LCD "New Okkervil" in Kudrovo: an interesting project, but the prices "bite." Zhk new okkervil - why you should look at it closer Quay of the okkervil river 10
Residential complex "New Okkervil" - a large-scale project involving the creation of housing and improvement house territory. It creates a comfortable living environment. Apartment owners will be provided with full internal infrastructure. In addition, everything you need can be found near the place of residence.
Deadlines
1st stage - delivered
Stage 2 - delivered ahead of schedule,
3 turn 1-4 starts - delivered,
Stage 4 - construction is underway - completion date - 4 square meters. 2017
Stage 5 - construction is underway - completion date - 4 square meters. 2018
6th stage - completion date - 4 square meters. 2019 year
LCD location
The residential complex "New Okkervil" is located in Kudrovo, on Leningradskaya Street. This place is quite well-known and popular today among developers, not only ISK Otdelstroy came here to develop new promising territories, but also a number of others construction companies. However, we will talk specifically about Otdelstroy, and more precisely about the new large-scale project of this developer - New Okkervil. The residential complex is located within the Ring Road, not far from two exits to the roundabout and from the metro. To Art. m. "Dybenko street" can be reached in 15 minutes on foot, to the Ring Road - in 5 minutes by car. On the border with the complex is the Nevsky district of the city.
Ecology of the area
In location residential complex we managed to identify a number of advantages, this is, first of all, the purity of the land. There were no landfills, plants. There is a park across the road from the complex.
Apartment Options
I would like to say a few words about the apartments in the residential complex "New Okkervil". The range is simply amazing, and the most amazing - there is something to choose among three-room apartments. They are presented in several variations, from 76 to 109 square meters. meters. In the first stages, it was possible to purchase a three-ruble note with an area of \u200b\u200bmore than 120 squares. Layouts of all apartments, whether it is a 26-meter studio or a 70-meter “dvushka”, can be called successful. The kitchens are quite spacious - from 9 square meters. meters and above, in two and two bedroom apartments - Separate bathrooms, however, there are options where the restroom and bathrooms are spaced on opposite sides of the corridor, a very non-standard solution, in our opinion. Overall picture by size living quarters looms as follows: studio apartments - from 26.5 to 31.8 square meters. m, one-room apartments - from 32.6 to 44.1 square meters. m, one-bedroom apartments - from 47.7 to 70.5 square meters. m, three rooms - 74.4―109 sq. m. m. In the third phase of construction, in a finished multi-sectional building on 10-25 floors, until recently it was possible to purchase a four-room apartment with an area of \u200b\u200bmore than 140 square meters. In this apartment there are already three bathrooms and a 17-meter kitchen!
LCD architecture
The complex consists of brick-monolithic residential buildings of different floors. They are large and tall - up to 35 sections and 25 floors, but in some places in the yards there is still not enough sunlight.
Parking
There are open and closed parking, the total capacity is 8,000 cars.
Territory arrangement
Various infrastructure facilities are being built here; in 2014, the complex was already operating kindergarten, a polyclinic, an elementary school, a museum, a sports center, and a park recreation area was organized on the banks of the river. Chic sports and playgrounds are also impossible not to mention.
Of course, if you look, at the New Okkervil residential complex, like at any other object, you can find a number of shortcomings. For example, dark courtyards, but let's not forget about its merits, which are much more numerous. Come to the object and see for yourself, since it’s not too long to get to the complex from the city, and it’s quite convenient too. According to Kudrovo, this is not the budget proposal, which is easy to explain: our LCD is located just 100 meters from St. Petersburg and next to the metro. And for this you can pay a little extra, as well as for its own rich infrastructure and for the lack of global problems that are characteristic of all large-scale development projects.
You can get more detailed information about the New Okkervil LCD from the corresponding Control Purchase section.
