Selecting a site for building a house. How to choose a plot of land

You can buy a plot of land to build your own home only after a thorough analysis of the market and studying all the nuances. If you rush into a decision, there is a high risk of buying an illiquid or unsuitable property for construction.

To make the purchase profitable, you should take into account the main factors: distance from the Moscow Ring Road, availability of communications, class of the village, surrounding infrastructure. These and other criteria that will help you choose the ideal site are presented below.

Land type

Today in Russia all plots for individual construction are divided into two categories - SNT and individual housing construction. Gardening partnerships are undeservedly considered worse than land for individual housing construction. In fact, both have advantages and disadvantages.

SNT: Pros

Gardening partnerships superior to individual housing construction settlements in terms of organization and availability of communications, but only in comparison with villages or inexpensive cottage communities.

A simple example: SNT must have electricity, there are roads on its territory, and the general area is surrounded by a fence. Often, gardening partnerships also have a 24-hour security guard. But plots in the village, as well as separately built cottages and houses in cheap cottage villages, cannot boast of this.

If you calculate how much it costs to install communications and roads, and improve the territory, then, in this regard, purchasing a dacha in SNT turns out to be much more profitable than a house in the village or a cottage in the field. Although, of course, in terms of infrastructure, garden partnerships are significantly inferior to business and elite class individual housing construction settlements. There are no social institutions, shops are located far away, and the security guards are poorly qualified.

Most gardening associations originated at a time when a car was still considered a luxury, so they mainly located close to train and bus stations. You can easily get to them on your own. However, at the same time, quite a lot of time is spent on the road.

The undoubted advantage of land in SNT is its low price. On average, they are 30-50% cheaper than individual housing construction plots.

There is still a misconception that it is impossible to register on the territory of a dacha association. In fact, since 2008, it is possible to register official residence on such a site if there is an officially registered residential building on it.

SNT: Cons

1. The need to join a dacha partnership and pay fees. The SNT management regularly holds meetings that you need to attend, and also periodically collects funds for updating roads, maintaining communications, etc. Moreover, often management decisions may seem unjustified to the participants of the gardening partnership. But you still have to pay;
2. Low level of culture of neighbors. This disadvantage arises from the low cost of the plots. It is also necessary to take into account the fact that some summer residents and residents of SNT received land for free. Because of this, the contingent of people living in the garden association may be far from your social status;
3. Distance from popular natural places. SNT was mostly built on the site of cleared forests, near fields. It is rare to find a site close to a forest or lake. At best, you will have to walk several kilometers to get there.

individual housing construction

Land plots for individual residential construction are generally considered more profitable for building a home for permanent residence, compared to lands in SNT. As we have already seen, this is not always the case. Much depends on what exactly the individual housing construction site is.

There are three options - a house in a low-class cottage community, a business class, and a house in the village.

Pros and cons of each subtype of individual housing construction:

Let's consider all these factors and their impact on the quality of the site for building a house in more detail.

Location

Location is one of the key factors. It determines the cost of the site, as well as how long and convenient it is to get to it from the city. Of course, in order to save money, you can consider land plots 100 km or further from Moscow, but only if you do not plan to live in such a house permanently.

Distance from MKAD

At the moment, in the Moscow region, the parameter of distance from the Moscow Ring Road (or other city borders) when selecting a plot is the determining factor for buyers. The distance from the “ring” is an indicator of how quickly the owner can get to his home or dacha.

If you are selecting land for building a house for permanent residence, it is recommended to look at options no further than 60 km from the Moscow Ring Road. This distance, provided there are normal roads, can be covered, on average, in 1-1.5 hours. In traffic jams, the time spent will increase to 3 hours, but will still be tolerable. But if the site is located more than 60 km from the Moscow Ring Road, in case of traffic jams, it will take up to 5-6 hours to get to Moscow.

According to experts, you can comfortably live in the Moscow region permanently and work in Moscow - if the road from the village to the city takes no more than 30-40 minutes. This is up to 20-30 km from the Moscow Ring Road. However, plots with such remoteness cost hundreds of thousands per hundred square meters and not everyone can afford it. If the purchase is planned for the construction of a summer house, for periodic holidays, then both 60 and 80 km are perfect.

Convenience and availability of access roads

There must be access roads to the site. And be in good condition all year round. Otherwise, it is fraught with high costs.

The owner will have to initiate the construction of roads, coordinate with the administration, and negotiate with neighbors. It may happen that other residents of the locality simply refuse assistance. Then independently constructing even a simple road with crushed stone will result in huge expenses for the owner.

To avoid these problems, you should choose areas that have access roads all the way to the gate. It doesn’t matter whether the roads are dirt or asphalt, or maybe concrete. All types of coverings can serve well if the area does not flood in the spring.

