Old-time settlements: is there a prospect of a new life? Overview of the market of old cottage settlements

There is a segment in the modern suburban market, the offer in which is gradually, although slowly declining, but the consumer demand remains. These are old-fashioned places, houses with history, architectural delights of past centuries. Despite the fact that there are very few people who want to buy such a dacha, the shortage of objects still does its job - sometimes, in order to buy a house in a village known from time immemorial, you need to wait a long time for your turn.

golden times

The first settlements, which are now commonly called starodachny, appeared around Moscow in the second half of the 19th century. After the revolution, the Soviet elite began to actively develop the lands inherited from the former owners. Almost the entire dacha zone was then located within 30 km from Moscow, and convenient access by electric trains was a prerequisite.

Under the new Soviet government, as well as under the tsar, the lands continued to be awarded for special merits (the word “dacha” itself is just a derivative of the verb “give”). The size of land allotments in the settlements directly depended on the position in society and the type of activity of the recipient. For example, cultural figures were given 25-40 acres in settlements such as Zhavoronki on Mozhayskoye Highway, and generals' dachas were located on Rublevo-Uspenskoye and Ilyinsky Highways, while the plot area reached 2 hectares.

The most famous old-time destinations, in addition to those already mentioned, are Kaluga, Dmitrovskoye, Minskskoye, Yaroslavskoye and Egoryevskoye highways. Although, by and large, old dachas are present in all areas near Moscow. Even on New Riga, which was originally laid around the existing settlements, there is a small summer cottage island. It is located on Ilyinka in the area of ​​​​the Arkhangelskoye palace and park ensemble, which is called Versailles near Moscow.

The neighborhood of a luxurious noble estate was made up of dachas of "Soviet nobles" - marshals Vasilevsky, Grechko, Konev, Meretskov, generals Zheltov, Smirnov, Nedelin. Here are located luxurious not only in Soviet, but also in modern times, estates on plots of at least 1 hectare. Now the prices here are among the highest and can reach $100,000 per hundred square meters, says Alexei Artemyev, director of Tweed's out-of-town real estate department.

Start of expansion

In the 90s of the last century, both Moscow and its environs were not yet segmented into the prestigious west and economical east, and the cost of a hundred square meters in Barvikha did not differ from the cost of a hundred square meters in Kratovo as much as it is now, says Managing Partner of MIEL - Country Real Estate Vladimir Yakhontov . So wealthy people simply built where they wanted, without regard to elitism. “For example, Vladimir Bryntsalov has a house in Saltykovka on the Nosovikhinsky Highway,” the expert gives an example.

A little time passed, and in the early 2000s, modern cottage settlements began to be built around the old cottages. “From the point of view of investments, that period was truly golden,” recalls Andrey Muravyov, head of the suburban real estate department at NDV - Real Estate. - Out-of-town properties were bought up at bargain prices: they paid $5-10 thousand per one hundred square meters. And now the cost of elite land in some cases can even reach $300 thousand per one hundred square meters, the expert adds.

Little by little, cottage construction attracted the interest of even the most conservative buyers, and they gradually began to forget about old-house places, especially those located at a distance from Rublevo-Uspenskoye Highway.

At that time, almost everyone was striving for Rublevka, which allowed the direction for a long time to maintain absolute leadership among the other highways near Moscow, which by now has almost been lost in favor of the actively developing New Riga.

Keep the brand

To date, there are more than 50 old dacha places in the Moscow region, Welhome calculated. The most famous villages are located on the Rublevo - Uspensky and Ilyinsky directions: in addition to the already mentioned Arkhangelsk, these are Barvikha, Zhukovka, Uspensky dachas, Nikolina Gora. Between the Minsk and Borovsk highways is the famous writers' village of Peredelkino - in fact, a monument of Soviet culture of the 1930s - 1990s.

In addition, the villages of Severnaya Trudovaya on Dmitrovsky, Valentinovka, Zagoryansky and Mamontovka on Yaroslavsky, Malakhovka and Kratovo on Yegorevsky, Alabino and Frunzovets on Kievsky, Snegiri on Volokolamsky highway are well known to buyers.

“Old-time settlements are traditionally highly valued in the market,” says Anastasia Mogilatova, CEO of Welhome. - As a rule, these are forest areas with excellent landscape and century-old pines. In addition, there is always the necessary infrastructure, central gas supply, and convenient access roads nearby.” All this makes it possible to classify many modern houses and plots in old-dacha settlements as luxury real estate, the expert concludes.

This point of view is supported by other specialists of the suburban market. The director of the department of suburban real estate Troika Estate, Yevgeny Dorsman, believes that land plots in old-fashioned places have not lost their status. “In terms of cost, such proposals are second only to plots in modern elite cottage settlements,” the expert insists.

Old-time settlements occupy a special niche, Andrey Muravyov emphasizes. Such objects have their own consumer audience. “There are people who will never buy a house in a cottage village, where during construction it is imperative to observe stylistic unity, but they will be happy to settle in an old country house where you can build any house according to your taste and desire,” the expert shares his observations.

Internal values

By the way, buyers of such households are a special audience. Experts agree that people who want to buy a house with history and centuries-old trees on a plot that also costs one and a half, and sometimes three times more expensive than an ordinary house in a neighboring village, now there are no more than 1% of the total number of clients. But after all, there are very few offers that these people are looking for. "Despite high prices, demand far exceeds supply,” says Yulia Grosheva, Director of the Kalinka Real Estate Consulting Group's out-of-town real estate department. Therefore, in the conditions of a shortage of proposals on the market of old dachas, unspoken queues are formed from those who want to buy a plot, she continues.

Who are these people who are ready to stand in line for a dream? Among them there are those who once grew up in such a place, but for some reason did not become the owner of the house of their childhood. “A layer of such buyers is definitely present on the market,” says Alexey Treshchev, deputy head of the out-of-town real estate department at Knight Frank. “But it is very difficult to navigate them, it is necessary to apply a purely individual approach and pay maximum attention to the inner values ​​of a person in order to find what really suits him.” The commercial component of the purchase of such households is rarely a priority, the expert continues. In his experience, most are willing to even overpay above the market to buy their dream home.

Such people appreciate old cottages for the privacy of the territory, because usually houses and plots are located in such a way that you rarely see your neighbors, Anastasia Mogilatova notes. “These villages are still valuable primarily for their special spirit and atmosphere,” adds Maria Litinetskaya, General Director of Metrium Group. She, however, believes that almost all such settlements have already lost their former elite status.

Another category of buyers is investors who, for one reason or another, are interested in specific land plots. Sometimes this is a calculation that in the future they can be resold, and in this case, they are looking for offers with a good discount or with a unique environment, emphasizes Maria Litinetskaya.

Until now, there are those who demolish an old house, and in its place is building a new and modern one. These people do not expect the price of land to rise. “They get their income in a different way,” explains Ms. Litinetskaya. The investor acquires a plot, demolishes the old object, then creates a landscape design and builds a new elite cottage. “Thus, a dacha no one needs, where the residential building is morally and physically obsolete, turns into a luxury item. The implementation period of such projects is approximately two years, and the margin can reach 70-100%,” the expert says. This practice is still widespread, primarily in the Rublevo-Uspensky direction, Alexey Artemyev adds. According to him, the ratio of those who buy in old summer houses for themselves and those who do it for the purpose of investment can be estimated at two to three in favor of investors (if we talk about Rublyovka and Novaya Riga).

Tough Market

It would seem that the shortage of supply and the queue of buyers in the most sought-after settlements should form an extremely active market. However, this does not happen, Yulia Grosheva says: even in the most popular places, no more than one or two plots are sold per season.

