The development department is looking for a plot under the shopping center. How to rent a room to networkers? Is the market getting better

A variety of offers on the retail real estate market, a clear decline in business activity due to the crisis, the volatility of the national currency - these factors affect the conditions of any lease, and even more so if it is planned to lease the premises to networkers.

Official statistics indicate a clear predominance of supply over demand. Yes, and linking the rent to the currency does not help to ensure that legal entities working in the field of online trading “grab” on the go for any offer.

Network Trading Features

Domestic retailers promptly introduce methods used by foreign retail chains into their own practice. Undoubtedly, it’s difficult to fight, because on the side of foreign “guests” are well-developed infrastructure, solid investments, and a reliable “airbag” in the form of a certain stabilization fund.

Therefore, the landlord has difficulties in order to lease the premises to networkers. Foreigners prefer to build from scratch or use the services of developers working according to Western standards.

All these disadvantages are more than offset by the benefits of online trading:

• large suppliers always strive to work with large customers;
• both purchase prices and delivery conditions for the central office of network trading are always more attractive than those offered by any isolated outlet.

Drawing up a commercial proposal for the rental of premises to networkers

A well-composed offer increases the attractiveness of hiring a particular room. The following recommendations can help you find a solid tenant:

1. It is necessary to determine the list of potential tenants, drawing up their proposals individually.
2. Contacting is recommended by name, and the potential client must know the name of the landlord.
3. The positive point is the acquaintance, albeit a "cap".
4. You should not use the phrases “we have free space” or “we offer free space for ...”. They should be replaced by “We have vacated the area”, “A new area has been leased.”
5. It is recommended that the client be interested in the numbers, statistical data, indicating the development of the infrastructure of the area where the premises are located, and demonstrate the dynamics of changes in purchasing power.
6. Indicate neighboring brands whose offices and sites are located nearby.
7. No long texts, like company history, founding dates.
8. You should try to disclose the essence of the lease in numbers, indicating the expected benefits that the client will receive from hiring the premises.
9. Describe the services that can be provided if necessary.
10. Assess and indicate the strategic value of the leased area.
11. It is strongly recommended that you be objective, indicating not only the obvious merits of the proposal, but also the shortcomings (a couple of minuses will add sincerity to the description).

Elena Zemtsova, Managing Partner, Delta Estate

Leasing business, based on the rental of premises to large grocery chains, as well as network catering, today is one of the most popular ways of investing in real estate.

Perekrestok, Victoria, Magnit, Pyaterochka, KFC, McDonald's - any large networks are always in demand, as they are stable and tuned for long-term cooperation.

What areas are demanded by networkers

As for the size of the room, the area primarily depends on the tenant's profile. For grocery supermarkets, the optimal area is 350-500 square meters. m, for specialized stores, such as Vkusvill, Myasnov, - from 100 to 300 square meters. m. Beauty salons, pharmacies, medical centers, clothing and shoe stores are looking for areas from 80 to 200 square meters. m. In the catering segment, it all depends on the format. So, restaurants need an average of 300-700 square meters. m, fast food, cafes and coffee houses - 100-300 square meters. m, and small institutions such as "coffee with you" enough 10-40 square meters. m

Technical characteristics - the main thing that an investor pays attention to

The premises are then attractive for investments when there is a large pool of alternative potential tenants. And this is primarily determined by its technical characteristics. The most sought after premises are those located on the ground floors, with a free layout and showcase glazing, as well as several entrances, at least the main one from the main street and the additional “from the yard” for unloading and evacuation. The presence of several main entrances will also allow, if necessary, to divide the room into blocks and subsequently pass it more expensive. In addition, the volume of electric power is important, the minimum value is 0.2 kW per 1 sq. m. But it is necessary to take into account the specifics of the potential tenant. For example, grocery stores and catering establishments have an increased rate of electricity consumption due to refrigeration and kitchen equipment. A plus for the room is the availability of hoods for catering or the ability to equip it.

As for complex rooms, these are primarily basement and basement rooms, with a cabinet or multi-level layout, especially if all the walls are bearing and it is impossible to redevelop. And naturally, premises located in places with no traffic are not in demand.

Investors are not interested in office premises

Pure office premises located in residential buildings, especially economy class, are not very popular today. More demanded are retail and free-use premises with a separate entrance, which can be used for different business formats. Often they attract tenants from the service sector: beauty salons, fitness clubs, medical and educational centers - that will be in demand among residents of the residential complex and the district. For example, we rent our own premises in the residential complex “La Defense” at the 3rd Frunzenskaya 19th school of intellectual development for children, and the premises on Nezhinskaya 1 - at the school “Montesorri”.