LCD "New Okkervil" - the first residential complex, which began to be built in the village of Kudrovo, Vsevolozhsk district. Otdelstroy company decided to implement the idea of \u200b\u200bcreating a comfortable living environment with all the necessary infrastructure from scratch. Construction began in 2008, since then it has been possible to realize a lot: a 10-hectare park has been set up by the developer, a sports complex, a school, a kindergarten have been built, a medical room has been equipped. On the instructions of the publisher, the site Mystery shopper again went to "buy" an apartment in this project.
What are they building?
LCD "New Okkervil" - A huge project for the integrated development of the territory, which has been under construction for a long time and has already been half implemented. They have been renting housing since 2010, several lines have been populated - House at the Birch Alley, two starts of the House at the Lipova Alley and 3 starts of the House at the Kashtanova Alley.
In total, these are 4414 apartments (I summed up the numbers in the project declarations). Together with the company "Building Trust", which is building the LCD "Capital", (read mystery shopper investigation) A kindergarten, a school and a sports complex have already been built next to the Otdelstroy project.
On sale at the moment in "New Okkervil" housing with different deadlines for the completion of construction:
In total, 8088 apartments will be obtained, not counting those buildings that are not yet on sale. Large-scale, of course.
Who is building?
Otdelstroy company in the market since 1994, at first engaged in contracting. In 2003, the first independent facility in Pushkin was commissioned. Since then, Otdelstroy simultaneously performs the functions of a developer, investor and general contractor at its facilities. During all this time, a lot of housing was built - a total of more than 1 million square meters, several dozen houses were commissioned.
The reliability of the builder - 9 out of 10 points
The deadlines for the completion of buildings for more than 20 years of work experience were not violated, sometimes they even leased housing ahead of schedule. As for the quality of construction, the reviews on the forums are different, but more of all the negative feedback is caused by the imposition by the developer of his management company and the level of its work, and not specifically the quality of the construction of houses.
Internet intelligence
Since Otdelstroy has been engaged in only one residential complex over the past 10 years - New Okkervil, it is natural that the developer’s website and the project website are hosted on the same resource.
The site is pleasing to the eye and easy to navigate, and information about the project is presented quite fully. There is almost everything that a potential buyer may be interested in, with the exception of apartment prices and webcams.
The project has been implemented for 8 years, and discussions in various forums and in social networks already accumulated a lot. The main platform on which residents communicate is the Vkontakte group, on the wall of which many interesting details about life in New Okkervil appear daily. For example, I found out that the nearest police station is in Yanino, and the ambulance sometimes does not reach due to traffic jams.
Information accessibility - 8 out of 10 points
There is a lot of information, and it is not so easy to navigate in it, it can take a lot of time to study all the accumulated data, it is also frustrating for the absence of the main landmark on the site - apartment prices.
Office visit
On the Otdelstroy website, a window constantly pops up with the offer “we will call you back”, and I decided to use it for the first contact with the sales department. They called back really quickly, but began to talk with me ... an answering machine. The only desire was to hang up, but I still waited for the manager to answer.
I learned that the main office of the company works only on weekdays from 9 to 18 hours - it is difficult to come up with less convenient hours for customers. The office is also located very uncomfortable - on Svetlanov Avenue, 25 minutes walk from the station metro "Grazhdansky prospect" in other words, on the outskirts of the city and far from the metro. It turned out that before the visit you need to make an appointment.
However, I can’t say that my arrival at the scheduled time made someone very happy. The girl, who turned out to be my manager, was distracted by telephone conversations, she shared the information on the new building rather sparingly.
Service - 5 out of 10 points
Neither the location of the office, nor the hours of its work, nor the attitude towards the client can be called pleasant. I am on maternity leave now, but if I were an office employee, I would definitely have to take time off from work in order to manage to communicate with the manager. It’s unfortunate that the office doesn’t work even half a day on weekends.
How to build?
The houses provide for horizontal wiring of heating (pipes are hidden in the screed), Mitsubishi elevators, concierge at each entrance, closed courtyards.
The first phase of the residential complex “New Okkervil”, which was commissioned in 2010, was still being built using the combined monolithic-panel technology with plastered facades, all subsequent phases were built using brick-monolithic technology with brick facades.
