The network will rent the premises. Rent out your premises to network companies. We list all the advantages of renting

Do you dream of making money in real estate? Do you want to know how to rent out commercial real estate, what to look for when buying it, and where to look for tenants? “M16-Real Estate” equips all potential businessmen in this field and tells them what they need to get a stable and high income.

At the end there is a nice bonus: the most promising commercial properties for further rental or resale.

Commercial real estate: where to start?

To begin with, we advise you to once again decide on the final choice of real estate: are you sure that you want to deal with commercial premises? When asked what is more profitable to rent out - an apartment or commercial property - the answer is clear. Commercial properties pay for themselves several times faster than residential premises, that is, the benefits are much higher. In addition, the rental rate for commercial space is growing steadily (for example, the period “January-July” 2017 showed an increase of 10%).

However, it should be borne in mind that you will have to spend much more effort. First, make sure that your starting capital is enough to purchase the property that you intend to rent out in the future. It's no secret that to buy commercial real estate you need to have a much stronger financial position than to purchase an apartment, including a multi-room one.

At the same time, keep in mind that non-residential premises viewed differently in legal terms: the tax rate in in this case several times higher, the design mechanism is also somewhat different.

In addition, to successfully run a business on commercial premises you need to navigate the specifics of your potential tenant’s activities, understand their needs and capabilities. This means that more is required from you than when simply renting out an apartment.

Weigh everything again before moving on to choosing a room. If at least one of the points is in doubt, it is better not to take risks and consider residential rental. Remember that if you fail, the losses can be colossal.

Let's summarize what you need to purchase commercial real estate: start-up capital, a good understanding of the market and orientation in the area with representatives of which you plan to cooperate.

How to choose the right commercial property for subsequent rental?

As we have already said, first of all, decide what kind of tenant you are counting on.

Indicate for yourself the possible parameters of your future counterparty: is it a small entrepreneur or a branch of a large chain? Has it been on the market for a long time or is it just coming out? Is this a production facility or a distribution point? What is the competition in this area, what location will be the most successful for it, what capacities are needed to run a full-fledged business, etc.

In a word, focus on a specific tenant, then you will not only easily select the most suitable premises, but you will also be able to easily find people in the future who want to run their business with you.

Based on the choice made, you can understand what specific object you should look for: a warehouse, office or commercial premises in a modern street retail format.

Win-win options and mandatory requirements

Let us immediately note that the safest option from the point of view of demand would be a premises that already has a permanent tenant. In this case, you will be able to make a profit from the first month of owning the premises and will not waste precious time searching.

Believe that the tenant (provided that he already has an established and profitable business) is interested in staying in your premises. Under favorable circumstances, you may even be able to increase your rental rate.

Another advantage of such a solution will be the fact that the premises with a permanent tenant are most likely already “combed” in accordance with all the requirements of the supervisory authorities, namely the Sanitary and Fire Services.

You should pay special attention to the last fact, since if any rules are violated, you will have to spend a lot of money to correct the current situation.

Choice in terms of location

If you plan to work with the owner of a grocery store, then best place The choice will be a densely populated residential area. In such a place there is high traffic, in addition, shops walking distance are always in high demand among residents, which means that from the point of view of a business owner, such a property is especially attractive.

Are you planning to cooperate with a larger tenant? Consider the option of a fashion boutique. Obviously, for such a business, a prerequisite is also to be located in a public place, but the audience must be different. Focus on such a buyer if you are ready to offer him a large premises on the first line in the historical or business center of the city.

When you see only production as a potential tenant, the best solution in terms of location would be an industrial zone in a residential area or a suburb.

Another common option is catering. If we are not talking about a gourmet restaurant (and in this case the premises should be located in the center and have good views), then you should focus on places near business centers or educational institutions.

Focus on profit and demand

It seems that everything here is obvious and is also tied to the location of the room: objects in the center will cost more, and in “bedrooms” or in the countryside - cheaper.

There is, of course, some truth to this. However, the success of your rental business will depend not only on the assigned rental rate.

For example, do not forget that a small premises located in a peripheral area of ​​the city can find a tenant many times faster than a large area in the very center. This is especially noticeable in times of crisis.

In addition, the chances that a food outlet in a “bedroom” will be in high demand are higher than that of a fashion boutique. This means that the business owner will stay in your premises for a long time, while tenants of more expensive properties may leave more often and, on the contrary, come less often.

In other words, pay attention to the demand for your premises. It is better to receive a smaller but stable income than to have a large but irregular profit.

Where to find a tenant?

For a quick and effective search, you need to use the maximum communication channels available to you. Start with the Internet: online aggregators, message boards, forums, social media, contextual advertising - there is plenty to choose from. Although, as we have already said, you should choose as much as possible, and if your budget is enough, do not limit yourself to one source.

