так же наличествуют высокие  потолки  и большие метражи комнат, зато по остальным характеристикам они явно не составляют конкуренцию «сталинкам».

Следующий тип домов – это дома, постройки  70-х гг. и позже, большой этажности, с довольно-таки комфортабельными квартирами, с удобными планировками и большой площадью.

3. Монолит.

Самые престижные и дорогие — конечно же, монолитные дома. От предыдущих серий они  отличаются  индивидуальностью  проектов и  свободной  планировкой квартир, дающей возможность выбора в обустройстве и зонировании жилой площади.

Весьма важен и такой аспект, как безопасность жилья. Здесь к плюсам можно причислить охраняемую и огороженную придомовую территорию, наличие консьержа или домофона при входе в подъезд.

Стоит отметить, что определенное значение вносит и  укрепленная металлическая дверь, да и  общее состояние подъезда. В том случае, когда квартира ничем или никем не охраняется,  и в подъезд может попасть любой желающий, такой вариант оценивается ниже, не смотря на то, что  сама квартира в очень хорошем состоянии.

Помимо этого надо принимать во внимание и расположение,  и планировку жилья. Если оно не находится в торце дома и является распашонкой (комнаты в квартире расположены на разных сторонах дома), это так же увеличивает стоимость квартиры.

В случае торцевого, либо углового расположения Вашей квартиры, или линейного расположения в ней комнат стоимость такого жилья будет ниже сходного, но расположенного несколько по-другому.

Присутствие холла, даже не очень больших  размеров, увеличивает цену квартиры. Если же он довольно большой, да еще и квадратный, на такое достоинство квартиры обязательно следует обратить внимание Вашего покупателя.

Конечно, рассматривается и кубический объем квартиры, на который прямое влияние оказывает высота потолков. Наиболее популярна — 2,7–3,25 метра. Все, что не отвечает этому критерию, котируется гораздо ниже.

Тем не менее,  пользуются популярностью квартиры с высотой потолков до 2,4 и более4,35 м. Для  примера, совсем недавно успешно прошла сделка с покупательницей, которая искала квартиру с потолками более4,5 м.

Как правило, такие квартиры встречаются  в центре, в домах еще дореволюционной постройки. И такой  вариант был найден! Квартира была  небольшой площади, да еще и с  минимальными удобствами (а лучше сказать, в ней был только санузел), и вследствие этого обошлась будущей собственнице не так дорого.

Зато, уже после покупки, она сделала второй полуэтаж, что позволило значительно увеличить полезную площадь своей новой квартиры.

Существует еще много аспектов, оказывающих большое влияние на стоимость квартиры: вид из окон, изолированность комнат, тип горячего водоснабжения и т.д.

Важно учитывать, есть ли в квартире городской телефон (хотя этот фактор с развитием мобильной телефонной связи влияет все меньше), поскольку его отсутствие пока еще уменьшает покупательский  спрос, и, естественно, стоимость квартиры.

Отсутствие лоджии или балкона выступает еще одним изъяном, снижающим цену квартиры.

Думаю, не стоит и напоминать, что просто необходимо принимать во внимание и само состояние квартиры. При рассмотрении этой характеристики следует оценить пять основных вариантов:

  • в квартире сделан ремонт;
  • необходим косметический ремонт;
  • требуется основательный ремонт квартиры (так называемая «убитая»);
  • сделан евроремонт;
  • квартира после пожара (это существенно снижает цену, так как избавиться от запаха пожара практически невозможно, необходимо очищать все до бетона).

Можно с уверенностью заявить, что евроремонт (настоящий, а не поверхностный) при продаже оценивается в сумму, составляющую порядка  25 % от вложенных в него средств. К сожалению, часто доводится видеть продавцов, выставляющих на продажу квартиру с реальной стоимостью вложенных в ремонт денег и не могущих реализовать ее целый  год.

В заключение отметим, что в любом случае к оценке стоимости квартиры нужно относиться очень серьезно. Если отнестись к ней без должной серьезности, то это неизбежно обернется потерей как времени, так и средств.

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