Home > Плановый разрыв > Колонка а.воскресенского
Aug
18

Компания «Интеко» инициировала расторжение инвестиционного контракта на строительство жилых домов в московском районе Молжаниново. На двух участках - 148,6 га по Ленинградскому шоссе и 76,5 га по Международному шоссе – компания собиралась построить до 1,5 млн жилой и коммерческой недвижимости. И вот что я по этому поводу думаю.

По поводу разрыва этого инвестконтракта возбудились все: участники рынка, журналисты, аналитики и политики. Выдвигается несколько версий причин этого решения Батуриной.

Версию №1, самую нелепую, озвучила собственная пресс-служба «Интеко»: мол, «планируемая к застройке территория не была освобождена от прав на нее третьих лиц, а обязательство учесть их интересы не было четко прописано в документах». Видимо, компании «Интеко» понадобилось пять лет, чтобы понять: на территории района есть 8 деревень, жителей которых надо куда-то деть, чтобы что-то построить.

Интернет-газета «Взгляд» приводит очень аргументированный ответ на эту версию представителя одной московской строительной компании: «Даже очень сильно огрубляя подсчет, получается примерно следующее: себестоимость жилья эконом-класса не превышает 600–800 долларов за метр. Почти миллион «квадратов» будут продаваться дороже в 2–3 раза. Даже если каждой семье предоставить в 10 раз большие площади в качестве компенсации, то эти затраты не превысят и сотой доли прибыли компании-застройщика».

В общем, понятно, что трактовка интековской пресс-службы – более или менее пристойная отговорка.

Версия №2, близкая сторонникам Немцова, гласит, что Батурина выводит активы из Москвы, где не сегодня-завтра появится новый градоначальник, а саму госпожу миллиардершу начнут потихоньку раскулачивать. Но, во-первых, 200 с лишним гектаров молжаниновской земли – далеко не самый лакомый актив «Интеко». Если быть точным – это и не актив вовсе, а скорее пассив: без миллиардных вложений он представляет собой сплошную обузу. Ведь не в собственности же эта земля у г-жи Батуриной!

Наконец, версию №3 высказал в интервью «Коммерсанту» президент компании «Лидер» Владимир Воронин. По его оценке, требуемый объем инвестиций в Молжаниново - 1,35 млрд долларов (без учета затрат на инфраструктуру) из расчета 900 долларов за 1 кв. м. «Сегодня найти инвестиции такого объема даже для «Интеко» крайне сложно», — утверждает он. Согласимся: «сегодня» найти такие объемы финансирования действительно непросто, но в течение 3—4 лет «Интеко» вполне могла бы привлечь даже куда большие кредиты под реальный проект, не говоря уж о соинвестировании.

Мне представляется, что ситуация намного проще. Батурина сделала то, о чем мечтают почти все столичные девелоперы, имеющие инвестиционные контракты с правительством Москвы: она вышла из игры и наверняка получит компенсацию своих расходов. Сама компенсация невелика: в 2004 году она приобрела право застройки Молжанинова на аукционе за 5,05 млн долларов. Можно не сомневаться, что на эту сумму город с ней рассчитается. Кстати, многие девелоперы были бы рады выйти из проектов и за половину суммы, затраченной на аукционе.

Некоторые издания высказывают предположения, что «Интеко» может рассчитывать также на компенсацию затрат на создание проекта планировки (оцениваются в пределах 30-60 миллионов долларов). Но это было бы уже верхом неприличия в данной ситуации: по крайней мере, ни один московский девелопер о подобном чуде даже не мечтает. В конце концов, проект планировки сам по себе является товаром и может быть продан следующему инвестору. Правда, неизвестно когда.

Есть еще один принципиальный момент в этой истории.

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