It would be useful to enter into cooperation with a real estate agency. Firstly, realtors have their own channels for finding tenants. Secondly, even if you prepared in advance, specialists still have more experience and understanding of what strengths and weak sides at your premises, as well as among entrepreneurs in which area it is better to promote this object. Realtors will also help you set the right price tag for rent: on the one hand, so that you don’t sell yourself cheap and lose money, on the other hand, an exaggerated rental price will scare off potential tenants, and you will sit in the “waiting room” for a long time.

Cooperation with real estate agencies has other advantages, including, for example, wider advertising opportunities. A pleasant bonus is that realtors take care of all the hassle of concluding a deal: they draw up the necessary documentation, help negotiate with the tenant, etc.

Tenant Features

So, the advertising has worked and several potential entrepreneurs have already appeared on the threshold of your premises and are ready to “register” their brainchild on your commercial space. And here another difficult question arises: who to choose?

Oddly enough, network companies, with rare exceptions, are also not the most desirable employers. Companies put pressure on their authority and stability (the latter is not always true), as a result of which they demand special treatment. “Networkers” for the most part insist on reducing rent, and to formalize your cooperation they use only their contract, which, of course, protects their rights to a greater extent, while you are deprived of the opportunity to quickly change the tenant or increase the rate in accordance with the market price.

In addition, in the case of large-scale employers, you will have to contact the staff occupying the premises directly for all controversial issues. And this staff is often incompetent.

However, for the sake of a really good rental property, some “network operators” are ready to make concessions and may even offer higher payment.

It is best to focus on those entrepreneurs who already have one solid worthwhile business and in this moment open a second point. Such entrepreneurs are the most reliable, thorough and responsible employers.

Top commercial objects for investment purposes

Managers of the commercial real estate department have selected for you the best properties to purchase for investment purposes. The presented properties are the most attractive in terms of popularity among tenants and profitability.

Building 284.5 m2 on Voskresenskaya embankment

A separate one-story commercial building in the very center of the city! There are two exits - to Voskresenskaya embankment and Shpalernaya street. The main advantage of this property is a reliable tenant who has been renting the premises for a long time and has no plans to move out. Currently, the contract is concluded for the amount of 483.6 thousand rubles per month!

All communications are connected, power supply is 30 kW with the possibility of increasing power. Utility bills are paid by the tenant.

Another bonus - you can purchase it together with the building land plot. There are other premises nearby that are also for sale. Our managers will provide details.

Room 702 m2 in the center of Kingisepp

Unique offer: the payback period for the premises is only 6.5 years (with an average payback of 10-12 years)! The facility is located in the new Karat residential complex on one of the main streets of Kingisepp. Large tenants are already interested in the premises - “Okay”, “Pyaterochka”, “Lenta”, etc.

The monthly profit of the facility is estimated by our managers at 561.6 thousand rubles. Advantages of the premises: display windows facing the main street of the city, large parking in front of the premises, ceilings - 4.5 m, 5 separate exits, large capacities.

Premises 535 m2 on Korpusnaya Street

The property is located in the new luxury complex Lumiere in historical center city ​​(Petrogradsky district). This already guarantees high traffic and a solvent public. Less than 5 minutes walk from the Chkalovskaya metro station.

The room is equipped with panoramic windows. All communications have been completed, power supply capacity is 62 kW. The monthly profit from renting out the property will be about 650 thousand rubles.

Elena Zemtsova, managing partner of Delta Estate

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

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

What areas are in demand by networkers?

As for the size of the premises, the area primarily depends on the profile of the tenant. For grocery supermarkets, the optimal area is 350-500 square meters. m, for specialized stores such as Vkusville, Myasnov - from 100 to 300 sq. m. Beauty salons, pharmacies, medical centers, clothing and shoe stores are looking for areas from 80 to 200 sq. m. m. In the catering segment, everything depends on the format. So, restaurants need an average of 300-700 sq. m, fast food, cafes and coffee shops - 100-300 sq. m, and for small “coffee to go” establishments, 10-40 sq. m. is enough. m.

Technical characteristics are the main thing an investor pays attention to

The premises are then attractive for investment when there is a large pool of alternative potential tenants. And this is primarily determined by his technical characteristics. The most in demand are premises located on the ground floors, with an open layout and display windows, as well as several entrances, at least the main one from the main street and an additional one “from the yard” for unloading and evacuation. The presence of several main entrances will also allow, if necessary, to divide the premises into blocks and subsequently rent it out at a higher price. In addition, the amount of electrical 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 increased electricity consumption due to refrigeration and kitchen equipment. A plus for the room is the presence of a hood for catering or the ability to equip it.

