New buildings in the Moscow region with a marketing mortgage. New buildings in the Moscow region with a marketing mortgage 5 percent mortgage
Hello.
I'm Dmitry Ovsyannikov with you.
And again questions: “Dmitry, I heard that a mortgage at a floating interest rate is possible, and that the rate on such a loan, today, can be 6.5% per annum, without paying a commission to the bank.
What do you think about this mortgage? Is it worth taking a mortgage under such conditions: a very attractive interest rate is obtained ... "
Well, what can I say?
Here, perhaps, it is more correct to pose the question not costs or not worth it take credit" at such an interest rate, and " to whom costs, but who shouldn't take out a loan at that interest rate.
If you have the only housing;
if you have a first mortgage;
if you are not ready to constantly monitor the situation on the market;
if you are not ready to sell your apartment under any adverse conditions in order to close the loan and pay off the bank, ...
Then it is better not to take a loan at a floating interest rate.
If you are professionally engaged in real estate, or, for example, want to make an exchange: buy an apartment with a loan now, sell another apartment in order to close the loan (and all these two operations will happen fairly quickly, with a short time interval), then why not not take a loan at a floating interest rate?
Now from terms:
Why is the rate floating?
Because it changes periodically. In this case, the program is designed in such a way that the interest rate changes once a quarter.
Why are these changes taking place?
Let's figure it out:
The bank, as you know, does not print money. He takes them somewhere: attracts them at one interest rate, issues them at a different interest rate. The difference between the interest rate at which the bank attracts money and at which it gives out is called the "margin". That is, the bank says: “Here I have attracted money, for example, at 5% per annum. And even better at 4%, and even better at 3.5% attracted: I am a bank: I succeeded.
I am ready to lend at 6.5% per annum.”
Where does this interest rate come from?
The bank considered that it was enough for the margin to be approximately 3%, and then the bank would be fine.
That is, the bank attracts 3.5% each, gives you 6.5%.
You are satisfied: you received a loan at a low interest rate; the bank is satisfied: it has received its margin.
But: the market situation is changing. Today, the bank raises money at one interest rate, but will it be able to raise money at the same interest rate in a year? In two? In three years? The bank doesn't know.
Mortgage loans are quite long-term.
And the bank says: “Come on, dear borrower, you and I will share the risk of changes in interest rates.
That is, I am a bank, I managed to raise money at a low interest rate. But if the interest rate changes (the interest rate at which I raise money), then let it be your risk, not mine, as a bank.
And I will put my margin in my pocket in any case: my 3%, and that’s enough for me.”
You do not want?
In this case, the bank pledges money "at risk".
Yes, he could lend at 6.5%, but he does not know at what interest rate he will be able to raise money in a year, two, three. And so he lays a few percent "at risk": what if he fails to raise money at 3%? What if you can’t raise money at 4%?
And the bank, in this case, lays a few percent "at risk", and issues a loan at a fixed interest rate.
In this case, the borrower does not care about changes in interest rates in the market. But he obviously pays a higher interest rate than he could.
Who are loans at floating interest rates suitable for?
Those who can quickly pay off the loan.
Consider the situation:
A person has an apartment in one city. He wants to exchange it for an apartment in another city.
You can take out all the property to a landfill, sell an apartment, buy an apartment in another city, and then start life from scratch.
And you can take a mortgage loan, buy an apartment in another city, after you have moved, moved property - sell your apartment, and repay the loan.
It is clear that the time interval between these two transactions (the purchase of an apartment, on the one hand, and the sale of an apartment, on the other hand) will take a fairly short period of time, maybe those very three months, those 3 months during which the interest rate will be fixed. So why borrow at a fixed interest rate when you can borrow at a floating, lower interest rate and pay less money to the bank?
Who else could benefit from such a program with floating interest rates?
Those who have several apartments and those who are constantly involved in real estate (engaged professionally).
For example, I know people who buy apartments for themselves.
For what?
In order to then rent them out: he bought an apartment, rented it out and pays off the loan with the tenants' money. Such a reduced interest rate can allow a person to purchase two apartments instead of one apartment that he was going to buy, and the money he receives from tenants can be larger than loan payments.
So why miss this opportunity?
At the same time, if the situation on the market goes unfavorably, if the situation on the market changes, then in this case, a person can sell one of his many apartments and repay the loan.