To check this, it is recommended to come to the site in the spring, when the melt waters recede. If the dirt roads turn out to be flooded and bind the wheels, such a plot is not worth buying. The best option is if the entrance to the property is paved and regularly repaired at the expense of the municipality.

Availability of public transport

There must be public transport stops in the village (or near it). Even if you have several cars in your family, sooner or later a situation may arise when you simply won’t be able to use them. For example, if the car breaks down, or you cannot drive for health reasons or alcohol intoxication.

In order not to find yourself locked in a dacha or in your own cottage in these situations, you should foresee possible alternatives and proposed routes to the city by public transport in advance.

It is best if there is a train passing near the site. This is the fastest and most economical way to travel in the Moscow region. Bus stops are also suitable, although it is important to consider where they are located. Sometimes you still have to walk several kilometers from the stop to the site.

Communications

The most common mistake of inexperienced buyers of country real estate. In pursuit of the lowest price, they choose areas without communications, believing that they can fail them themselves. The very first question you should ask the seller is why didn’t he do it himself?

In fact, connecting a site to communications in the Moscow region is a huge expense that can “eat up” your entire construction budget. Of course, plots without communications are much cheaper. However, only the installation of water supply, gas pipelines, etc. will cost hundreds of thousands of rubles. Think and weigh all the pros and cons; perhaps such savings will backfire on you.

Plumbing

Without the presence of water, the site becomes practically unusable. The following options are lost:

• proper personal hygiene;
• obtaining cheap drinking water;
• watering plants;
• car wash.

For comfortable living, at least seasonal water supply lines must be installed to the site. For summer cottages this will be enough. If a plot of land is purchased for permanent residence, including in winter, it is important to find land that will be provided with water all year round.

If there is no running water, you can dig a well. However, this is expensive and time-consuming, and does not always give the desired result. You cannot use water from a well as actively as tap water, because it takes time to accumulate. This is a good option for short-term winter get-togethers, but not for permanent living.

If you have a running water supply, it is important to check the water quality. It should not be clayey or ferruginous. Water with a high iron content is not even suitable for watering plants or washing a car. It has to be filtered using expensive filters.

You can find out the quality of water by conducting an examination or finding out information from your neighbors.

Gas pipeline

Gas connection in the Moscow region officially costs from 60 thousand rubles. In fact, taking into account all the work and equipment, be prepared for the figure to increase several times.

At the same time, gas is very important if the owner plans to live in his house all year round. Therefore, it is better to purchase land with gas pipes already installed.

Some buyers of plots mistakenly believe that they can save on gas supply by using gas cylinders(autonomous gas heating). In fact, the cost of a cubic meter of gas in such cylinders is 8 times higher than the price of mains gas.

Electricity

Officially, the cost of connecting electricity is only 600 rubles. However, government agencies rarely install electrical networks for owners of remote areas. If there is no light, you will either have to install the wires yourself, paying for the cost of materials, poles, and the work of builders, or wait for help from the state (it is not known how many years).

Independent supply of light, depending on the distance of the nearest substation or fork, will cost from several tens to hundreds of thousands of rubles. Therefore, it is better to purchase a plot with already connected light.

It is also important to pay attention to the counters. They must be updated, preferably not analog, but digital (replacement began in the second half of the 2010s) and correctly configured, otherwise you will have to pay for their replacement.

Sewerage

You can easily arrange sewerage on your site yourself - in this regard, you can save money by selecting sites. The cost of an autonomous sewerage system (septic tank with installation) is about 35-40 thousand rubles. Here, too, you can save money by connecting a septic tank to two areas at once.

Site characteristics

You need to carefully study the cadastral data about the site, find out what its relief is, its size, and whether there are any disputes with neighbors about trespassing.

The above factors are just the tip of the iceberg. Depending on the owner’s plans for the site, it will also be necessary to take into account the suitability of the land for gardening, whether it is possible to dig a well and other characteristics.

Plot size

According to experts, the footage of the plot should be in proportion to 10:1 in relation to the house. That is, if the owner is going to build a one-story house with an area of ​​150 square meters. m., it is advisable to buy an area of ​​15 acres. This will allow you to comply with construction rules (there must be a certain distance between all buildings on the site, between buildings and the fence), as well as place a garden, vegetable garden, and recreation area on the site.

However, if the budget is limited, then you can get by with the standard six hundred square meters, and simply divide the footage of the house into several floors.

Land quality

The soil should not be too clayey or wet. This can lead, over time, to subsidence or even collapse of the house. There are two ways to check the quality of the soil: by inviting surveyors or asking neighbors. It is best to require a professional geodetic survey from the seller at his expense.

The site should also be checked for the depth of groundwater. If they are close, you can forget about building a large house, at most - a “frame” on stilts.