From the point of view of the buyer, one of the most interesting old-time houses could be, for example, the same Peredelkino, where, according to Knight Frank, a large number of offers for the sale of country houses and land plots are presented. Aleksey Treshchev, deputy head of the company's suburban real estate department, is sure that the price range will surprise even the most sophisticated. “Here they offer both modest dachas from 15 million rubles, and luxurious residences, the price of which reaches $20 million,” the expert says.

However, according to him, deals are not taking place here as often as market analysts might expect. And there are several explanations for this.

Underwater rocks

Firstly, most of the large plots that had one owner have long been sold. Most often there are options when home ownership is inherited, and it, as a rule, rarely goes to someone alone. Aleksey Artemiev claims that the labor costs of buying a house in an old dacha village are often comparable to the resettlement of a communal apartment in the center of Moscow. Alsu Khamidullina, head of the out-of-town direction of Contact Real Estate, recalls a case from her own practice: “A plot of about 10 acres was sold in old-fashioned Barvikha. There were five owners who inherited this land. Two of them were minor children, and one of the owners lived abroad for a long time.” As a result, buyers, having learned the whole history of the object, refused to buy. “The risks were too great,” sums up the expert.

Another factor contributing to the slowdown in sales in old-cottage locations is the frequent occurrence of lost or misplaced property documents. “For example, the fact that according to the documents only the existing development spot is registered, new construction is possible only within the boundaries of the foundation of the old house can interfere with the sale,” says Alexei Artemyev.

In addition, as a rule, owners tend to overprice their properties, even despite the objective shortcomings of real estate, explaining this by architectural and historical value, says Alexey Treshchev. True, he makes a reservation that sometimes even in such cases the object finds its buyer, who knows what he is going to overpay for.

Gentlemen in the jungle

But the saddest circumstance for old dacha places is, of course, that the city is gradually advancing on them from all sides. The 30-kilometer zone around the Moscow Ring Road is being developed so actively by developers even in the west of the region that some residents of the famous Rublyovka from the windows of their cottages now see townhouses and low-rise villages. And in the villages of Petrovo - Dalnee, Gorki - 2, Nikolina Gora, the height of new houses built near old summer cottages reaches nine floors.

Artur Imosyan, head of the resale real estate department at Villagio Estate, recalls that huge microdistricts are being built around the village of Peredelkino. “There are big doubts that the village will become an oasis of rural tranquility in the middle of the urban jungle,” says the expert. He also cites the example of Zelenograd, where many owners of houses in Kryukovo were simply driven into a trap. “No one took away their dachas from the owners, but the very fact of proximity to skyscrapers and a population far from gentlemanly principles led to the fact that people had to leave their homes. Now the former Kryukovo is a part of Zelenograd, although earlier it was a typical old country place with ponds and greenery,” says Mr. Imosyan.

Vladimir Yakhontov I am sure that today's trend is the absorption of old cottages by established segments of the suburban market. “By the way, such a phenomenon is not ruled out: if in the west there is a possibility that the concept of old-fashioned places will disappear in 10 years, then in the south and north - in 20-30 years. But in the east this can happen no earlier than in half a century,” - he notices.

And this is logical: in the east, and especially in the southeast of the region, not so much is being built by both urban and suburban developers. The popularity of the direction is low, so it, so to speak, was mothballed. So those who buy in not the most prestigious places have a head start in time.

Old-time settlements are strongly associated in the minds of modern Russians with something noble, unhurried and luxurious. However, recently this luxury has faded considerably, houses and communications have dilapidated, and the heirs of the estates have dispersed all over the world, often without finding new applicants for the purchase of their real estate. Experts do not rule out that soon only memories will remain of such villages, and new comfortable cottages will firmly take their place.

How it all began

Old-fashioned places are a special format in the suburban real estate market. These are houses with a unique history, good location and ecology. The state, scientific and creative elite have always settled in old cottages, the best places were allocated for such objects, says Andrey Muravyov, head of the suburban real estate department at NDV-Nedvizhimost.

All old-dacha settlements can be divided into two groups. As Ilya Menzhunov, director of the suburban real estate department at Metrium Group, notes, the first group includes those settlements that appeared in the late 19th and early 20th centuries, including Malakhovka and Tomilino on Yegoryevskoye Highway, Saltykovka on Gorky Highway, Bakovka on Minsk Highway , Zagoryanka on Shchelkovsky highway. In fact, these are estates with large personal plots. The second group includes settlements built after the revolution for the Soviet elite - academicians, generals, top party leadership, artists, writers, etc. Dacha settlements of this type were usually located in places with mandatory access by railway, since not all party workers had cars, even official ones, adds Dmitry Kotrovsky, vice president of the Khimki Group development company. Examples of such settlements include Valentinovka and Bolshevo on the Yaroslavl Highway, Zhavoronki on the Mozhayskoye Highway, Nikolina Gora, Barvikha, Podushkino on the Rublevo-Uspenskoye Highway, Peredelkino on the Kievskoye Highway, Golitsino on the Minsk Highway, Soviet Writer on the Kaluga Highway.

Yes, and dachas in most cases (by the way, the word “dacha” is derived from the word “give”) were transferred not to private ownership, but only for use, therefore, often, having lost their place, such dacha residents also lost their “dachas”.

However, despite some differences, the fate of both types of settlements is similar to each other - since the end of the 20th century, old-dacha settlements have been actively rebuilt by new owners, who, as a rule, have nothing to do with the former owners.

During the heyday of the era of old-time settlements, the east of the Moscow region was considered the most prestigious destination, notes Vladimir Yakhontov, managing partner of MIEL-Country Real Estate, citing as an example one of the most famous villages on eastbound"Malakhovka", in which the royal family rested. Houses in such villages, located no further than 30 km from the city limits, were usually wooden, less often stone, as a rule, with central communications, adds Andrey Khazov, deputy executive director for working with partners of the Usadba exclusive real estate agency.

Other well-known old cottage areas - Rublevo-Uspenskoye, Ilinskoye, Minskoye - here, according to Dmitry Kotrovsky, they mainly gave "allotments" to general ranks. Cultural workers were stationed in the Mozhaisk, Kiev and Kaluga directions. Most of the old cottages in the north are Dmitrovskoye and Yaroslavskoye highways, which is due to the proximity of water bodies.

connoisseurs of beauty

Almost all old-time places have already lost their status, states Ilya Menzhunov. Of course, they are still valuable, first of all, for the special spirit and atmosphere that arose here thanks to history. However, the architecture of such settlements is heterogeneous: there are dilapidated wooden houses, there are new houses built from modern materials, and there are modern elite cottage settlements built close to old-time cottages, for example, the Barvikha communal community or the Zhukovka communal community, Andrey Khazov notes.

Other shortcomings of this type of settlements, according to experts, can be considered worn-out communications and problems with access roads. In addition, as Ilya Menzhunov notes, the issue of solving everyday difficulties in such a village is more acute than in modern suburban projects, since there is no management company involved in its operation, so prices in old-cottage areas are usually lower than in organized villages located in the immediate vicinity. proximity, especially in prestigious areas. For example, comparing the old cottage village "Ranis" and the modern village "Sosnovy Bor", located on Nikolina Gora, we can see that in the first one the price per hundred square meters can reach $60,000, and in the second - $120,000.

