I want to buy a land plot - how to determine the actual cost of a land plot

I want to buy a land plot - how to determine the actual cost of a land plot

Market value or value in use?

Why do I use quotation marks when talking about the “market value” of land plots? When determining the market price of a plot, they usually proceed from the average price of purchases, similar in quality, location, area, type of use of land plots, made over a certain (not too long) period of time. Accordingly, the more such transactions are analyzed, the more accurately the price of the area of ​​interest to us can be determined.

In this case, it is necessary that transactions were made using similar financial schemes, without any special conditions for the transfer of property rights, restrictions and encumbrances.

However, in practice, the use of this technique does not always give an objective picture of the market situation. To date, the agricultural land market has just begun to form. By and large, a serious volume of land transactions has been observed only in the last 5-6 years. Yes, in the last year or two, a fairly large number of transfers of ownership have taken place, but it seems to me a futile task to determine the real purchase and sale prices for a large number of plots.

On the one hand, a huge number of agricultural plots change owners as a result of the donation procedure, although in fact there are sales and purchase transactions. Since donation transactions, in fact, are gratuitous transactions, how, in such cases, to assess the value of the property transferred to the new owner?

Yes, and when making transactions for the sale of land plots, very often the contract indicates an underestimated value of the plot - primarily in order to pay less taxes.

On the other hand, one cannot be guided by the prices indicated in advertising offers for the sale of real estate objects. Firstly, very often, when selling a land plot, there are a lot of intermediaries, adding 20, or even 40-50% of the original price of the plot. Secondly, landowners themselves often expose objects at an inflated price on purpose - taking into account further trade for a fall. It is much more pleasant for the buyer to buy real estate with a discount of 10-15%, while feeling like a competent businessman. Third, the market situation changes frequently. One of the most typical options is when land plots are offered for sale at a price lower than those previously exhibited. For example, next to your land plot there are other plots with similar characteristics, and the owner urgently decided to sell them at a large discount due to the urgent need for funds.

There is another reason why it is difficult to assess the market value of specific land plots, the almost complete absence of a mortgage market for land plots.

As I said above, to date, the land market (especially for plots for commercial projects, i.e. large plots) has not yet been formed. The volume of transactions in specific territories, and the methods of their implementation, do not allow to carry out with reliability an analysis sufficient for an accurate and objective assessment of the value of land, an analysis that could be taken as a basis when considering a land plot as a subject of pledge without attracting additional surety or additional financial guarantees ...

Is it possible to draw a conclusion from the above that it is impossible to determine the actual value of a land plot?

I think not, especially if we do not use the vague term “market value”, but talk about the “consumer value” of this or that site. If “market value” is understood as the amount for which a plot can be sold at a given moment in time, then when assessing the consumer value, many factors are investigated, including the main ones:

a) Dynamics of changes in prices for plots similar in all respects for the short-term (1-2 years) and medium-term (5 years) periods.

b) The expected dynamics of changes in prices for the site, taking into account such factors as long-term plans for the development of the adjacent territory, the political and economic situation in a particular district, region, subject of the federation, changes in the ecological situation, climatic processes in a given area, social and demographic processes, etc. etc.

c) Analysis of possible risks in various areas of development of this land plot, the possibility of overcoming such risks and the calculation of the associated material costs.

d) Forecast of the liquidity of the land plot at different stages of its development.

Despite the fact that the answers to each of the above points can be rather approximate, their combination, when studied within the framework of a mathematical model, gives a fairly accurate answer about the consumer value of the site, which is understood as the maximum allowable amount of money, the investment of which, when buying land, ensures the profitability of further development of the site.

Victor Shchelokov,
Chairman of the Board of Directors of the Center for Legal Support of Land Users
St. Petersburg, st. Gorokhovaya, 53 +7 (812) 605-08-40

I want to buy a land plot - how to determine the actual cost of a land plot - garden and vegetable garden

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    I need a small prefab house for my garden plot. I grow vegetables and fruits on the site. A lot of work. I even hand over my products to vegetable bases. I have such a small business. Needed.

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    I want to buy a land plot - how to determine the actual cost of a land plot - garden and vegetable garden

    Earth Forum
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    What is the cadastral plan of the site for?

    Complete and reliable information about the property is reflected in the plot drawing. According to the Federal Law of the Russian Federation No. 221 "On Cadastral Activities" (dated 24.07.2007), the previous owner is obliged to provide the new owner with a complete set of documents for real estate, including the plot of the allotment.

