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На ту же тему
Москва раздаст ценники: к чему приведет переоценка столичной недвижимости
Фото: Эмиль Матвеев/ТАСС
Москва намерена в очередной раз обновить для всех столичных помещений кадастровую оценку, от которой зависит величина налога на имущество. РБК разобрался, как это может отразиться на собственниках помещений
Московские власти в начале июня определили победителя конкурса на проведение общегородской кадастровой оценки: пересмотром стоимости столичных зданий и земли займется частная компания «Ко-Инвест».
Она согласилась снизить цену своих услуг до 24 млн руб. (16 млн за недвижимость и 8 млн за землю). «Мы максимально снизили цену, чтобы выиграть конкурс, — у нас есть наработки, которые жалко терять, ведь мы занимались кадастровой оценкой московской недвижимости и раньше. Эта цена — тот минимум, за который мы готовы были взяться за эту работу», — объяснил РБК гендиректор «Ко-Инвеста» Александр Березин. По данным СПАРК, Березин владеет 25% «Ко-Инвеста», столько же — у Аллы Дидковской, а 50% контролирует Владимир Бирюков. Фирма специализируется на строительном аудите; ее выручка в 2014 году составила около 65,3 млн руб., чистая прибыль — примерно 1,3 млн руб. (новых данных в СПАРК нет).
Пресс-служба заказчика — департамента городского имущества Москвы (ДГИМ) — объяснила выбор тем, что «компания-победитель имеет значительный опыт в проведении данных работ».
Сколько объектов в Москве переоценят
Из конкурсной документации следует, что у оценщика есть 120 дней на то, чтобы определить стоимость 6,4 млн зданий и 337 тыс. земельных участков.
Сколько именно жилых домов предстоит оценить, не уточняется. По данным Мосгорстата, на конец 2013 года (позже данные не публиковались) в Москве было 73,4 тыс. жилых строений и 4,07 млн квартир (по данным Росстата, всего в стране было 61,3 млн квартир).
В соответствии с федеральным законом № 221 «О государственном кадастре недвижимости» объектами кадастрового учета являются не только отдельно стоящие здания, но и конкретные помещения внутри, например, многоквартирного дома.
Подведомственное Росреестру предприятие «Ростехинвентаризация — Федеральное БТИ», которое определяло кадастровую стоимость в Москве в 2014 году (контракт стоил 28 млн руб.) , в своем отчете объясняло, что объекты оцениваются группами в зависимости от функции: жилые многоэтажки, индивидуальная жилая застройка, помещения делового или торгового назначения, объекты культуры и т.д. Сначала оценщик собирает данные о рыночных ценах по каждой группе: изучает, например, объявления о продаже квартир на специализированных сайтах, таких как Cian.ru или Avito.ru, аналитические отчеты международных брокерских компаний, а затем определяет факторы, влияющие на стоимость. Для жилья — это близость к метро, зонам рекреации, год постройки, материал стен, расстояние до исторического центра города, аварийность.
Со стороны ДГИМ «будет предоставлена вся необходимая для анализа и проведения кадастровой оценки информация», говорит его представитель. Какую методологию будет использовать «Ко-Инвест», Березин не уточнил.
Как часто и кем проводится переоценка
По закону кадастровая оценка в Москве проводится не реже чем раз в пять лет, но не чаще чем раз в два года. «Москва никогда не скрывала, что готова делать оценку настолько часто, насколько это позволяет закон, — объясняет оценщик, гендиректор компании Valrus Павел Карцев. — Многие регионы просто не могут себе позволить делать это часто, потому что у них денег нет».
Частая переоценка позволяет получать актуальную информацию о рыночной стоимости объектов недвижимости — в этом основная идея переоценки. Плюс с каждым годом идет расширение списка объектов, которые попадают под налогообложение, а это возможность для города получить дополнительные деньги в бюджет, рассуждает Карцев. Если в 2014-м «Ростехинвентаризация — Федеральное БТИ» оценивала 6 млн зданий и помещений, то теперь их 6,4 млн.
7 июня 2016-го в первом чтении был одобрен правительственный законопроект, который передает функции по определению кадастровой стоимости недвижимости исключительно государственным оценщикам и предполагает введение единой методики такой оценки: сейчас такой нет, из-за чего кадастровая оценка зачастую выглядит необъективной. В законопроекте эта методика не описана, но в декабре она уже была одобрена Советом по оценочной деятельности, говорил ранее РБК собеседник в Минэкономразвития.