That is, it turns out that floating interest rates can be used by some categories of our citizens and in some situations.
But for most, I don't recommend it.
Thanks for attention.
.
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The rather loud name "Presidential Mortgage" certainly attracts the attention of many who are experiencing housing problems. The declared 5.5% per annum is able to provide an endless stream of potential borrowers to Koshelev-Bank.
It is this proposal of Koshelev-Bank that will be discussed today, because most residents of the Samara region are interested in the details of this mortgage program, and especially that part of it where we are talking about the coveted 5.5%.
"Koshelev-project" has long gained popularity among Samara residents, and the vast majority of young families tend to start their family life in the "purse" - so, Samara people call "Koshelev-project" among themselves.
Mortgage at 5.5% per annum!
To start your life in a "purse", it is enough to make an initial deposit, and for the bank to approve a loan for you. If earlier the dream of owning a home in Koshelev was realized with a down payment of 10%, now you have to save up 20% of the cost of housing.
Like any other mortgage, loan, loan, the interest rate depends on the down payment and the term of the loan.
And here now about 5.5%! The lowest interest on the "Presidential mortgage" can be obtained only with an initial payment of 50% or more with a mortgage term of 1 - 5 years! If you can pay off your mortgage in 5 years, then this program is perfect for you. Under other conditions, the interest rate is differentiated and looks as follows.
Interest rate in the "Presidential mortgage" with a down payment [PV] of 50% or more |
|||||
Loan term [month] | 12 – 60 | 72 – 84 | 96 – 144 | 156 – 192 |
204 – 240 |
Interest rate [%] |
5,5% | 7,2% | 8,9% | 9,6% |
10,0% |
However, the harsh reality for the majority of potential residents of the "purse" does not make it possible to accumulate these very 50% for the minimum interest. What will be their interest on the loan? We have prepared a table with possible options that show the interest rate on the "Presidential Mortgage" depending on the down payment.
Interest rate in the "Presidential mortgage" with a down payment [PV] from 40% to 50% |
|||||
Loan term [month] | 12 – 60 | 72 – 84 | 96 – 144 | 156 – 192 |
204 – 240 |
Interest rate [%] |
6,7% | 8,0% | 9,4% | 10,0% | 10,4% |
Interest rate in the "Presidential mortgage" with a down payment [PV] from 30% to 40% |
|||||
Interest rate [%] |
7,4% | 8,6% | 9,8% | 10,3% | 10,6% |
Interest rate in the "Presidential mortgage" with a down payment [PV] from 20% to 30% |
|||||
Interest rate [%] |
8,0% | 9,0% | 10,0% | 10,5% |
10,8% |
Even now, when the ruble is losing its weight, 10.8% on a loan looks very acceptable, because inflation is outpacing the interest rate on credit .
If you look at the changes in the interest rate from the loan term, you can see that the biggest difference in interest will be with a shorter loan term. With a maximum term of 20 years, the difference from the PV is only 0.8%!
Of course, the vast majority of Samarans are able to contribute only 20% -30% of the PV, but even under such conditions, the proposal for the "Presidential Mortgage" looks more than attractive.
It is possible to save the percentages indicated in the table at the conclusion of insurance, both before the acquisition of ownership rights and after registration. The amount of insurance coverage for each type of insurance must be at least 100% of the amount of the current debt on the loan.
When considering the application, the bank pays attention to your length of service at the last place of work. It must be at least 6 months old. Proof of income is required.
A presidential mortgage can also be issued by individual entrepreneurs and business owners with a share of more than 25%.
"Presidential mortgage" allows you to get a loan in the amount of 350 thousand to 3 million rubles!
We hope our article has given you the answer to your question about the 5.5% Presidential Mortgage.
If you have any questions for others programs, ask them in the comments, and we will try to give a complete and objective answer in the near future.
Good luck and good credit history!
Today, credit products play a crucial role in the lives of almost all citizens. At the same time, mortgages take the first place, since thanks to such a program, those families who have long dreamed of it can purchase their own housing.
The conditions for acquiring real estate on credit are individual for each bank, as well as the requirements for the borrower. Therefore, below we will consider one of the most famous financial structures that helps to make the dream of many married couples come true, namely the Bank of Moscow. What does this bank offer and why do most people prefer this particular bank. So, what is a mortgage in Let's consider further.