And yet, the cost of plots in such villages is still quite high, so only fairly wealthy buyers can buy a house, continues Vladimir Yakhontov. As a rule, these are family people over the age of 40, with a stable social position. The criterion for choosing a village is not only the status of the destination, but also the personal preferences of the client - many people want to buy a house in the places where they spent their holidays in childhood. Very often, creative individuals who seek solitude, for example, directors, screenwriters, actors, especially aged ones, experience a weakness for starodachny places, adds Ilya Menzhunov.

At the same time, it is not so easy to become the owner of such a plot, says Alsu Khamidullina, head of suburban real estate at Contact Real Estate. “Buying houses in old-cottage areas often comes with legal complications. Unregistered privatization, undivided inheritance, missing and hard-to-recover documents are just the tip of the iceberg,” the expert notes. “I had a practice when a land plot of about 10 acres was sold in old-fashioned Barvikha, the owners of which were 5 people (by inheritance), two of whom were minor children, and one of the owners lived for a long time abroad. Buyers, having learned the history of the object, refused to buy it, their risks were too great, ”she says.

Realtors also do not like such complex objects, including because of the difficulties that arise when communicating with their owners, many of whom often seek to inflate the value of the object they inherited.

Old-fashioned future

Today, in old-cottage settlements, of which there are about 50 in the Moscow region, there are owners who have little to do with the former owners. And the objects themselves have become different, says Alexei Artemyev, director of the suburban real estate department at the Tweed agency. For example, Schmidt's dacha on Nikolina Gora was practically destroyed and at one time was sold for very little money. Now the house stands in a very busy place on the avenue of the same name, and once a Pobeda drove past it once a week.

According to Alsu Khamidullina, old-dacha places reached their price peak in the pre-crisis period, when buyers purchased such objects for fabulous money. At that time, the cost of a hundred square meters, for example, in the area of ​​the old-fashioned Zhukovka, was $130-150 thousand, for comparison, now it is estimated at no more than $80 thousand. . And to lower prices to market morally and with financial side hard enough,” says the expert.

Thus, experts every year observe a weakening of demand for this kind of real estate. Now most buyers want to become owners of a modern, equipped with all communications, "clean" from the legal side of the object, whether it's a house or just a land plot. “In view of the obvious weakening of demand for old cottages, there is no reason to believe that in the future there will be an increase in their value on the market, given the fact that today and so many of them are really overvalued by the owners themselves,” Alsu Khamidullina concludes.

Therefore, in three years, only their famous name will remain from the old-time villages, Natalya Semenova agrees. This is due to the fact that with the advent of new owners, the spirit of the past is gradually disappearing from these places and it is likely that soon old-dacha villages will become just a suburb, and ordinary modern cottages for businessmen and top -managers.

Security

The entire cottage settlement is surrounded by a fence along the perimeter, an additional security guarantee is round-the-clock video surveillance of the entire adjacent territory. Passage is carried out only through a constantly guarded entrance with a checkpoint, where paramilitary guards are on duty, which excludes the possibility of outsiders entering the village. The territory is patrolled several times a day by highly qualified employees of their own security service. At night, the frequency of patrols is reduced to 1.5-2 hours.

landscaping

High-quality asphalt pavement on all roads and clean paved sidewalks favorably distinguish "Starodachnoe" from the surrounding villages. For the convenience of moving at night, the entire territory is equipped with original designer lights that create a bright illumination of the pedestrian and car areas.

The landscape of the site was created taking into account the untouched nature surrounding the village. Part of the forest trees has been preserved, and their beauty and grandeur are favorably emphasized by flowerbeds and impeccable shrubs laid out around. Recreation area with playgrounds and big amount comfortable benches gives the villagers the opportunity to relax without leaving the protected area.

Infrastructure

Over the long time of the existence of the village, the local infrastructure has developed so much that today residents do not need to leave favorite place in search of entertainment. Today there are:

• several playgrounds with attractions;
• round-the-clock billiard room;
• mini-market with a specially selected assortment, taking into account the needs of the most demanding visitors;
• walking pedestrian zone with lots of benches and benches;
• playrooms for children with qualified and helpful staff.

Nearby is a five-star hotel, as well as beaches on the Pakhra River, which allows you to make your vacation as diverse as possible. In neighboring villages there are educational institutions for children, as well as medical centers.

Communications

The village was built taking into account all the requirements modern man to your housing. Own substation allows uninterrupted power supply to each house and does not depend on external power sources. A modern plumbing system, made in accordance with the latest standards, provides the village with high-quality water: the residents of Starodachny will never face the problem of rusty water and a sharp decrease in pressure, which so often complicate life in a metropolis.

The central sewerage is equipped with treatment systems, and gas is supplied to the houses through the main pipeline. All houses are provided with telephone communication and high-quality Internet connection.

Description

The village successfully combines modern infrastructure and unique spirit country suburbs, so valued in the middle of the last century. Fresh forest air, convenient location (24 km from the Moscow Ring Road), guaranteed security and the highest comfort of housing make Starodachnoye an ideal place for those who prefer the calm atmosphere of the countryside to the evening noise of the big city.

Spacious open-plan cottages with huge panoramic windows, large garden plots with carefully thought out landscape design, the proximity of a forest river: there is everything for a full-fledged stay. All cottages are made in the same spirit, but at the same time, the facade of each house is designed in an individual style. Together, all the estates form a single architectural ensemble, which is in perfect harmony with the surrounding nature.

For the decoration of cottages, only natural materials were used, which are distinguished by good decorative qualities and at the same time are completely safe for humans.