How the purpose of the premises affects the type of rental business

Naturally, the purpose of the premises affects the types of rental business that can be organized in it. So, the cultural, educational and medical purpose of the areas clearly requires a change of purpose for their use in public catering. But it is worth considering that there are certain restrictions on the opening of certain types of business. For example, you cannot open alcohol stores near educational institutions. Also, obtaining an alcohol license for a bar or restaurant in this case will be impossible, and for many catering establishments the sale of alcoholic beverages is a significant share in the revenue. In addition, it is not always possible to equip a cooker hood for catering, unless this is foreseen in advance by the developer.

What determines the liquidity of a rental business

First of all, the location affects the liquidity of the rental business. The greatest demand is for premises located on the first line of busy streets with high effective traffic. The liquidity of the room for investors increases the free layout with the possibility of dividing into blocks, several entrances, display windows, as well as the availability of hoods for catering and a large amount of allocated electric power.

As for the rental business in new buildings, in many respects the liquidity of such facilities depends on the stage of development of the project, therefore the population of the complex is an important factor that must be taken into account. The larger the project, from 2500 apartments, the more actively it is populated, and this directly affects consumer traffic. It is necessary to take into account the location of the premises with respect to pedestrian traffic and access roads, to assess whether the situation will change in a few years. It is possible that the construction of a shopping center is planned in the project, so the grocery stores that today generate stable traffic will not be so liquid in a few years.

And what about payback?

The average payback of the rental business in Moscow is 7-10 years, with a yield of 8 to 15% depending on the location. So, in the center, a yield of 10% per annum is considered good, in the TTK region -12%, and in the Moscow Ring Road and New Moscow - 13-15%.

What to look for when studying a market offer

When deciding to purchase a rental business in a new residential complex, it is necessary to take into account such factors as the stages of construction and the occupancy of the complex, the timing of registration of property. It will be useful to familiarize yourself in detail with the layouts of the construction area in order to assess the location of the room relative to houses and pedestrian flows. It is also necessary to look into the future: what other commercial facilities are provided for in the project, will the traffic direction change, for example, if it is planned to open the metro or lay a new road in the near future. It is important to familiarize yourself with the competitive environment today and tomorrow, to find out the interest of potential tenants in this location.

It is no secret that there are unscrupulous sellers who artificially raise the rental rate and erode the holidays and indexation. Perhaps just “painting” the numbers in the lease. In addition, if we are talking about buying a room with a tenant, the seller may deliberately remain silent about the tenant's desire to lower the rental rate or that he will soon move out of the premises. Therefore, in addition to the location and general characteristics of the premises, it is necessary to study in detail the tenant himself and the contract with him.

Is the market getting better

In new buildings, of course, the quality of the proposed space is becoming an order of magnitude higher. Even economy-class housing developers began to think about the effectiveness of retail. In many projects, initially, the ground floors are designed with an open plan, a minimum of load-bearing walls, separate entrances and display windows, high ceilings, an extractor fan for public catering, and more electrical power are allocated to the room.

It is worth noting that not only in new buildings there is a noticeable improvement in the quality of street retail format premises. For example, in the center, old buildings are adapted for modern use: separate entrances and shop windows are organized.

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Renting retail space about the owner in Moscow is a real find for starting a successful business. We will provide you with premises from 10 to 18,000 m 2 in large business and shopping centers of the capital in various areas. The properties are located near the metro. It is possible to rent a trading room on the ground floor with a separate entrance, street retail format. Rent is provided for a long period, without intermediaries.

If you want to lease a retail space - place an ad in our catalog for free!

Benefits of Collaboration

• Rental of retail space at the most affordable price - without real estate commissions. The cost of renting space is from 400 rubles per month.
• Convenient geographical location of the centers with a large number of access roads and ample parking.
• The provision of security services, the availability of round-the-clock video surveillance, fire alarms.
• Real estate for rent with quality finishes.
• Developed infrastructure of business centers.
• The ability to rent not only retail, but also office or warehouse in the same building.

If you are looking for where to rent a retail space in Moscow, you can place an ad in our catalog for free!

Commercial premises in the district.

We select a tenant who will receive the largest possible revenue in order to pay the largest possible rent.

If you are thinking about “renting out a room”, then we will promptly arrive, advise and do everything necessary to realize your plans. For this, some research work is being done. We make summary tables, look at competitive advantages, take into account the experience of tenants in this and similar areas. Also, in addition to all the above, we look at the statistics of work, and determine the direction of further movement. The general concept is built from the point of view of obtaining the highest efficiency of the project, its greatest profitability.
  Our company can also provide services for the "Brokerage" of a shopping facility.

