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05:01, 05 Январь 2023
На ту же тему
РФПИ профинансирует строительство нового офиса «Ростеха» в Тушино
Фото: Никита Попов / РБК
«Ви Холдинг» Виталия Мащицкого нашел средства на строительство нового основного офиса «Ростеха». Инвестором проекта выступит Российский фонд прямых инвестиций. Для него это дебют на рынке офисной недвижимости
Российский фонд прямых инвестиций (РФПИ) станет инвестором проекта «Ростех-Сити», которым занимается «Ви Холдинг Девелопмент» и который предполагает возведение 380 тыс. кв. м офисных площадей на территории Тушинского аэродрома на северо-западе Москвы. Об этом РБК рассказал один из участников столичного рынка недвижимости и подтвердил источник, знакомый с ходом переговоров.
«Сейчас согласуются необходимые документы, их подписание может произойти в ближайшие два-три месяца», — говорит один из собеседников РБК. При этом оба источника отмечают, что окончательные условия финансирования еще не определены.
В пресс-службе РФПИ сказали, что фонд не комментирует информацию, касающуюся «Ростеха». Представитель «Ви Холдинга» в ответ на запрос РБК сообщил, что «пока комментировать нечего». Представитель «Ростеха» воздержался от комментариев.
Финансовая модель
Как указано на сайте РФПИ, правила фонда допускают инвестиции в размере до 50% от стоимости проектов. В случае если он выступает в составе консорциума инвесторов, доля последнего может быть больше. Ориентировочный объем суммарных инвестиций в строительство «Ростех-Сити» может достичь 35 млрд руб., считает директор департамента оценки Knight Frank Ольга Кочетова. Управляющий партнер Colliers International Николай Казанский оценивает объем инвестиций чуть скромнее — примерно в 30 млрд руб.
Как утверждает один из собеседников РБК, возврат инвестиций будет осуществляться за счет доходов от сдачи площадей в аренду. Более двух третей комплекса, а именно 262,8 тыс. кв. м, будут отданы под офисы структур «Ростеха», 60 тыс. кв. м — под апартаменты, где будут жить сотрудники компании, гостиничную и торговую недвижимость. Оставшиеся 57,1 тыс. кв. м — объекты спортивной и социальной инфраструктуры, знает один из собеседников РБК.
Арендопригодная площадь офисов составит около 184 тыс. кв. м, считает управляющий партнер S.A. Ricci Алексей Богданов. По его мнению, их можно будет сдавать по 16 тыс. руб. за 1 кв. м в год с учетом всех эксплуатационных расходов. Такая ставка, скорее, соответствует бизнес-центрам за МКАД, тогда как в Тушино она может достигать и 20 тыс. руб. за 1 кв. м в год, уверен Казанский. Таким образом, ежегодный доход от аренды будет составлять от 3 млрд до 3,7 млрд руб., а окупаемость проекта не превысит десяти лет, подсчитал РБК. Данный срок соответствует среднерыночным показателям, говорит Казанский.
Как застраивают Тушинский аэродром
В общей сложности на 244 га бывшего Тушинского аэродрома будет построено около 2 млн кв. м недвижимости. Большая часть — в рамках проекта «Тушино- 2018», реализацией которого занимаются структуры, аффилированные с совладельцем ЛУКОЙЛа Леонидом Федуном. Четверть территории займет «Ростех-Сити». Всего здесь будут жить более 42 тыс. человек, а общее число рабочих мест превысит 29 тыс.
Дружеский проект
Впервые о проекте «Ростех-Сити» было объявлено в начале 2015 года. В пресс-службе мэрии Москвы тогда сообщили, что это будет «полноценный комплекс для работы и временного размещения сотрудников со всеми объектами инфраструктуры», предполагающий создание более 15 тыс. высокотехнологичных рабочих мест.
Участок площадью 65 га, отведенный под строительство «Ростех-Сити», принадлежит «Ви Холдингу» Виталия Мащицкого. «Ведомости» называли его другом детства генерального директора «Ростеха» Сергея Чемезова.
«Ростех» и РФПИ уже имеют опыт сотрудничества. В рамках ПМЭФ-2016 стороны подписали соглашение об основных условиях инвестирования в холдинг «Вертолеты России». По соглашению пакет в 25% акций планирует выкупить консорциум РФПИ и ближневосточных фондов. Стоимость сделки оценивалась в сумму до $600 млн.
РФПИ также не новичок на рынке недвижимости. В 2016 году вместе с ближневосточными партнерами, среди которых Mubadala Development, фонд купил 200 тыс. кв. м в складских комплексах «PNK-Чехов-3» и «PNK — Северное Шереметьево». Сделка оценивалась в 7,2–8,2 млрд руб., писали «Ведомости».
Однако в офисные комплексы РФПИ до сих пор не инвестировал, хотя проявлял интерес к ряду объектов в этом сегменте. Среди них офисная башня комплекса «Метрополис» (около 28 тыс. кв. м), БЦ «Алкон» (100 тыс. кв. м) в Москве, а также ТЦ «Лето» в Санкт-Петербурге (116 тыс. кв. м). Ни одна из этих сделок не состоялась.
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