What are the loan products for the purchase of housing in the "Bank of Moscow"?
Of course, the strongest side of this banking institution is the huge selection of various lending programs. Absolutely every client will be able to choose the best option for lending in this financial structure.
- the ability to purchase any type of real estate on credit;
- the opportunity to issue programs;
- optimal attractive credit conditions.
If the family plans to purchase housing on credit, then it is worth visiting and familiarizing yourself with its conditions in detail.
Conditions for obtaining a mortgage in the "Bank of Moscow"
How much does a mortgage cost in the Bank of Moscow? First of all, if we talk about the conditions, then almost every person is interested in two questions - this is the interest rate and the down payment. To date, the Bank of Moscow offers the following conditions for obtaining a mortgage:
If the family is a member of the state support program, then the interest rate will be 11.75%. If potential borrowers are not participants in this program, then the interest rate for them will be set at 12%. As for the first installment, it must be at least 15% if maternity capital is taken into account. Well, if the family plans to take advantage of the classic mortgage terms, then they will have to pay 20% of the total amount. It is worth noting that it offers mortgage products for a period of 5 to 30 years. That's how convenient a mortgage is at the Bank of Moscow.
There is a calculator for calculating payments on the site. This tool is easy to use and very convenient.
It is also important that the exact amount of the down payment will be calculated from the smallest amount. And in this case, it does not matter whether it is the market price of housing or the contract price.
According to the financial structure, it is necessary to provide not only the contractual cost of housing, but also the estimated cost of the acquired area.
What requirements does the bank put forward to a potential borrower?
This financial institution considers an application for a mortgage from citizens only if they meet the following requirements of this financial institution, namely:
- Mortgages in the Bank of Moscow are issued not only for citizens of the Russian Federation. In other words, a person may be a citizen of another country, and this fact will not serve as a reason for refusing to receive a mortgage.
- The minimum age at which you can get a loan is 21 years old, and the maximum age is 60 years old. The main condition is that at the time of the end of the payment, the person must be no more than 75 years old.
- The organization in which labor activity is carried out must be located on the territory of the Russian Federation.
"VTB Bank of Moscow" puts forward its requirements for seniority.
- Work experience must be at least 1 month at the current place of work after passing the probationary period. As for the total length of service, it should be at least 1 year.
- If a mortgage is issued by a man under the age of 27, then he must provide the financial institution with an additional document confirming his service in the army, or a certificate stating that he is not subject to conscription.
- This financial institution offers another great advantage - mortgage registration at the place of actual residence and at the place of work. This is very important if the person is registered in another country.
Package of documents required for registration of a mortgage
When a person makes a final decision on obtaining a mortgage, he will need to attach the following documents along with the application for registration of a mortgage product.
- Passport of a citizen of the Russian Federation. If the mortgage is issued by a person of foreign origin, then a visa and a document confirming the legal stay in the territory of the Russian Federation are provided.
- The following document is optional, it can be a copy of a driver's license, a military ID or identity card, or a sailor's passport. Persons of foreign origin provide a copy of the driver's license or a document proving that he is a sailor.
- A copy of the work book with a mandatory seal on each completed page. This seal must belong to the company where the employee who applied for the mortgage is employed. But a mortgage is possible under two documents.
- Certificate of income from work.
Important: if the potential borrower is married, then the other half also provides a certificate of income and a statement that he acts as a guarantor for this loan.
If the borrower provides additional documents, this may increase the chance of obtaining a mortgage.
Additional documents
VTB Bank of Moscow is considering the following additional documents.
List of additional documents:
- diploma of education;
- a document on the presence of assets, if any;
- marriage certificate, if the person is officially in a relationship.
As a rule, if you have all the above certificates, there will be no problems with obtaining a mortgage. But one should also take into account the fact that if a person had a bad credit history in the past, then the chances of obtaining a mortgage will be scanty.
Special program "Simple mortgage" without income certificate
Now let's figure out what a mortgage means according to two documents.
This financial institution offers another profitable mortgage program with just two documents. This method of obtaining a loan product is an excellent solution for those people who, by the nature of their activities, do not have free time to collect all the required documents. It is worth noting that registration under this program provides for an initial payment of 40% of the total cost of the purchased housing.
This type of lending was called "Simple mortgage in the Bank of Moscow". Consider the conditions below.