What we can do for you:

• To rent a retail space;
• To rent commercial premises in Moscow;
• Lease non-residential premises;
• Rent real estate;
• Sell \u200b\u200breal estate;
• To deal with the deal;

We are engaged in rooms from 5 sq.m. and more.

In case you need to lease the premises through an agency, we will be able to thoroughly work out for you all possible potential tenants. We are not limited to, like other realtors, placing information on bulletin boards. We are not lazy. We make an average of 2,000 calls per day and all of them are aimed at communicating with tenants to check them into your premises.

  Depending on the number of rented areas, there are various options for finding tenants, namely renting the premises in one hand, but cheaper, or making borders for several tenants, it will be more profitable. And also choose the right product-thematic direction. Our company is engaged in the rental of commercial premises, helping owners to receive a stable and high income. The main activities that we carry out in order to lease the premises in Moscow are divided into three main stages - analytics of the premises and the environment in order to choose the tenants correctly, then negotiations with potential tenants and signing the lease agreement.

• 1. Analytics of the room and environment;
• 2. Negotiations with potential tenants;
• 3. Rental of premises;

So, here are the main activities that we are implementing to rent your premises:

Stage 1 - Room and Environment Analytics

Competition analysis

This item, of course, is one of the fundamental when choosing tenants. The premises must be rented to a strong tenant who will have a good demand for products in the area. We will analyze all tenants within a 10-minute walk and determine the revenue of each of them. Based on this information, we make a product matrix presented in the area and determine unmet demand. Of course, the tenants themselves do analytics, but in order to protect the landlord from a sudden congress of the tenant due to poor work, we ourselves are engaged in this process and with confidence we sign an agreement with the tenant who will really work perfectly in the area.
Also this item allows you to:

Determine the objective rental rate

Choose the optimal size for each tenant

Identify the most successful formats and network companies in the area that represent them

The image of the object is its most valuable asset!

How is analytics of conjuncture and competition built:

• Traffic analytics of the main competing outlets located nearby;
• Assortment of selected outlets;
• Analysis of tenants, the cost of rent, as well as the cost of goods in the above points;
• The main differences between outlets with maximum and minimum traffic in the selected area;
• Conclusions and calculations on the given outlets, the reason for success and failure;
• Construction of a table of the presence of network tenants and competition in areas at the given retail outlets;

As mentioned above, due to this point, we will be able to learn a lot about the rental options for rented premises:

Rental rate - based on the rates in the environment and the results of competitors;

Choose the appropriate area size for each product line and tenant;

Identify the most successful federal networks and formats in the area and strive to lease premises to them first;

Identify the pros and cons of other outlets and use this to your advantage.

This will allow us to use specific statistics and take into account other people's mistakes. Also, knowing the cost of an average check in a given area and the maximum traffic of shopping centers, we can make assumptions about the income received by tenants in the shopping centers under study (there are other, more accurate ways to get information about the revenue of companies). What can be used in the work on determining or correcting the concept of our object.

Request a free call back, we will call you back within a minute and advise you on any questions

Stage 2 - Negotiations with potential tenants

Stage 3 - Signing a lease - renting a room

The most desirable stage for all parties to the transaction. An office, retail, warehouse should be leased so as not to regret anything in the future. The signing of a legally competent and preferably mutually beneficial lease agreement for both parties is a guarantee of mutually beneficial cooperation. There are as many spoiled relations and terminated contracts as there are just because many aspects of the relationship between the tenant and the lessor have not been thoroughly worked out. We will specially develop a contract format in which we take into account absolutely all the details, as well as the following parties to the contract:

Payment terms, incl. fines and penalties;

Responsibility for non-compliance with the terms of the contract - electricity, water, free entry

Mutual fines

The order of interaction with regulatory authorities (firefighters, medical inspections, etc.);

Indexation and conditions for changing indexation and lease (often tenants are ultimatum asked to reduce rent and indexation, threatening to terminate the contract);

The procedure for termination of the contract is one-sided or mutual, for which reason it can be terminated. Advance warning to the other party about termination of the contract.

As well as further support of rental relations.

Our services are relatively inexpensive, but very professional. We can fully accompany your transaction, from the preparation of the presentation to the conclusion of the lease and further management of the facility.

Our company offers the following services:

What do we get for our work? not only gratitude of customers, but also friendship. We made many of our friends through word of mouth. How do we do it? - Deeply imbued with the idea and pay attention to every, even the most insignificant detail. Only in this way will work be done that you will be proud of. It is necessary to lease the property so that the tenant is satisfied and the owner is the winner. A thorough choice of a tenant, attention to each item in the lease agreement and legally competent transaction support. Personally, I like to communicate with people and always try to find a common language, so I like what I do.

Anton Borovitsky
Head of the company