There are several articles on the site of the developer explaining the difference between this technology and other options for combinations of brick and concrete, as well as all-brick construction technology. Given the fact that the main competitor of the residential complex "New Okkervil" is being built nearby LCD "Capital" It’s really interesting.
The main disadvantage of brick construction, according to the article, is the long shrinkage of the house due to the fact that a completely brick wall without the use of insulation is very thick and heavy. The Building Trust has been building its houses for a long time, for about a year the outwardly finished house is still standing, at this time internal work is underway in it. Nevertheless, I learned from the Capital Group LCD that some of the tenants did encounter cracks in the walls, while others even managed to fix them at the expense of the builder.
As an alternative, in the New Okkervil residential complex, the walls are made of a combination of aerated concrete (350 mm) and brick (250 mm), they are lighter and, according to the builder, almost do not shrink. Is this so, I decided to also learn from interest holders.
It turned out that here is not without complaints, but the scale of disasters, judging by the responses on social networks, is much less than in the LCD "Capital".
Finish
There are also claims to the finish. But buyers are provided with many options for completing apartments for every taste, which, of course, is very convenient:
1. Without finishing (screed, walls made of foam blocks, sockets, switches, radiators, counters, heated towel rails, risers with plugs, glazing)
2. Finishing finishing (plastering of walls and slopes is added, installation of window sills) - 2500 rubles per sq. meter.
3. Basic (“turnkey” finishing of the bathroom is added - on the floor and walls there are tiles, suspended ceilings, a steel bath with a tile screen, a sink with a curbstone, a toilet bowl, built-in ceiling lights) - 5000 rubles per square meter. meter.
4. Full (a laminate is added in the kitchen, rooms and corridor, wallpaper on the walls, interior doors) - 10,000 rubles a sq. meter.
5. Furnished by Planium - the interior can be equipped according to the catalog of the company or use ready-made interior solutions for apartments in New Okkervil.
How to buy?
An apartment can be bought with 100% payment, in installments or a mortgage. Sales are under 214-ФЗ through the conclusion of an equity agreement . The reservation is put for 2 weeks on the security of 50 thousand rubles, which will be returned after signing the DDU. The first installment is paid on the day the DDU is signed for the letter of credit; it is opened for the developer after registration of the agreement with the Fed. The scheme is reliable for the client, it would only be much more convenient if they would give at least a few days to pay the down payment.
At the first installment of 50%, installments are granted interest-free, i.e. the price of the apartment will remain as if 100% paid. Installment is granted until the end of construction, and when buying an apartment in the fifth stage, you can extend the installment plan for another year (total amount of installment plan is 3 years), however, it will be possible to enter the apartment only after full repayment of the debt. If the first installment is less than 50% (but from 30% or more) - you will have to pay for installments, the price will be higher by 9%.
With a mortgage you can buy an apartment in any line, but the list of banks will be different. The most numerous offer for 4 launches of the 3rd stage of “Houses at the Chestnut Alley”.
The smallest percentage is offered by Khanty-Mansiysk Bank and Otkritie Bank - from 11.05 to 11.4%. Rosselkhozbank lends at 11.3%, Sberbank lends to 11.4%, Absolutbank and Gazprombank offer 11.5%, Svyazbank rates 11.9-12%, VTB24, Bank of Moscow and St. Petersburg banks offer 12%. ”, Transcapital, Raiffeisenbank. BFA Bank has the least favorable conditions - 15% per annum. Uralsib Bank works with subsidies and maternity capital.
For a military mortgage, you can buy an apartment in New Okkervil at the banks Otkrytie (10.5%), Svyazbank (11.3%) and Sberbank (12.5%).