It is necessary to defend an unspoken queue, which can last up to two years. The high demand for such places, unlike some modern cottage settlements, is explained by the quality of the location. Buyers today are ready to overpay for coniferous forest of the first category, proximity to Moscow and traditions. All this increases the value of real estate in such places by at least 10%.
Founders of the suburban market
Old-time settlements were formed in the 1930s-1950s, when the state allocated plots of land to well-known military leaders, artists and scientists for the construction of their own country houses.
Newly minted summer residents united in dacha-building cooperatives and began to develop forest areas: they cut down trees, laid roads, laid communications and built houses. This is how old-cottage settlements were gradually formed, in which the Soviet elite lived, in these places a peculiar aura is still preserved. Often it is she who attracts buyers, which forms a steady demand. The suburban real estate market as such began precisely from these places, since only here were private houses that could be sold. To date, only 50% of old-dacha settlements remain dacha, that is, used for living in summer season. Most of them are located within a 20-kilometer zone and have all communications, which allows you to live there year-round. One of the main market trends has been the purchase of land in such settlements for commercial projects. On the site of one old dacha (the area of ​​plots in such places can reach up to 0.5 hectares), developers are building several modern cottages, which are no longer on the market as seasonal dachas, but as houses for permanent residence. In addition, houses in old-cottage settlements for seasonal rent are in great demand on the market.
What do they offer
On this moment in the Moscow region there are about 40 old-cottage settlements. Many old houses are located on Rublyovka - these are Staraya Zhukovka, Staraya Barvikha, Uspensky dachas, Nikolina Gora. On the Yaroslavl Highway there are well-known villages Valentinovka, Zagoryansky, Pravda. On Gorky direction- Saltykovka, on Egorievsk highway - Malakhovka. Buyers often ask about the possibility of buying a house in Rastorguev on the Kashirskoye Highway, in Aleksandrovka along Simferopolsky, in Vatutinki and Shishkin Forest along the Kaluga Highway. In the Minsk direction, Nemchinovka, Ababurovo, Zhavoronki, Lesnoy Gorodok, etc. are in demand.
Frunzovets and Alabino on the Kyiv highway, Snegiri and Opalikha on the Volokolamsk highway, Firsanovka on Leningradka can boast of their eminent summer residents. On the Dmitrovsky direction there are such old-fashioned places as Sheremetevsky, Nekrasovsky, Trudovaya. An exception from all the routes is Novorizhskoe highway, built only 10 years ago and did not have time to acquire traditions.
Now in old-cottage settlements there are country houses of all price segments. The economy class is represented by houses built in the 80-90s. of the last century, and many buildings are more than one decade old - that's why they are "old dachas". Often these are dilapidated buildings in need of reconstruction or at least repair. In the meantime, this is the most sought-after category of real estate due to its low cost - up to $300,000 per ownership.
According to Zhanna Shcherbakova, Managing Director of Miel-Nedvizhimost, the cost of a free land plot for building a mansion today ranges from $6,000 to $10,000 per hundred square meters. “De luxe class country houses in old country houses are built only in isolated parts of the village. and business elites. Basically, the elite sectors of old-cottage settlements are being built in the western directions of the Moscow region. Most of the real estate in old-fashioned places belongs to the business and economy class, "says Shcherbakova.
Opportunities and dangers
According to Marina Markarova, managing director of the consulting company Blackwood, specialists today classify land plots in old-give settlements as VIP-class. The increased interest in houses located in such places affects their price level, which is generally higher than the average value for the direction. In terms of cost, such proposals are second only to plots in modern elite cottage settlements.
The reason for the sharp increase in demand and the level of prices for land in old-cottage villages was the rapid development of the suburban real estate market and the gradual washing out of good land plots in leading areas. "If in 2002 a land plot in Peredelkino cost $8,000 per hundred square meters, now the price is already $25,000," Markarova emphasizes.
In addition, according to her, there is an unspoken queue of people who want to buy a plot there for the most prestigious old-time settlements (such as Barvikha, Peredelkino, Malakhovka, Nemchinovka). At the same time, offers in such settlements appear on the market extremely rarely. As a rule, this is a maximum of two sites per season.
The people who sell these houses, in most cases, do not advertise for sale through the newspapers. Direct sales are possible, but only if the house is sold to friends or acquaintances. Usually such plots are sold through real estate companies. As Sergei Pushkin, head of the suburban real estate department at Novoye Kachestvo, notes, “all companies that receive such an object for sale deal with such houses (and not villages). I don’t know a single large real estate structure that would refuse to sell a house in old place."
The strong demand for old cottage settlements is due to a number of unique characteristics. Most of the villages are located no further than 30 km from the Moscow Ring Road, and more often - no further than 15 km, surrounded by coniferous forests, which are the most valuable. In addition, most settlements were built near water bodies. Along the Yaroslavl Highway, all the most famous dachas are located on the banks of the Vori and Klyazma rivers, and there is the Moskva River on the Rublevo-Uspenskoye Highway. The settlements of the Ostashkov direction are known thanks to the Pirogovsky, Uchinsky and Pestovsky reservoirs.
In cases where there were no natural water areas nearby, artificial water bodies were created or existing water bodies were expanded at the expense of the state. A good example is the Yegoryevskoye highway, where Malakhovka, Ilyinskoye and Kratovo are equipped in a similar way.
An important plus of such places, as a rule, is convenient transport links. Many villages are close to railway stations.
Unlike expensive modern cottage villages, where their maintenance requires a considerable amount of money annually, old-cottage villages are distinguished by fairly low operating costs. First of all, this is due to the lack of a management company in the village, the lack of security cameras, etc. A nice addition is that the villages usually have all the necessary infrastructure, including shops.
Of the shortcomings, the lack of protection and the social heterogeneity of the residents should be noted. Since the main buyers of plots in old-cottage communities are people willing to spend about $500,000, such shortcomings can be a major factor in determining the buyer's choice in favor of modern cottage villages. Another difficulty faced by those wishing to purchase a house in an old dacha village is the serious deterioration of engineering and communication networks.
Separately, it is necessary to highlight such a drawback as possible difficulties with the legal execution of transactions. Many villages have existed since the 1930s, and plots in them have been repeatedly inherited. Sometimes difficulties begin at the stage of preparing documents for a sale and purchase transaction.
People who sell houses in old-cottage towns, in most cases, do not advertise for sale through newspapers. Direct sales are possible only if the house is sold to friends or acquaintances. Usually such plots are sold through real estate companies.
As a rule, these transactions are connected with the acquisition of shares, obtaining all kinds of agreements not only with neighbors, but also with "multiplying" owners. In addition, it is often necessary to formalize the land allotment itself (to privatize a land plot). There are also cases when the owners restored the house after fires or other destruction without the corresponding registration of newly erected buildings in the BTI. According to Markarova, the execution of such transactions can take 4-6 months.
Price quality
As Sergei Pushkin notes, there has always been and will always be a demand for old-cottage settlements. Land for the construction of settlements, which was allocated to the Ministry of Defense, the Academy of Sciences, writers, writers and musicians, the former government gave in the most beautiful places ah Moscow suburbs.
With the disappearance of liquid land plots in the Moscow suburbs, suitable for the construction of high-quality suburban housing, the interest of developers in old summer cottages will only grow. The most likely option for the development of the market seems to be the gradual transformation of old-cottage settlements into modern ones. cottage complexes. This process can already be observed in some directions. An example is the dacha village of Kutuzovo, which is currently being rebuilt into the cottage complex "Kutuzovskaya Sloboda". In accordance with the master plan, the area of ​​the cottage village will be 4.3 hectares. About 60% of the territory will be occupied by estate-type cottages and townhouses with apartments ranging from 150 to 200 square meters. m. Approximately 7000 sq. m will be allocated for public buildings.
In addition, according to developers, it is not economically profitable to build cottage villages for rent because of the long payback period of investments. Therefore, the suburban real estate rental market is mainly based on private offers. In this segment, the potential of old-cottage sites is quite high.
The strong demand for old cottage settlements is due to a number of unique characteristics. Most of the villages are located no further than 30 km from the Moscow Ring Road, and more often - no further than 15 km, surrounded by coniferous forests, which are the most valuable
As Isabella Postolovskaya, head of the out-of-town real estate department at Best-Nedvizhimost, noted, today the formation of new settlements is taking place in accordance with a different concept - these are classic cottage settlements that cannot be called starodachny. But, on the other hand, perhaps over time they will acquire new symbolism and become the art nouveau of our era.
Fedor Konyukhovsky