Lending terms
If the client wants to use the Simple Mortgage program, then he will not be able to use maternity capital to make a down payment. It will also not work to repay the subsidy taken.
A person must be between 25 and 30 years of age to qualify for a Simple Mortgage. At the end of the loan agreement, the age of a person cannot exceed 65 years.
When applying for such a loan, a person provides a financial institution with his passport, certificate of pension insurance, or any other document that can confirm his identity. As a rule, an application from a potential borrower is considered by the bank's specialists within 24 hours.
If a person decides to use this program, then the interest on the loan will be higher by 0.5%.
Mortgages at the Bank of Moscow for payroll clients
Persons receiving wages on a Bank of Moscow card can take advantage of obtaining a mortgage in this financial structure with great benefits. Salary customers can use credit products from this bank with significantly reduced interest rates.
Moreover, many developers, together with the bank, hold promotions for such clients, for which you can initially purchase housing at a significant discount.
In order to find out which residential complexes from developers give a discount, you should contact one of the branches of this financial structure for detailed information.
That's what a mortgage means in the Bank of Moscow.
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A. Makhonin / Vedomosti
Mortgage rates may soon drop to 5%, said German Gref, president and chairman of the board of Sberbank. “As for mortgage rates, they will fall depending on inflation. Today, if inflation is 3%, I think that a rate of 5% is not far off,” he said (quoted by TASS).
Mortgage rates in Russia are already at historical lows. The weighted average rate of housing loans in August amounted to 10.58%, follows from the data of the Central Bank.
For eight months of this year, the state bank issued mortgages for 738.12 billion rubles, its representative said. Sberbank largely determines the movement of mortgage rates and, as a rule, the first to reduce interest. This year, he cut home loan rates four times. In August, rates fell by 0.6-2 percentage points, the down payment - by 5 percentage points. The base rate, from which Sberbank calculates the rest of its mortgage rates, is now 9.5% per annum.
Is it close to 5%?
“Mortgage rates are at historic lows. We expect them to decrease further, taking into account the decrease in inflation and the key rate,” said Andrey Osipov, head of the mortgage lending department at VTB, Sberbank's closest competitor in the mortgage market.
Now the figure of 5% looks premature, says Vadim Pakhalenko, Director of the Mortgage Lending Directorate at TKB: “In addition to inflation, other factors play an important role, the main one being the cost of funding. In order for the mortgage business to remain reasonably profitable, it is necessary that margins do not differ much from the current level.”
We must not forget that banks bear the cost of evaluating borrowers, allocate funds to reserves, etc., reminded Pakhalenko. “In terms of attracting funding, the largest players with state participation, of course, have an advantage over private players, but the costs are more or less the same for everyone,” the banker believes.
Isn't it too little?
“It is difficult to give a specific forecast, rather it is only obvious that the mortgage rate will decrease in the near future. The question is different: is the population ready to place funds on ruble deposits at 2-3% per annum?” - says Mikhail Berezov, deputy chairman of the board of Russian Capital. At such rates, 5% on mortgages is quite possible, but such deposits are unlikely to be of interest to clients, he believes: “Moreover, such interest is now also available for deposits in foreign currency, which may be more attractive to the population. Inflation is already at 3-3.5% per annum, but deposit rates are still mostly in the range of 6-8%.
However, at such low mortgage rates, it will be necessary to think especially seriously about what to do with the interest rate risk on these loans, says Berezov. According to him, there are no instruments for hedging long mortgage rates on the market. “Maybe if rates get really that low, variable rate mortgages will become more popular. Which is also dangerous, because in this case the bank shifts the interest rate risk to the borrower,” Berezov believes.
Market Hope
Developers are already waiting for Gref's forecast to become a reality. “If inflation remains at the level of 3%, the reduction of mortgage rates to 5% is quite realistic. Such a reduction in rates on mortgage products will make housing more affordable for a wider range of buyers and will have a positive impact on the growth rates of the construction and related industries,” believes Alexander Prygunkov, Vice President of PIK Group.
Reducing the mortgage rate by 2% gives an increase in the number of borrowers by 15-20%, the general director of the Tekta Group developer Roman Sychev cites figures: “Since 70-80% of mortgage borrowers buy an apartment in a new building, we estimate the growth in demand in the primary housing market at level 3 -five%". It cannot be ruled out that the mortgage rate will drop to 5%, but this will not happen in the next year, Kirill Ignakhin, CEO of Level Group developer, is sure: “Therefore, a more realistic forecast, in my opinion, is about 6-7% in the next 2 -3 years".