Landscape

A beautiful landscape with an abundance of hills, slopes and lawns is the dream of many gardeners, however, when it comes to residential construction, a multi-level plot brings more problems than pleasure.

Even a slight slope in one direction, the presence of one hole or subsidence zone, makes the site unsuitable for building a house. To fix this, you have to level the landscape, fill some soil, and remove it somewhere. It's expensive.

It is better to purchase areas with flat terrain in order to build a foundation without any problems. And small hillocks and others landscape objects you can create it yourself after building the house. To do this, you only need bags of ordinary soil and a construction cart, while the arsenal of tools for leveling a site for a house is much more complex and expensive, including expensive rental of special equipment.

Form

Irregularly shaped plots are very difficult to fence and, most importantly, to measure correctly and enter into the cadastral register. During measurements, disputes may arise with neighbors, which may even end in court.

To avoid unnecessary problems, it is better to purchase possessions of the correct shape - rectangular or square.

Infrastructure Features

The infrastructure of the village also greatly influences the quality of living in country house. However, many buyers quite often forget to analyze this factor.

Of course, if the plot is purchased for the construction of a summer house and will be used for weekend trips, you can really forget about the development of the territory. You can buy everything in the city, load it into your car and bring it. In all other cases, it is important to carefully study the infrastructure of the village.

Security and fencing of the territory

It is extremely important that the village has stable 24-hour security. Without it, there is a high risk that your home may be robbed. In terms of protection, cottage settlements benefit, followed by plots in SNT (in descending order).

A competent security system should consist of the following:

• guarded entrances, checkpoints;
• fenced common area;
• the presence of barriers with a lock or card system at the entrance;
• video surveillance;
• patrolling the streets of the village.

The listed items are available in business class cottage villages and are more expensive. If the buyer's goal is to live in his home permanently, in this regard, it is better to stop at them. After all, really valuable things can be stored in the house: expensive equipment, cars, jewelry, savings, etc.

If the house is intended for summer holidays, a lower level of security will do. It is not necessary that the area be fenced with a solid fence (a mesh will suffice), but it is necessary that there are barriers at the entrances. In SNT there is just such a level of security. The barrier or gate is locked, which can only be opened by the owners of the plots.

Stores

The system of retail outlets is best developed in cottage villages. Some of them have supermarkets, hardware stores, pharmacies, and pet stores. It is even better if the land ownership is located on the territory of an urban village. In this case, the list of retail outlets will differ little from the freedom of choice that is provided in a large city.

In SNT and villages, to get even to a simple grocery store, you will have to cover a considerable distance - from 2 to 10 km. Moreover, you often have to walk along the roadway due to the lack of sidewalks.

Social institutions

Regardless of what purpose you are planning to purchase land for, it is important that there is at least a first aid station nearby. Ideally, a medical center or clinic. It is important that an ambulance can arrive from them in a maximum of 30-40 minutes. In this regard, the most advantageous areas are those located within a radius of 30 km from Moscow and those located near its large suburbs.

Kindergartens and schools will be required if you have children and are going to live in your own home all year round. The following proposals should be considered as a priority:

• the school and kindergarten are located directly on the territory of the cottage village;
• get to educational institution You can take a special school bus that runs from the village;
• It is possible to take your child to school in a neighboring village by public transport, and the travel time should not be more than 20-30 minutes.

It is worth noting here that 30 km by car and 30 km by train are not the same thing. By car you can drive this way and spend half an hour or be stuck in traffic the whole time. You can always cover the same distance by train in just half an hour.

If there are no public transport stops nearby, as well as schools, this will sooner or later turn into a problem for families. Especially if both parents work and cannot take the child back and forth every day.

Conclusion

Proper selection of land will help you avoid problems after the purchase and enjoy all the benefits of country living.

Find suitable option Nowadays it’s not difficult, thanks to the development of the Internet. Another important thing is to carefully study the seller’s motives, the condition of the documents and the plot, assess the prospects for living in this place and the liquidity of the offer.

If you have difficulty choosing or have doubts about the chosen option, we will be happy to help you. To consult a specialist, just leave a request on our website.

Buying a plot of land is a difficult and troublesome task. Due to the difficulties of assessing and registering rights, such transactions are included in the high-risk category, but still remain one of the most popular on the market. Dreams of owning a plot of land inspire many. Land is acquired for private and commercial purposes (for housing construction, business or industrial facilities, agriculture etc.). But most often plots are purchased for building a house. There are many nuances that are important to consider when choosing a specific object. Among them are key indicators on which the price usually depends: size and location, presence of communications and buildings, condition of the land and soil, ecology. Each case has its own nuances.

Actions:

Action 1

We formulate our requirements for the site

First of all, it is important to understand exactly what area you need. The market is vast, and a clear image of the desired object will significantly reduce the list of options. The following will help you evaluate opportunities within the established amount:

• — analytical articles
• — market and price monitoring
• — thematic forums where people share their own experiences.