    The document is needed in the following cases:

    • Registration of property rights during privatization
    • Legal transactions with real estate (sale and purchase transaction, conclusion of a lease agreement, registration of inheritance)
    • Resolution of border disputes with the owners of adjacent land plots
    • Division of one object into several independent units
    • Obtaining a permit for construction, reconstruction or redevelopment of an object
    • Transfer of land as a pledge on the terms of a mortgage agreement
    • Property insurance
    • Determination or clarification of the boundaries of the investigated and neighboring allotments.

    If the scheme has been lost, then it is enough to order an extract from the USRN. This help contains detailed information about the object.

    The cadastral plan must be drawn up during the initial registration of land in Rosreestr. The object is considered legally existing after registration in the Rosreestr database.

    What is the difference between izhs and gardening

      By purchasing a land plot for individual housing construction, you can erect any structures on it. The main thing is that they meet the requirements for residential buildings. On the lands of SNT, you can also build any building, even the smallest shed.

    The only question is that it will be problematic to register in it, since the building must have a normal infrastructure and meet the requirements for permanent residence. In buildings erected on land under individual housing construction, you can register. For registration in buildings on the lands of SNT, you will have to go through a large number of instances before permission for registration is obtained.

  • The tax on real estate located in the lands of SNT is significantly lower compared to taxes on houses erected on the lands of individual housing construction.
  • The advantage of the IZhS is that the local authorities regularly develop the infrastructure of the settlements, while the lands of the SNT are developed at the expense of its members.
    1. This site is prohibited from transferring it to another category.

    2. The plot does not fit the territory development plan.
    3. The site cannot be attached to the settlement, therefore difficulties arise when it is entered into the development plan, etc.

    An additional advantage of the agricultural plot and the country house located on it is that a residential facility is not a luxury item.

    At the same time, the purchase of an agricultural land plot does not guarantee a low income in comparison with individual housing construction. But the likelihood of the threat of high taxes is close to zero.

    Nothing depends on the size of a country house. According to the documents, it will be recognized as a small country house. If you want to sell a suburban area for SNT with a good country house, an expert estimate of the cost will be low. After all, it is impossible to register here.

    What is the difference between IZHS and SNT

    In this article, we will analyze how IZHS differs from SNT and what advantages and disadvantages they carry. We will find out why plots are purchased for individual housing construction and SNT, and also analyze the legislative acts on the topic. Let's consider common mistakes and answer the most common questions.

    1. The land is located within urban formations, which means the availability of infrastructure.
    2. Clean ecology away from factories and city traffic.
    3. Land ownership can be left secured at a credit institution, on the basis of which it is likely to receive a large loan.
    4. Upon the acquisition of land for individual housing construction, it is possible to submit an application to the employer or to the department of the Federal Tax Service for a property tax deduction, and they will not be able to refuse to provide it. For garden plots, there are legal grounds for refusal.
    5. Registration of permanent registration at the location of the site for individual housing construction with all the ensuing consequences.
    6. The possibility of erecting a capital structure for living in it up to 3 floors all year round and its further assessment or resale at an actual, not underestimated, price.
    7. Land improvement from the budget of the city or region, and not from your own pocket.

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    Izhs and gardening will equalize, and low-tax truck farming will appear for pensioners

    Unfortunately, today the legislation is structured in such a way that the customer cannot figure it out and choose a cheaper method. To change this situation, we have prepared a whole package of amendments to the law - with their adoption, people will be able to choose the method of determining the coordinates themselves.

    QUESTION: - What should be the payment for land surveying of common lands in the SNT of the Moscow Region? The chairman of the partnership collects a lot of money from us for drawing up a general and cadastral plan for common lands. Whereas private plots are registered in the ownership of almost all members of the cooperative?

    Regardless of what large and capital house you built on the SNT site, according to the documents it will still be listed as a country house. Depending on this, there may be a low assessment of your home by the expertise if you want to sell it, there will be difficulties with the registration of all family members, etc.

    The DNP lands have an agricultural purpose, and are intended, first of all, for organizing a garden, growing crops. On this site, you can build a summer cottage, but building a large house for permanent residence is problematic.