Dachas with traditions will become cottages with communications ("Business", No. 119 (138) dated July 01)
Demand for houses in the old cottage settlements of the Moscow region is slowly but steadily increasing every season. In turn, the offer for the sale of such real estate is limited annually to only five to seven worthy objects in each of the villages. The basis of the market is the rental of such houses. Moreover, despite poor communications and a low-quality entrance, people are ready to pay up to $15 thousand per month for a good location in prestigious western directions.
Enduring popularity
Sergei Pushkin, head of the suburban real estate department at Novoe Kachestvo, notes that the demand for old cottage settlements is unlikely to disappear in the coming decades. "In my opinion, there is no certain category of buyers of houses in old cottage villages. These places are attractive, first of all, because of the beautiful places, good location. Secondly, because of the stories associated with a particular place and house. People villages with traditions have always been interesting, in which there is something to see and something to remember," Pushkin emphasizes.
At the same time, according to him, in any case, people who have money buy houses in old-cottage settlements. After all, many old-time settlements are, in fact, well-known and "promoted" brands.
"The main problem is that such objects are put on the market quite rarely. And each of their appearance is a kind of event. All these villages are very close to Moscow (and some of them are in the city itself, such as the village of Sokol). And even despite the fact that some of them are located along not the most prestigious, not very convenient directions in terms of transport (for example, along Gorky or Yaroslavl), they are very popular with buyers, "says Pushkin.
"There are very few offers in such settlements," Irina Tarasova, CEO of Respect Realty Group, agrees with Pushkin. "There is a secret queue for many such sites, and for realtors they are of real interest," Tarasova is sure.
Historically, most settlements were built in the western part of the Moscow region, says Marina Markarova, managing director of Blackwood. This is primarily due to the concentration of large industrial enterprises in the south and the unfavorable wind rose for this region. “Since most of the winds in Moscow blow from the north and northwest, the entire Moscow smog moves towards the southern part of the city. Naturally, therefore, the western and northern parts of the region were built up more actively,” says Markarova.
Dacha era
One of the first summer residents was V. I. Lenin, says Yevgeny Shevchenko, an expert in the suburban real estate department of Paul's Yard, - his house was located south of Moscow, now it is the well-known Lenin Gorki. West and North became popular later. So, People's Commissar Mikoyan bought a dacha near Krasnogorsk on Rublevsky Highway. forest area huge area(popularly known as "distant dacha").
Today, there are 20-25 old-cottage villages in the Moscow region. Among the most famous - the village of writers Peredelkino on the Minsk highway, where Boris Pasternak, Bulat Okudzhava, Korney Chukovsky lived. On the Kaluga Highway, on the territory of a large boarding house, there is an old-fashioned village of Vatutinki-Soviet Writer. Plots in it were distributed only among writers. Today, for example, Eldar Ryazanov lives in this old country house.
Another cult summer cottage- Nikolina Gora on Rublevo-Uspenskoe Highway. This place began to be populated even before the war and was a remote village without a bridge. Today there is a settlement of RANIS (Workers of Science and Art), where the Mikhalkovs and Konchalovskys have their dachas. One of the attractions of the RANIS village is the house-museum of the artist Veresaev, which was preserved by his descendants on their own initiative.
Scientists - nuclear physicists lived in the village of Zhukovka-Akademicheskaya, and the composer Prokofiev also had a dacha, which was recently put up for sale. Today it is a well-guarded settlement.
Another no less famous old cottage village - Serebryany Bor - is located within the city. At one time, in this now prestigious old dacha village, there was a dacha for Chaliapin, and later for Beria. In Soviet times, the highest nomenclature of the NKVD, the KGB, the Council of Ministers lived in it.
Chkalov had a dacha in Serebryany Bor - a large plot of land, which was partially sold by his children. Now his grandson lives there. Garry Kasparov lived not far from Chkalov's dacha, having not yet won the title of champion.
Near the Sokol metro station there is a "village of artists" - a small village in which dachas were given exclusively to artists. This small village in Moscow is notable for the fact that there is no land ownership in it, and all plots are leased for 49 years.
The most expensive and sought-after settlements are those located in Barvikha and Zhukovka on the Rublevo-Uspenskoye Highway, "general's dachas" in Arkhangelskoye on the Ilinskoye Highway, and Peredelkino on the Minsk Highway, Yevgeny Shevchenko claims. Today, of course, there is a distribution of old-cottage settlements according to areas in terms of prestige. Then at a distance of about 10 km - the village of writers Vnukovo. Traditionally interesting place Nikolina Gora. Then in the unspoken rating of prestige are Kaluga highway, Vatutinok district. Serebryany Bor stands apart, enjoying constant and unchanging interest.
Transformation of supply and demand
In the suburban market in the segment of old cottage villages, rent prevails, since the owners of such houses prefer to rent rather than sell them, said Andrey Mazharov, CEO of Terra-Real Estate.
"The seasonality of the sale and rental of real estate in old-cottage places does not differ from the seasonality of demand on the market as a whole: usually there is a decline in the winter and summer months, and an increase in demand in the spring and autumn months. Almost all agencies present on the country market are engaged in old-town places", Mazharov says.
The head of the Respect Realty Group, Irina Tarasova, notes that the average cost of land plots in old dacha areas in the Rublevo-Uspenskoye direction today is $30,000-100,000 per hundred square meters, and in Yegoryevsky, for example, the figure is much lower - $4000-10,000 per hundred square meters. The cost is affected by the quality of the land, the size of the plot, proximity to the reservoir, ease of access and many other factors. Renting a house with a plot can cost up to $15,000 per month.
At the same time, market participants note that the concept of "old cottage village" is no longer applicable to all objects that were previously included in this group. According to Marina Markarova, with the disappearance of liquid land in the Moscow suburbs, suitable for the construction of high-quality suburban housing, the interest of developers in the old summer cottages will only grow. "The most likely option for the development of the market seems to be the gradual transformation of old-fashioned settlements into modern cottage complexes. This process can already be observed in some areas. An example is the summer cottage village of Kutuzovo, which is now being rebuilt into the Kutuzovskaya Sloboda cottage complex," says Markarova.
Mazharov agrees with her: "Now the market is dominated by a gradual transition to organized development, and preference is given to houses with modern engineering in settlements with a single architectural concept."

Such settlements are aimed at wealthy people who already have urban and suburban real estate for permanent residence and would like to purchase their own "ranch". The main attributes of such settlements are, as a rule, a significant distance from the Moscow Ring Road, large plots of land for ownership and a favorable natural environment. The appearance of such villages indicates a new stage in the development of the market for holiday villages.
According to various real estate companies, along with the high demand for houses in modern cottage settlements, there is still a high interest of buyers in old-cottage settlements. Starodachny settlements are called organized dacha development in the near Moscow region, built in the late XIX - mid-XX centuries for summer holidays state, scientific and creative elite. Such villages were equipped with the necessary communications, good access roads and, as a rule, were built within 30 km from the Moscow Ring Road, on the territory of a pine forest. Most of them are located in close proximity to the reservoir. Thanks to the unique natural conditions and the availability of the necessary infrastructure, the first elite cottage settlements were transformed from the old cottages, or arose on their borders. The prestige of old-time settlements is traditionally high, which affects the prices of proposals. The cost of land plots in these settlements is generally always higher than the average prices in the direction.

Brief description of the suburban real estate market

To date, the suburban real estate market is characterized by an increase in supply and a large number of allotment of land intended for future cottage construction. In October-November 2004, the number of newly commissioned cottage settlements on average did not exceed 5, for comparison, in August this figure was 10. The vast majority of new cottage settlements are concentrated in the western part of the Moscow region, which is actively developing. Land plots located in the southern and eastern parts of the Moscow region are still the outsiders of the market in terms of demand and prices. Compared to the previous year, in 2004 the number of transactions with suburban housing increased by almost 20%, and transactions with land - by more than 30%.
To date, according to various estimates, the volume of supply exceeds demand by 35-50%, and this gap continues to grow. By the beginning of the spring season of 2005, most analysts predict a doubling of the rate of supply growth. In general, experts agree that the increase in the supply of new cottage settlements in 2005-2006 will proceed at a slower pace than in 2002-2003.
As a relatively new trend in the development of the market, one should single out the emergence of suburban "ranches" and the development of land with a distance of more than 40 km from the Moscow Ring Road. This trend is most pronounced in the Novorizhskoye and Dmitrovskoye directions. Examples include such settlements as "Mamoshino" (Novorizhskoye Highway, 65 km), "Falcon Hunting" (Novorizhskoye Highway, 78 km). Also, this year such a concept as the “third zone” appeared, which includes sections that are 3050 km away from the Moscow Ring Road. Previously, realtors and developers were mainly interested in land plots located up to 30 km from the Moscow Ring Road. The introduction of such a concept, first of all, confirms the onset of a crisis in the land market in the "near territories". Recently, the bulk of land comes either from the secondary market, or these are low-quality lands, as a rule, former state farm fields. Nevertheless, even for second-rate land, the average prices on Rublevsky Highway do not fall below 30 thousand dollars per hundred square meters. The cost of land plots located surrounded by forests can reach 50-70 thousand dollars per hundred square meters in this direction. In connection with the gradual depletion of the market for quality land plots suitable for the construction of elite suburban housing, there will be a trend towards consolidation of cottage settlements.
To date, low-rise buildings are in the greatest demand, on average no more than two floors. The size of the areas of the most liquid cottages is decreasing - in the business class, houses with an area of ​​​​250-450 sq.m. are in demand, in the elite segment - 700-1.2 thousand sq.m. The main requirement that buyers began to make to a country house is comfort and convenience. The importance of the architectural component is also growing. At the moment, the most popular houses are decorated in a classic style, as well as chalets, built mainly of wood and brick.