This year in Moscow, a surge in buying activity in the primary market occurred in April and August - just at the time when the largest banks announced rate cuts, Ignakhin shares his observations. “Therefore, a 5% rate could really be a good help for the market, especially against the background of the growing availability of housing in Moscow - the emergence of projects at prices of 100,000-130,000 rubles. per sq. m,” he says.
Thanks to a rate below 10% per annum, AHML pointed out in a review published in early July, by the end of 2018 mortgage issuance could double compared to 2016 and reach a record - 2.5-3 trillion rubles. The agency's forecast for 2017 is 1.8 trillion rubles, Alexander Plutnik, the general director of AHML, said in the summer, stipulating that this is "more than realistic."
With the introduction of the program of state subsidies for the mortgage rate, mortgages have become the main driver of demand in new buildings, analysts at Miel Novostroyek noted in an August study. In 2015-2016 this applied mainly to the mass segment, and now the situation is similar in the business class, they wrote. In January - March 2017, the share of mortgage transactions amounted to 38.3% in the total structure, and in the second quarter, the figure increased to 43.4%, experts reported, citing Rosreestr data.
The view of the authorities on the housing problem in Russia
Marat Abulkhatin/TASS
Valery Sharifulin / TASS
Today you can buy an apartment in a new building in Moscow or the Moscow region on a preferential (subsidized) mortgage at 11.4-12% per annum. However, commercial or so-called marketing mortgages have been operating in the primary housing market for a long time, when the loan rate is even lower, but not for the entire loan period, but only for a year or two. the site found out which new buildings buyers can save extra when buying apartments, and also why the reduced rate is only valid for the first time.
The main intrigue of this spring was the moment when both buyers and market participants wondered whether the authorities would extend the preferential (subsidized) mortgage or not. As you know, within the framework of this program, the rate on mortgage loans for the purchase of an apartment in a new building was 12%. The program was extended, and with it the marketing mortgage partnership programs.
A marketing mortgage or a mortgage with a reduced interest rate is a joint program of the bank and the developer, when the latter compensates the bank with a few percent for the first year or two. This is beneficial to the bank, and the developer, and buyers. The bank receives income from issuing mortgage loans at the usual rate - after all, the difference is paid by the developer (i.e., the difference between the market rate and the rate in the loan agreement of his client), he, in turn, receives a new influx of demand, and buyers have the opportunity to save at least a few years.
According to Natalya Smirnova, Deputy Director of the Sales Department of Granel Group of Companies for Mortgage Lending, the program of subsidizing mortgages by the developer can significantly reduce the financial burden on the monthly payment for the borrower, while at the same time increasing sales by 15-50% (depending on the class housing and quality characteristics of the project).
However, as the specialist clarifies, with all the positive aspects, this mechanism also has one significant disadvantage. “A developer who compensates for the bank’s lost income on a mortgage loan at his own expense is forced to look for ways to reduce the cost of a property under construction, optimize the entire construction process in order to prevent an increase in the market value, otherwise this scheme loses all its meaning,” explains Natalia Smirnova.
“Main point: there are costs associated with the rate compensation program, and each developer must decide whether it works with the current level of sales, or incurs additional costs, but at the same time the volume of transactions increases”
Kristina Shulgina, NDV-Real Estate
Experts interviewed by the site said that today the marketing mortgage scheme between developers and banks has already been debugged. If a few years ago banks were the first to offer to conclude such an agreement, now developers themselves turn to credit organizations. According to a ComStrin representative, first of all, banks come to the developer with whom they have already had experience of positive cooperation. “If there was no experience of cooperation, then banks accredit the object only at a high stage of readiness, this is especially typical for the regions,” a source from the ComStrin company clarified and added, “It is beneficial for banks to cooperate with developers, since it is an additional source of income for them. But at the same time, banks evaluate the reputation of the developer and trace a positive credit history. Reliability, as a rule, is assessed by the developer's previous experience in implementing projects.”