Переход на государственную оценку в любом случае будет постепенным — до 2020 года действует переходный период, отмечает руководитель учебно-методического отдела Российского общества оценщиков Петр Сапожников. По мнению московского омбудсмена Михаила Вышегородцева, после того как кадастровой оценкой займутся государственные оценщики, поток претензий может существенно сократиться.
Для чего нужна кадастровая оценка
Для большинства организаций налог на имущество рассчитывается с учетом кадастровой стоимости недвижимости с 2014 года. Для квартир в Москве кадастровая стоимость (вместо инвентаризационной) в качестве налоговой базы применяется с 2015 года: рассчитанный по новым правилам налог предстоит оплатить не позднее 1 декабря 2016-го.
Как писал РБК со ссылкой на данные правительства Москвы, кадастровая цена приближена к рыночной — как правило, она ниже всего на 15–20%, но налоги могут увеличиться значительно (см. справку). Кадастровая стоимость здания, участка земли или квартиры должна публиковаться на сайте Федеральной службы государственной регистрации, кадастра и картографии (Росреестра). От кадастровой стоимости зависят не только налоги физлиц и юрлиц, но и, например, арендная плата для бизнеса.
Новая база
Как писал РБК, после использования кадастровой оценки вместо инвентаризационной квадратный метр в знаменитом Доме на Набережной «подорожал» с 8,2 тыс. до 630 тыс. руб. Кадастровая стоимость ЦУМа — $296 млн — в 30 раз больше инвентаризационной, «Атриума» — $378 млн — в 13 раз, гостиницы «Националь» — $88 млн — в 23 раза. У Большого театра, правда, все наоборот: кадастровая стоимость — $19 млн — в 1,6 раза меньше инвентаризационной.
Ставки налога при этом поменяются не сильно: от инвентаризационной стоимости бизнес платил 2,2%, а от кадастровой в 2015 году заплатит 1,2%, но к 2020 году ставка вырастет до 2%.
Для владельцев квартир в Москве ставка налога дифференцирована в зависимости от кадастровой стоимости: от 0,1% для жилья стоимостью до 10 млн руб. до 2% — для элитного жилья дороже 300 млн руб. При этом, по данным московских властей, для 94% квартир в столице ставки не превышают 0,15%. Кроме того, предусмотрен налоговый вычет (налогом не облагаются 20 кв. м в каждой квартире), а также понижающие коэффициенты, благодаря которым полная сумма налога будет уплачиваться только начиная с 2020 года.
Собственники и жилой, и коммерческой недвижимости по всей стране активно оспаривают завышенную, по их мнению, кадастровую оценку. Так, за пять месяцев 2016 года в московскую комиссию при Росреестре было подано 669 заявлений о пересмотре кадастровой стоимости против 512 жалоб за тот же период годом ранее. Решение в пользу заявителей было принято по 70% заявлений, суммарная величина кадастровой стоимости была снижена на 31 млн руб., или на 23%, сообщила РБК пресс-служба Росреестра.
Те, кто не добивается переоценки в комиссии, идут в суд. «Суды, как правило, принимают сторону собственника. Например, в спорах о кадастровой стоимости собственных земельных участков процентов 80 предпринимателей выигрывают у городских властей», — рассказывает Вышегородцев.
Московские власти, надеется Карцев, понимают, что «сейчас объективно нельзя повышать размер налогов». Рублевые цены на недвижимость не росли, поэтому причин повышать налоги нет, подчеркивает он, по некоторым объектам кадастровая оценка, возможно, даже снизится. Действительно, по данным исследовательской и консалтинговой группы IRN, средняя стоимость жилья в Москве за год по 13 июня снизилась примерно на 10%, до 173 тыс. руб./кв. м. А два года назад квадратный метр в среднем стоил почти как сейчас — 170 тыс. руб.
В 2014 году бюджет Москвы собрал около 94 млрд руб. налога на имущество организаций (из них 17,5 млрд руб. — по кадастровой стоимости), в 2015 году планировал собрать 96,7 млрд руб. (и уже около 30 млрд руб. — по кадастру), сообщала газета «Ведомости». При «грамотной переоценке» повышение налогов если и будет, то небольшим, согласен Сапожников.
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