General information on the market of old cottage settlements

The bulk of old-cottage settlements are located in the western part of the Moscow region.

The most famous and prestigious old cottages are located on the Rublevo-Uspenskoye Highway - Barvikha (8 km from the Moscow Ring Road), Zhukovka (8 km), Nikolina Gora (24 km). To date, modern cottage townships have been built on the basis of these settlements, although a significant part of the territory still remains under dachas that have seasonal use. Also, prestigious old-dacha places are located along the following main highways: Kyiv, Minskoe, Kaluga, Yaroslavskoe, Egorievskoe highways.

The most famous old cottage villages:

Land plots in old summer cottages are classified by specialists as VIP class. The increased interest in houses located in such places affects their price level, which is generally higher than the average value for the direction. In terms of cost, such proposals are second only to plots in modern elite cottage settlements. The rapid development of the suburban real estate market and the gradual exhaustion of good land plots in the leading areas caused a sharp increase in demand and the level of prices for land in old-cottage villages. If in 2002 a plot in Peredelkino cost $8,000/hundredth, now the price is 25,000 dollars/hundred.

The cost of land plots in old dacha areas:

According to real estate companies, in the most prestigious old cottage villages (such as Barvikha, Peredelkino, Malakhovka, Nemchinovka) there is an unspoken queue of people who want to buy a plot there. At the same time, offers in such settlements appear on the market extremely rarely. As a rule, this is a maximum of two sites per season.
The high demand for old-cottage settlements is due to a number of unique characteristics of these places. Most of the villages are located no further than 30 km from the Moscow Ring Road, surrounded by coniferous forests, which are the most valuable. Most of the villages were built near water bodies. Along the Yaroslavl highway, all the most famous villages are located on the banks of the rivers - Vori and Klyazma. On the Rublevo-Uspenskoye Highway there is the Moskva River. The settlements of the Ostashkovsky direction are known thanks to the Pirogovsky, Uchinsky and Pestovsky reservoirs. In those cases when there were no natural reservoirs nearby, artificial reservoirs were created at the expense of the state or the existing small local lakes were expanded. A good example is the Yegoryevskoye highway, where Malakhovka, Ilyinskoye and Kratovo are equipped in a similar way.
An important plus of such places is convenient transport links, the territory of the village itself contains, as a rule, good roads. Many of these villages are located near railway stations. In addition, houses in old-cottage settlements are characterized by fairly low operating costs. Since the villages have existed for a long time, many local shops, both manufactured goods and grocery stores, are open. The strongest disadvantage of old-cottage sites, compared to organized cottage settlements, is the lack of security and the social heterogeneity of the residents. The main buyers of plots in old-cottage villages, according to real estate agencies, are people willing to spend about $500,000. Such a budget belongs to the upper price segment of the business-class suburban real estate market. For such clients, these shortcomings can become the main factor determining the buyer's choice in favor of modern cottage villages. Many villages are located on such busy highways as Minskoe, Egorievskoe highway, etc. Hence the problems with traffic jams. Access roads are mostly in poor condition. Another difficulty faced by those wishing to purchase a house in an old dacha village is the serious deterioration of engineering and communication networks.
Separately, it is necessary to highlight such a drawback as possible difficulties with the legal execution of transactions. Many villages have existed since the 1930s and have been repeatedly inherited. Sometimes difficulties begin at the stage of preparing documents for a sale and purchase transaction. As a rule, these transactions are associated with the acquisition of shares, obtaining all kinds of approvals not only from neighbors, but also from owners. In addition, it is often necessary to formalize the land allotment itself (to privatize a land plot). Quite often there are cases when the owners restored the house after fires or other destruction, without the corresponding registration of newly erected buildings in the BTI. During their existence, dachas could be rebuilt without special permits. The execution of such transactions can take 4-6 months.

Characteristics of the main directions of the market of old-cottage settlements

The most famous and popular old-dacha places in the Yaroslavl direction are such villages as Valentinovka (15 km from the Moscow Ring Road), Bolshevo (17 km), Zagoryansky (16 km), Lyubimovka (12 km), Klyazma (14 km), Mamontovka (16 km). The local places are distinguished by good ecology, developed infrastructure and quite reasonable prices for land plots located in a forest environment. On this highway there is the Losiny Ostrov National Park, the Klyazma River, ancient monuments.
Demand for housing along the Yaroslavl Highway is somewhat ahead of supply, which determines the rise in prices. In 2003 alone, the value of land within 30 km of the ring road increased by almost 60%. Plots located in old summer cottages on the banks of the Pestovsky, Uchinsky, Pirogovsky, Klyazma reservoirs cost one and a half to three times more expensive. Among the most famous estates located on Yaroslavl road, - Abramtsevo. Bolshevo and Valentinovka in the Soviet period were a place of rest for the creative elite. IN different time Konstantin Stanislavsky, Boris Pasternak, Anna Akhmatova, Valery Bryusov and others lived here. In the village of Bolshevo there is the House Museum of Marina Tsvetaeva. Here the poetess lived in 1939 after returning from Parisian emigration.
In the village of Zagorskoye, the first summer residents settled at the end of the 19th century. The founders of the village were the Kisel-Zagoryansky brothers. The village has a good location - from the north it overlooks the Klyazma River, and in the south it borders on the national park " Moose Island". Today, from May to October, about 40 thousand people live here. Here you can see the dachas of Yuli Nikulin, Mikhail Zharov, Vladislav Tretyakov, Alan Chumak and others.