Stage 4 (“The House at the Lilac Alley”) is credited by the Russian Agricultural Bank (11.3%), Otkrytie Bank (11.05-11.4%), Sberbank (11.4%), Absolutbank (11.5%), Globex (11.8%) and Deltacredit "(11.99%). Stage 4 (“House at the Ryabinovaya Alley”) is credited only by Otkrytie (11.05-11.4%) and Sberbank (11.4%). Under the requirements of military mortgages 4 and 5, the queue does not go through.
Purchase scheme - 10 out of 10 points
The purchase conditions are pleasant: many banks offer a mortgage, all payment options are available, including subsidies, military mortgage and maternal capital, the housing program is set off. Inexpensive or even free installments, while the installment duration is very good - up to 3 years. Sales under 214-ФЗ with payment through a letter of credit at the bank provide maximum protection for the buyer.
What is the price?
In the table I give the minimum prices for apartments in the residential complex "New Okkervil":
Stage 3 “House at the Chestnut Alley”, 4th launch - 4th quarter of 2016
A type | Metric area (sq. M) | Price from, thousand rubles | Price per sq. meter, thousand rubles |
---|---|---|---|
studio | 27.8 - 31.74 | 2 650 | 95 |
1 bedroom | 33.4 - 40.7 | 3 100 | 93 |
2 rooms | 48.81 - 68.3 | 4 500 | 92 |
3 rooms | 71.3 - 73.6 | 5 700 | 80 |
4th stage “House at the Lilac Alley” - Q4 2017
A type | Metric area (sq. M) | Price from, thousand rubles | Price per sq. meter, thousand rubles |
---|---|---|---|
studio | 26.5 | 2 122 | 80 |
1 bedroom | 31.4 - 41.20 | 2 610 | 83 |
2 rooms | 46.6 - 62.4 | 3 605 | 77 |
3 rooms | 76 - 100.9 | 5 692 | 75 |
5th stage, “House by the Rowan Alley” - Q4 2018
A type | Metric area (sq. M) | Price from, thousand rubles | Price per sq. meter, thousand rubles |
---|---|---|---|
1 bedroom | 31.7 - 38.4 | 2 560 | 81 |
2 rooms | 52 - 62.9 | 3 978 | 76.5 |
3 rooms | 76.1 - 82.1 | 5 822 | 76.5 |
It can be seen that in the 5th stage prices are the same as in the 4th, although it will be delivered a year later. Managers attribute this to the fact that this house is positioned as “comfort +”, there are no studios, and the house itself is located in the center of the block next to the school and kindergarten.
Apartments with windows to the west have the best view characteristics due to the large free space where the school and kindergarten are located. However, the eastern sections of the 3rd stage are not in a worse situation, therefore, in my opinion, the prices for apartments in the "House at the Ryabinovaya Alley" are too high, because the constructive structure of the houses and the entire internal filling are exactly the same, there is not even an advantage in the number of apartments on the floor.
The only direct competitor to the New Okkervil residential complex is the Capital residential complex, which is building the Building Trust in the same microdistrict. Prices for apartments there are offered below: in a building with a deadline for late 2016 square meter one-room apartments costs, on average, 84 thousand rubles, two-room - 81 thousand, three-room - 80 thousand rubles.
However, in the residential complex “New Okkervil” there are smaller apartments for sale, including a studio, so despite the higher cost square meter in some cases, you can meet a lower total amount.
Prices - 6 out of 10 points
When comparing prices, one must also bear in mind that the LCD “New Okkervil” shows prices without finishing, and the LCD “Capital” includes the final cleaning of the premises, for which Otdelstroy takes an additional 2,500 rubles per square meter.
Housing geometry
It is difficult to find fault with the plans - they are all successful, at least I was not able to find any obvious flaws. Entrance halls and bathrooms are carefully thought out, storage rooms are provided in some apartments.
Interesting decisions are made even in those places where the house makes a turn, and where designers usually make triangular rooms. Instead, one corner of the kitchen is cut a little and pentagonal bathrooms are made, they are quite comfortable in appearance, perhaps a little too big.
In 4 stages, I did not notice the euro options, the rooms there are more rectangular in shape, but in 3 stages there are plenty of Euro-layouts, and the rooms are most often close to a square. The ceilings are high - 2.75 meters.