    What is the difference between LPH, DNP, IZHS, SNT

    IZHS - land status, individual housing construction, land category of settlements. According to the RF Labor Code, plots with the status of individual housing construction are designed for the construction of an individual residential building.

    Each region of the Russian Federation has its own restrictions on the size of the site, its own minimum and maximum norms. Since the IZhS site is intended for the construction of a residential building, and not a summer cottage, its project needs to go through a series of approvals from local authorities.

    To obtain a residence permit on the IZhS site, the following condition must be met: the presence of a country house within the boundaries of the settlement, that is, the status of the land of the settlements.

    Also, according to the law, it is possible to register only in an erected house that meets the requirements of sanitary norms and rules, as well as a BTI floor plan has been formed for the house. Subject to these rules, it will be possible to lead a gas pipeline to the house, and, accordingly, register in it.

    The main difference between the first and the second is that in the first case it is possible to get a registration, while in the second it will be more difficult to do it.

    But this point should rather be of concern to those who build their own house for moving and permanent residence in the countryside, and this housing will be the only one where you can register.

    If a land plot is bought for the purpose of seasonal recreation, cultivation of a vegetable garden, as additional real estate, then agricultural land may also be suitable.

    What is the difference between izhs and snt

    IZHS are much better suited for the construction of residential buildings, since this does not even require obtaining a permit for the construction of a building. But there are a number of restrictions on houses that will be located on individual housing construction: only one family can register, the house should not exceed a height of three floors.

    We recommend to read: the report of the revealed defects of construction works

    IZHS and SNT are two types of sites that are designed for different purposes.

    If we take into account only the construction of a residential facility for further permanent residence, then it will be more convenient to purchase IZHS land.

    But if the acquired territory will be developed for farming, then you should pay attention to the SNT category.

    I want to buy land

    In principle, there is no difference. Registration is possible both there and there, only in the case of gardening, you will have to spend a year on the courts.

    But a very common problem at IZhSovsky sites is communications, namely electricity. There is no capacity and it is almost impossible to connect, while in SNT 3-4 kW are allocated for each section and there is a possibility of increase.

    in my opinion (a regional resident living in a village)))) the difference is about the same as a communal apartment and a separate one)), but otherwise there is no difference)) In gardening, you will not do anything without the decision of the gardening board and even light is sometimes problematic in horticulture (especially new ones), and with individual housing construction, of course, its difficulties. but there are also a lot of advantages (again, it's not for nothing that the price of individual housing construction is always higher than gardening)

    IZHS abbreviation - decoding

    Since in our time young families, as a rule, do not own anything, but they have the opportunity to acquire something (through savings and maternal or housing certificates), it turns out that they have a choice of what to buy. And in this situation, young people have land plots for individual housing construction in priority. However, when betting on them, you should imagine in detail what awaits you.

    More and more people today are seriously thinking about building their own home on the site. They are specifically looking for suitable land, making plans, drawing up projects, ordering estimates, but they do not always think about the legal side of the issue.

    Where did the abbreviation IZHS come from? What is its decoding and meaning? What is the purpose of the land? What are the main differences, pros and cons in comparison with DNT and SNT? You need to answer these questions yourself, since there are many options on the real estate market, and you have to choose the best one from them, without prejudice to yourself.

    What is the difference between the lands of LPH, IZHS, SNT, DNP

    Modern legislation gives citizens the right to acquire ownership of various land plots. But not every site you select can be used for your specific purposes. You need to decide what the state will allow you to do on it. And this depends on its location and purpose.

    • in practice, it is difficult to issue your registration in a country house built on the lands of SNT
    • SNT plots have, as a rule, a small area - 6-15 acres
    • the price of real estate on these lands will be low, regardless of the size and quality of the built house, it will be a country house
    • all arrangement and supply of communications should be carried out by the owner of the site, and not by local authorities
    • the need to pay membership fees to the partnership
    • financial organizations agree with great difficulty to use SNT lands as collateral.

    What is the difference between izhs and gardening Link to main publication

    Change in the permitted use of the land.

    The material Changing permitted use shows 2 ways to change the VRI.

    Changing the permitted use of land is a good tool to add value to plots.

    For example, having received a plot for a vegetable garden, the owner can change the VRI for IZHS.

    Such a scenario is possible if the territorial zone contains IZhS as the main VRI.

    This manipulation expands the possibilities of using some areas.

    Third category.

    Watch the video: How to Measure your Land plot