Rublevo-Uspenskoe Highway closed to traffic freight transport and is one of the most prestigious destinations in the suburban real estate market of the Moscow region. Also in tsarist time it was noticed that the predominant wind direction in Moscow is western. In 1664 Tsar Alexei Mikhailovich Romanov by decree forbade the creation of any smoking and smoking industries to the west of the capital. Since then, not a single large industrial facility has been built in this direction. The old dacha settlements along the Rublevo-Uspenskoe Highway date back centuries. Since the era tsarist Russia in this direction, summer residences of royal persons and nobles close to the court began to appear. Two centuries ago, along the road, which the people called the Royal, and in its immediate vicinity, there were already 16 princely estates, as well as four counts and two imperial ones. The lands around the villages of Krylatskoye and Romashkovo (5 km from the Moscow Ring Road) were owned by the nun Martha, the mother of the first tsar from the Romanov family. At the end of the XVII century. on the site of today's village of Rublevo was a village that belonged to the boyars Naryshkins. To the north, on the banks of the Moskva River, is the Arkhangelskoye estate, the former possession of Prince N. B. Yusupov. here at the beginning of the 19th century. the high society of Moscow, including royalty, often gathered. The name of the estate comes from the name of the ancient church - the Archangel Michael, built in the 17th century. In Soviet and post-Soviet times, the country's leadership, creative and scientific intelligentsia lived in old-time settlements located along the highway. After the revolution near Moscow Versailles N.B. Yusupov was combined into a complex with the buildings of the sanatorium of the Ministry of Defense. Now it is a historical protected area with museums and a recreation area with boat stations, and a functioning health resort. On the other side of the Moskva River is the village of Razdory, preserved from ancient times. In the 17th century Discord belonged to the boyars Odoevsky, then alternately Golitsyn and Yusupov. Near Razdorov, the old and new channels of the Moskva River form bends with an island in the middle, which is recognized as a natural monument. In Discord at the dacha of S. P. Botkin, the artist Kazimir Malevich lived and worked. Not far from Razdorov is the famous village of Barvikha (8 km from the Moscow Ring Road), surrounded cottage plots. In Soviet times, this village became a traditional vacation spot for members of the government and the Central Committee of the CPSU. In 1935, a sanatorium of the Council of Ministers of the USSR was opened in Barvikha. The complex of the famous health resort includes such local attractions as the castle of Baroness Meyendorf, which was visited by Russian emperors, a picturesque pond with a bridge and the Church of the Nativity of Christ, built in 1759. The Baroness's castle was built in 1885 by architect P. S. Boytsov. M.A. rested in the sanatorium. Bulgakov, D.D. Shostakovich, S.L. Korolev, I.V. Kurchatov, Luis Corvalan, Yuri Gagarin and others. Now the sanatorium is under the jurisdiction of the Administration of the President of the Russian Federation.
Behind Barvikha, 8 km from the Moscow Ring Road, is the well-known village of Zhukovka, one of the most prestigious places in the Moscow region. The settlement was organized in 1920 and got its name from the forest tract Zhukovka. In the 1930s, the dachas of the NKVD leadership, including the People's Commissar of the NKVD N.I. Yezhov. During the Soviet period, the dacha in Zhukovka belonged to the Council of Ministers of the USSR. In different years, V.M. lived and rested here. Gromov, M.V. Rostropovich, A.D. Sakharov, Minister of Culture of the USSR E.A. Furtseva and others. After the collapse of the USSR, the village passed into the administration of the President of Russia. In the village of Ilyinskoye (12 km from the Moscow Ring Road) there is the estate of the first Moscow governor, boyar T. N. Streshnev, built in the 17th century. It belonged to Count AI Osterman-Tolstoy (hero of the Patriotic War of 1812) at the beginning of the 19th century. Empress Maria Alexandrovna, the widow of Alexander II, lived here for a long time, then her nephew Dmitry Pavlovich. The imperial chamberlain and chamber-maid of honor corps have been preserved. Writers I. I. Lazhechnikov and S. T. Aksakov, A. I. Polezhaev and N. M. Yazykov lived and worked in Ilyinsky. For many years, the estate housed the Ilyichevo rest house, where V. I. Lenin lived for some time. The village of Nikolina Gora (24 km from the Moscow Ring Road) is known to everyone. Here in the fifteenth century. there was a small monastery of St. Nicholas on the Sand.
The settlement was built in 1922-1925. Dacha-building cooperative "RANIS" (employees of the Academy of Sciences and Arts). In the pre-war and post-war period, famous Soviet writers and artists lived here. Currently, the museum of the writer V.V. Veresaev, who lived in these places for a long time. Also, at one time such famous people lived here, such as People's Artists of the USSR V. I. Kachalov and A. V. Nezhdanova, writer A. S. Novikov-Priboy, polar explorer O. Yu. Schmidt, physicist and Nobel laureate P. L. Kapitsa, the first People's Commissar of Health of the RSFSR N. A. Semashko, the outstanding composer S. S. Prokofiev and many others. Now the writer S. V. Mikhalkov and his son Nikita Mikhalkov live here. In this area there are country houses of many famous people in Russia.

In terms of popularity, Minskoe Highway is one of the five leading directions near Moscow. On the territory of the Moscow region, Minskoe highway is one of the longest and is 138 kilometers long. The Minsk direction is distinguished by a large number of pine and deciduous forests. From large reservoirs it is possible to note the Nara River and the Narskiye Ponds, the Moskva River, the Mozhaisk Reservoir, the Ruza River and the Ruza Reservoir, the Iskon River. In the territory this direction the famous old cottage villages of the Moscow region are located, such as Peredelkino, Bakovka, Zhavoronki, Lesnoy Gorodok, Nemchinovka.
Nemchinovka is a small village with narrow paved streets and old houses. There is a lake on the outskirts of the village. Nemchinovka owes its origin to the Moscow-Brest Railway (1870) and to the merchant brothers Nemchinov, who applied for the construction of the station. Thanks to its rich nature, Nemchinovka has become a popular holiday destination for Muscovites. At the beginning of the last century, architect Fyodor Shekhtel, writer Marietta Shaginyan, film director Sergei Eisenstein lived here. In Nemchinovka, there was the estate of the Forshtrems - the owners of the chocolate factory ("Red October"), as well as the residences of the embassies of foreign countries - Germany, Japan, and the USA. Kazimir Malevich also lived in the village for some time. After spending several summers here, the artist bequeathed to bury himself in this area, in 1935 his ashes were interred in a field between Nemchinovka and Razdory.
At the beginning of the 20th century, dachas were built in Bakovka for wealthy Muscovites. To date, Bakovka is a small village that has entered the line of Odintsovo. In the 1930s, when the settlement had already been formed, there were dachas for representatives of the highest generals. A huge plot was allocated to Semyon Budyonny. In addition, there is the dacha of Anastas Mikoyan, which now belongs to his descendants. G. Ya. Sokolnikov also lived here - the initiator of the monetary reform of 1924, actor Savely Kramarov, employees of the Pravda newspaper. Now politician Gennady Seleznev and singer Iosif Kobzon live in the village. The training base of the Lokomotiv society is located here, a football stadium and tennis courts are equipped. Developed infrastructure and rich story villages determine local prices. Bakovka is one of the most expensive places along the Minsk highway.
Peredelkino is the old writers' dachas and, in fact, the first cottage settlement near Moscow. The name was given to him by the village of Peredelki, which stands on the Minsk highway. In 1935, Stalin presented the Soviet writers with land in Peredelkino and allowed them to build dachas at public expense. First, 24 houses appeared in the village, which went to the most famous writers and poets - Demyan Bedny, Alexander Fadeev, Leonid Leonov, etc. In the late 50s, the House of Creativity was built here, where Boris Pasternak's members of the Writers' Union of the USSR were housed in small rooms. Since then, wooden buildings, paths with traditional sculptures, the main building with a pompous colonnade and a checkpoint at the gate have been preserved on the territory of the village. There is a large lake not far from the village. The current Transfiguration Church can be counted among the local attractions. In Peredelkino, the House Museums of Boris Pasternak, who is buried in the local cemetery, and Korney Chukovsky are open to the public. Chukovsky's dacha was filmed at different times by Anna Akhmatova, Alexander Solzhenitsyn.
The land in Lesnoy Gorodok (15 km from the Moscow Ring Road) was given to the Ministry of Defense for general dachas with forest land of half a hectare or more. The land in this village is quite expensive, often large plots are sold in parts. The area around the village is being actively built up, but since the field begins there, the cost of land plots is several times lower. Land plots in the village of Zhavoronki were received mainly by employees of the USSR Council of Ministers. The size of plots in the village varies from a hectare to 10-12 acres. The most valuable part of the land plots is located on the outskirts, in the Red Warrior grove. In the middle locality there is a park, a church, a post office, a school. The Larks in summer time about twenty thousand summer residents come together. Modern Zhavoronki unite the territory of the nearest villages Dachnoe, Kosoy Klin, Vittovka, 30 years of October, 1905. Most of the land suitable for construction is already occupied. Land plots in the Minsk direction are highly valued due to their proximity to the elite Rublevsky highway, the presence of a good forest area and proximity to large reservoirs.