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

Investors are not interested in office space

Office space in its purest form, located in residential buildings, especially economy class, are not in great demand today. More in demand are retail and free-use premises with a separate entrance, which can be used for different business formats. They often attract tenants from the service sector: beauty salons, fitness clubs, medical and educational centers - something that will be in demand among residents of the residential complex and area. For example, we rent out our own premises in the La Défense residential complex on 3rd Frunzenskaya 19 to the school of intellectual development for children, and premises on Nezhinskaya 1 to the Montesorri school.

How does the purpose of the premises affect the type of rental business?

Naturally, the purpose of the premises affects the types of rental business that can be organized in it. Thus, the cultural, educational and medical purpose of the areas clearly requires a change in purpose for their use for catering. But it is worth considering that there are certain restrictions on opening certain types of business. For example, you cannot open alcohol markets 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 of revenue. In addition, it is not always possible to equip a catering hood if this is not provided for 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 efficient traffic. The liquidity of the premises for investors is increased by the open layout with the possibility of dividing into blocks, several entrances, display windows, as well as the presence of a catering hood and a large amount of allocated electrical power.

As for the rental business in new buildings, the liquidity of such objects largely depends on the stage of development of the project, so the occupancy of the complex is an important factor that needs to be taken into account. The larger the project, from 2,500 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 relative to pedestrian traffic and access roads, and assess whether the situation will change in a few years. It is quite possible that the project plans to build shopping center, so grocery stores that generate stable traffic today will no longer be so liquid in a few years.

What about the payback?

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

What to look for when studying offers on the market

When making a decision to purchase a rental business in a new residential complex, you need to take into account factors such as the stages of construction and occupancy of the complex, and the timing of property registration. It would be useful to familiarize yourself in detail with the layout of the building area in order to assess the location of the premises relative to houses and pedestrian flows. It is also necessary to look into the future: what other commercial facilities are included in the project, will the direction of traffic change, for example, if a metro is planned to open soon or a new road will be laid. 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 inflate rental rates and erode vacations and indexation. It is also possible to simply “paint on” the numbers in the lease agreement. In addition, if we are talking about buying a premises with a tenant, then the seller may deliberately remain silent about the tenant’s desire to reduce the rental rate or that he will soon move out of the premises. Therefore, in addition to location and general characteristics premises, it is necessary to study in detail the tenant himself and the agreement with him.

Is the supply on the market getting better?

In new buildings, of course, the quality of the offered space becomes an order of magnitude higher. Even developers of economy-class housing have begun to think about the efficiency of retail. In many projects, the first floors are initially designed with an open plan, a minimum of load-bearing walls, separate entrances and display windows, high ceilings are provided, an exhaust hood is provided for catering, and more electrical power is allocated to the premises.

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

Variety of offers on the market retail real estate, a clear decrease in business activity due to the crisis, the volatility of the national currency - these factors affect the terms of any lease, and even more so if the premises are intended to be rented out to network operators.

Official statistics indicate a clear predominance of supply over demand. And tying rent to currency does not encourage legal entities working in the field of network trading to jump at any offer on the fly.

Features of network trading

Domestic retailers quickly introduce into their own practices the methods used by foreign retail chains. Undoubtedly, it is difficult to fight, since the foreign “guests” have a developed infrastructure, solid investments, and a reliable “safety cushion” in the form of a certain stabilization fund.

That is why the landlord has difficulties in renting out premises to network operators. Foreigners prefer to build from scratch or use the services of developers working according to Western standards.

All these disadvantages are more than compensated by the advantages of online trading:

• large suppliers always strive to work with large clients;
• both purchasing prices and delivery conditions for the central office of a network trade are always more attractive than those offered to any isolated outlet.

Drawing up a commercial proposal for renting out premises to networkers

Competently composed Commercial offer increases the attractiveness of hiring a certain premises. The following recommendations may help you find a reputable tenant:

1. It is necessary to determine a list of potential tenants, making your proposals individually.
2. It is recommended to contact by name, and the potential client should also know the name of the landlord.
3. A positive moment is acquaintance, even if only casually.
4. You should not use the phrases “we have free space” or “we offer free space for...”. They should be replaced with “We have vacated space”, “New space has arrived for rent”.
5. It is recommended to interest the client with numbers, statistical data, indicating the development of infrastructure in the area where the premises are located, and demonstrating the dynamics of changes in purchasing power.
6. Indicate neighboring brands whose offices and sites are located nearby.
7. No long texts, such as the history of the company, date of foundation.
8. You should try to reveal the essence of the lease in numbers, indicating the expected benefits that the client will receive from renting the premises.
9. Describe the services that can be provided if needed.
10. Evaluate and indicate the strategic value of the leased area.
11. It is strongly recommended to be objective, pointing out not only the obvious advantages of the proposal, but also the existing disadvantages (a couple of disadvantages will add sincerity to the description).