Quartography of the residential complex is quite harmonious - about one tenth of the apartments, 45% of one-room apartments, 35% of two-room apartments are in studios and three-room apartments.
Layouts - 10 out of 10 points
The number of apartments on the floor is small by modern standards - from 4 to 8 apartments. By the way, the interior curtain walls in the residential complex "New Okkervil" are made of aerated concrete, which leaves a lot of room for redevelopment.
Social and cultural life
The entire infrastructure in the Novy Okkervil quarter was built jointly by Otdelstroy and Stroitelny Trust. A sports center with an ice arena and a swimming pool, a private kindergarten "Limpik" with an interactive museum and a swimming pool are already operating.
From September 2016, the school will open its doors. It is a matter of special pride for developers, as it is built with the latest technology and accommodates a swimming pool, two sports halls, a large assembly hall, 64 classrooms, two stadiums. The school will be ready to accept 1,600 students; a municipal kindergarten for 165 pupils will also be located in its building.
On the first floors of the residential complex “New Okkervil” there are many trading and service enterprises: supermarkets, pharmacies, a children's store, Sberbank, a bakery, a restaurant, a store for the Ruchey state farm, a driving school, medical centers and much more.
On the ground floor of one of the houses there is an outpatient clinic, where, in addition to the pediatrician and therapist, some medical specialists are receiving. The remaining specialist doctors will have to go to the Vsevolozhsk Central District Hospital. From February they plan to open a post office (currently the nearest post office is located in Yanino). Opening of the Lenta hypermarket is expected soon (it has already been built). Across the road is New Okkervil Park with its own beach and bike paths, trees have already grown there, and a children's town has been set up.
Of the minuses of the infrastructure: there is no police station in Kudrovo, the ambulance, as they wrote on the forums, does not always come due to traffic jams. It is also very difficult to approach the front doors, because of the narrow driveways forced by parked cars, it is practically impossible to get into the yard. More than once there have been cases when, for this reason, an ambulance did not reach, and a larger-sized fire-fighting equipment simply does not have any chances.
It should be noted that the paid guarded parking lot that operates on the territory of New Okkervil is not half full (although the rental price is 4 thousand rubles per month). Underground parking is far from accessible and costs almost like half an apartment.
Infrastructure - 9 out of 10 points
All this, of course, confuses a lot. Nevertheless, in comparison with other sleeping areas on the outskirts of the city, the situation with the infrastructure in this part of Kudrovo can be assessed as quite favorable.
Road ways
I wrote in detail about the transport situation in this part of Kudrovo in an article about the LCD Capital. Everything said there is fully relevant for the residential complex "New Okkervil".
In short, problems with traffic jams certainly occur, but the situation is saved by the presence of an additional exit to the Ring Road through Zanevka.
The metro is located, although not in close proximity, but still within walking distance - 25 minutes can be reached by a quick step. But get to the subway on public transport It turns out to be not so simple: minibuses seldom stop at the New Okkervil. You will have to go to the tram stop almost half the distance to the metro, and then wait for the tram.
Transport accessibility - 8 out of 10 points
In general, although the metro is far away, you can still reach it. Ring Road is nearby, which is also important. In general, for pedestrians and motorists, the situation can be described as slightly above average.
conclusions
An absolute strength of the residential complex “New Okkervil” is the approach to providing housing infrastructure. To date, almost everything necessary for a comfortable life has been created inside the quarter; a beautiful park has been laid across the road. Excellent layouts, attractive terms of purchase, choice of finishing options are also advantages of this project.
The existing questions to the quality of construction are somewhat embarrassing, and transport problems in this location and some inconveniences associated with the regional registration cannot be overlooked. But still the metro can be reached on foot, and Nevsky District St. Petersburg is just around the corner. By the sum of the factors, the LCD “New Okkervil” gets “8” points.
Daria Lapatukhina
Publication Date April 04, 2016