The south of the Moscow region is not the most popular and prestigious place, and is in low demand. The preference for this part of the Moscow region, as a rule, is given by Muscovites who live in the south or southeast of the capital. These are mostly middle-class people, the most important factor for them when choosing suburban housing is proximity to home and convenient transport links. The most significant drawback of this south of the Moscow region is the proximity to Kapotnya, Lyubertsy CHPP, and industrial centers. In addition, there are peat bogs here, where spontaneous combustion periodically occurs in dry summers and the air is filled with acrid smoke.
Most of the villages are concentrated in two directions: Ryazan and Simferopol. The most famous old dacha villages are Malakhovka and Kratovo, which are located on the Yegoryevskoye Highway. The most expensive houses in Ryazan direction located in the village of Malakhovka - a place known since the beginning of the 20th century. This village once housed the dacha of the writer Nikolai Teleshov, where the famous literary events were held. The elite of Russian literature, Ivan Bunin, Anton Chekhov, Maxim Gorky, gathered here. There was also a famous summer theater where Fyodor Chaliapin sang and Faina Ranevskaya made her debut. After the revolution, the place became famous thanks to the Jewish labor colony, where Marc Chagall taught drawing. Today, the village is actively built up with cottages. As such, there are no cottage settlements directly in the old part of Malakhovka, but already today there is cooperation among residents, when several families decide to build a single fence around their houses and put up guards. The price of houses in this village depends on many factors: area, material, degree of readiness. Buying a plot of land in this village is quite difficult. There is practically no free land; this is one of the most prestigious and expensive old-dacha places in the Ryazan direction.
The old-fashioned village of Kratovo began its history as a resort near Moscow. The owners of these places, the princes Prozorovsky-Golitsyn, built dachas and rented them out. In the 1930s, dacha-building cooperatives sprang up here, as well as in the surrounding area. The cost of plots in this old country place is somewhat inferior to Malakhov's.
Another well-known starodachny place is the village of Ilyinskoye. Now, on the territory of the recreation center of the same name, an active reconstruction and construction of a new village "Forest Fairy Tale" is underway. In addition to low-rise and low-rise buildings, townhouses with an area of ​​174 sq. m at a price of 370 USD/sq. m. The reconstruction of old boarding houses and their transformation into elite settlements is not a new practice, and has recently become more widespread.

Kyiv highway, as well as its closest neighbors - Minskoe and Kaluga highways, is considered one of the best destinations Moscow suburbs, with good ecology, picturesque nature, interesting starodachnye places. The length of the region from the northeast to the southwest is 110 km, and the area is 1929 square meters. km. A third of the territory, i.e., about 80 thousand hectares, is occupied by forests consisting of deciduous species, and almost 40 thousand hectares are land, including agricultural land.

The rivers Protva, Nara, Pakhra, Desna flow here. The historical sights include St. Nicholas Church, which is unique architectural monument XIV-XV centuries. In the village of Petrovsky, a manor complex has been preserved, including buildings erected by the great Russian architect M.F. Kazakov. The Tikhvin church in Burtsevo in 1708, the remains of the Berg estate in Pervomaisky, the church in the settlement in Vyshgorod, the church in the village of Spas-Kositsy are just a few of what can be listed. Leo Tolstoy and Sergei Yesenin, the Merzlyakovs and Musin-Pushkin, Stanislavsky and Chekhov, Grabar and Vereshchagin, Chertkov and Kruglikov have visited these places in different years. The most famous starodachnyh places are Aprelevka, Selyatino, Krekshino, Frunzovets, Pobeda. Numerous architectural monuments of the 18th–19th centuries have been preserved in the vicinity of Aprelevka, especially along the banks of the Desna. In the village of Martemyanovo stands the Trinity Church (1782), surrounded by an old park left over from the estate of the same name. The village of Afineevo is associated with the name of A. A. Bakhrushin, patron of the arts, founder of the theater museum in Moscow. Here, near the manor church of the Beheading of John the Baptist (XVIII century) on the left bank of the Desna stood Vacation home Bakhrushin family. Near the Alabino station is the village of Petrovskoye with the former estate of the mining industrialist N.A. Demidov, built by the famous architect M.F. Kazakov in 1770–1780. In the village of Krekshino at the end of the 19th - beginning of the 20th century, the editor and publisher V. G. Chertkov lived, to whom L. N. Tolstoy often came. Houses are very popular in the villages near the DSK of the General Staff, in Frunzovets and Kokoshkin, where the general's dachas used to be.

Market development prospects

To date, only 50% of old-dacha settlements remain dacha settlements; used for living in the summer season. Most of them are located within a 20-kilometer zone and have all communications, which allows you to live there year-round. One of the main market trends has been the buying up of land within summer cottages for commercial projects. On the site of an old dacha, developers are building several modern cottages, which are no longer on the market as seasonal dachas, but as homes for permanent residence.
In addition, houses in old-cottage settlements for seasonal rent are in great demand on the market. In general, in the Moscow region there is a shortage of modern cottage settlements intended for rent. In order to rent a cottage in such a village, a client can “stand” in line for several months. At the same time, according to developers, it is not economically profitable to build cottage villages for rent due to the long payback period of investments. Therefore, the suburban real estate rental market is mainly based on private offers. In this segment, the potential of old-dacha places is quite high, which is due to the advantageous location, rich nature and favorable cultural environment.
As the land suitable for the construction of high-quality suburban housing in the near Moscow region is exhausted, the interest of developers in old-dacha places will only grow. The most likely scenario for the development of the market is the gradual transformation of old-cottage settlements into modern cottage complexes. This process can already be observed in some directions. An example is the dacha village of Kutuzovo, which is currently being rebuilt into the cottage complex "Kutuzovskaya Sloboda". In line with master plan the area of ​​the cottage village will be 4.3 hectares. About 60% of the territory will be occupied by estate-type cottages and townhouses with apartments ranging from 150 to 200 square meters. m. Approximately 7 thousand square meters. m. will be allocated for public buildings. It is planned to organize developed infrastructure, which will include a multifunctional complex with a pharmacy, a shop and a cafe, a chapel and a preschool complex will also be built. The investment cost of the project is about 40 million dollars. In general, the opinions of market participants regarding the future of old-dacha places differ. Not everyone agrees that, most likely, in the future such settlements will be rebuilt into modern cottage complexes. Perhaps this trend will not affect all old-cottage settlements, and some of them will be preserved in their original form as an architectural and historical monument. For example, in February 2004, the dacha village of artists Peski, located in the Kolomensky district of the Moscow region, was declared an object cultural heritage regional significance. The corresponding resolution was adopted by the government of the Moscow region. According to the document, the construction of any objects that violate the natural and historical landscape is prohibited on the territory of this village. And also the conduct of any economic activity without the permission of a specially authorized body for the protection of cultural heritage objects of the Moscow Region. The settlement was built in 1934. Such famous artists as Gerasimov, Deineka, Neroda and others lived in it.