The most convenient marketing mortgage is for ordinary buyers of apartments in new buildings, because this is a great opportunity to save money. According to Christina Shulgina, Head of the Mortgage Department at NDV-Nedvizhimost, to date, the bulk of loans issued are within the framework of state subsidies: you can get a mortgage at an average of 11.4-12%, so offers that allow you to further reduce the rate are popular among borrowers. “The share of buyers who plan to use credit funds is very high, so the presence of commercial subsidies becomes a powerful factor in increasing demand,” the specialist emphasizes.
“For the buyer, the subsidy scheme is absolutely safe and transparent, because in the loan agreement, the amount of the annual rate on the loan is mandatory prescribed (for the entire period or for a certain period, depending on the conditions of the program of the selected bank) and there cannot be any "pitfalls"
Natalya Smirnova, GC "Granel"
According to a source in ComStrin, even 0.5% for real estate is a large amount, so some buyers are looking for just such offers on the market and are waiting for an agreement between the bank and the developer. “After all, you can save a lot,” the source explains. - But today, few developers offer a marketing rate for the entire period of lending. Basically, such offers apply to the first year of the mortgage.
As Tatyana Guseva, director of the mortgage center of MIEL-Novostroyki, notes, the reduced interest rate, albeit for the first year or two, is more interesting for the buyer than the standard rate for the entire period. “However, there is a psychological barrier - this is the absence of a discount,” says the specialist. “The discount for potential buyers is clearer, the final cost is immediately known, which cannot be said about lowering the rate or part of the rate.”
Kristina Shulgina adds that the instrument itself (mortgage with a reduced rate) was developed just against the backdrop of an increase in the key rate and the start of state subsidies. “This is a very profitable option both for borrowers who can get a loan at a good rate and save on interest, and for banks that compensate for lost profits from the client at the expense of the developer,” the expert emphasizes.
Residential complexes under construction with a marketing mortgage
New building | Developer | Bank | Interest rate | Period |
---|---|---|---|---|
LCD "Leningradsky" | "Agiasma" | Promsvyazbank | 5,99% | First year of lending |
md. "Krasnogorsky" | "Grad" | Promsvyazbank | 5,99% | First year of lending |
Residential complex "Mitino Dalnee" | "Comstring" | DeltaCredit | 10% | The entire loan period |
Residential complex Spassky Most | "Comstring" | DeltaCredit | 10% | The entire loan period |
md. Center Plus | "Comstring" | DeltaCredit | 10% | The entire loan period |
UP-quarter "Skolkovskiy" | FGC "Leader" | Raiffeisenbank | from 8.85% to 10.9% | The entire loan period |
UP-quarter "New Tushino" | FGC "Leader" | Raiffeisenbank | from 8.85% to 10.9% | The entire loan period |
LCD "Breath" | FGC "Leader" | Raiffeisenbank | from 8.85% to 10.9% | The entire loan period |
LCD "Generation" | FGC "Leader" | Opening | from 8 to 10% | First year of lending |
LCD "New Izmailovo-2" | FGC "Leader" | Opening | from 8 to 10% | First year of lending |
Residential complex "ZaMitino" | KASKAD Family | DeltaCredit | 8,5% | The entire loan period |
LCD "Domodedovo Town" | KASKAD Family | DeltaCredit | 8,5% | The entire loan period |
LCD "Capital Polyany" | GC "Morton" | Sberbank | 9,4% | First two years |
rebirth | 8,75%/10% | First year/First two years | ||
Sviaz-bank | 8,1% | |||
Raiffeisenbank | 7,5%/9,25% | First year/First two years | ||
Gazprombank | 9,2% | First two years | ||
LCD "Peter I" | GC "Morton" | Sberbank | 9,4% | First two years |
rebirth | 8,75%/10% | First year/First two years | ||
Sviaz-bank | 8,1% | First two years with 50% down payment | ||
Raiffeisenbank | 7,5%/9,25% | First year/First two years | ||
Gazprombank | 9,2% | First two years | ||
Residential complex "Prima-Park" | GC "Kortros" | Raiffeisenbank | from 7.5% | The entire loan period |
LCD "Novogorsk Park" | "Khimki Group" | rebirth | 10,5% | First two years |
LCD "1147" | "Shater Development" | Rosselkhozbank | 9% | For the first 5 years with a down payment of 50% |
LCD "Odinburg" | AFI Development | rebirth | 5,5% | First two years |