Start from the basic criteria (maximum price, size, location and purpose) and highlight several parameters that are important for you personally (south or north, proximity to a body of water, presence or absence of communications).

Once the requirements are formulated, the search can begin. Professional realtors and specialized sources are at your service: online databases, agency websites, printed directories and their electronic versions, social media and notice boards.

If you decide to act on your own, it is best to choose a convenient search based on object parameters and the ability to compare characteristics and prices. This service is available on the real estate portal GdeEtoDom.RU.

It is better to start viewing with a list of specific areas in hand. This will help you better plan your route and ease the hassle of choosing. At the next stage, all the new knowledge acquired during the virtual search will be useful to you.

Act 2

Studying the types of plots

It is important for the future landowner to know that not every plot is suitable for construction. The plot must correspond to its intended purpose; only in this case can a house or cottage be built there without fear.

According to Russian legislation, housing can be built on three types plots:

• — land for individual housing construction (IHC),
• — plots for personal subsidiary plots (LPH),
• — lands of a dacha or gardening partnership

In each case there are additional nuances. Lands may belong to the same category, but have different permitted uses. For example, not all plots of private household plots are suitable for construction - only those that are located within the boundaries of populated areas and are considered household plots. And on individual housing construction lands it is allowed to build houses no higher than three floors.

Act 3

Assessing the size and location

• — The ratio of the size of the plot and the future house

  When starting a search, the buyer, as a rule, starts from the expected size of the territory. If you are going to build a residential cottage on the site, it is better to imagine the area of ​​the foundation in advance, think about a parking space and a minimally comfortable local area. You may not be planning to set up greenhouses with tomatoes and hectares of potatoes, but a bedroom window looking directly onto a neighbor’s fence or garden bed is a dubious pleasure.

  It is believed that the optimal proportion of the size of the plot and the house is one to ten. In this case, the area of ​​housing is measured in square meters, and the plot - in acres. For a spacious cottage with an area of ​​200 square meters, you need a plot of 20 acres.

• — Geographical location of the site

  The most important criterion for land allotment is species characteristics and proximity to populated areas. The most valued areas are those located near cities and regional centers, which will allow you to simultaneously live in nature and use developed infrastructure: shops, hospitals, etc. However, in the end, it all depends on how you plan to use the land: drive from your country house to your office every day or come once a year for fishing.

When assessing a location, consider a few basic points:

1. 1 The site should not violate the water protection zone - that is, be located no closer than 20-150 meters (depending on the reservoir)
2. 2 Sites on the hills, from which a picturesque view of the surrounding area opens, can be inconvenient for construction - the soil “slides” down along with the foundation of the house
3. 3 Open space and the complete absence of neighbors are the same disadvantage as too dense development. In case of trouble, there will be no one to come to the rescue.

Act 4

We evaluate logistics

The actual location of the site should be assessed not by the distance on the map, but by the time it takes to travel. Therefore, logistics is one of the main criteria when choosing land, because you will have to somehow get to your plot. This concept includes the presence and quality of roads that lead to the site. And also the prospect of traffic jams in this direction.

Evaluate the access roads to your future construction site in advance. Will a truck carrying construction materials pass here? What condition will this country road be in in the fall and spring? Almost every Russian has a family legend about relatives carrying bricks and furniture for their future dacha on their shoulders. But are you ready to repeat this immortal feat if necessary?

Ideally there should be different options logistics. Bus or train connections in relative proximity to the site are a definite plus. Even if you plan to travel there exclusively by personal car, force majeure cannot be ruled out.

Finally, the immediate distance from the city and decent roads are not a guarantee that you will be able to get to your plot without problems. Take the time to evaluate the road conditions in this direction at different times of the day, depending on the season. Perhaps a cunning seller took you to see the land at the most opportune time, and there are usually kilometer-long traffic jams there.

Action 5

We assess the availability of communications

Enchanted by the view of the river or the sound of a pine forest, do not forget to ask the seller all the details about the communications available on the site. It is they who sometimes determine the basic value of land.

Of course, there is a temptation to buy land cheaply and organize all the necessary aspects of landscaping yourself. But the risk of overpaying exorbitantly and getting involved in endless unfinished construction is very high. Assess your strengths in advance! When purchasing a plot without communications, it is better to have a clear estimate on the cost and timing of future work.

First of all, you should be interested in:

• — Gas supply

  A gas pipe nearby is a guarantee that you will have a reliable source of heating. Regularly bringing gas in cylinders is quite tedious, and laying an additional section of the gas pipeline on your own is very expensive.

• — Electricity

  The consumption rate for an average cottage with an area of ​​200-300 square meters. m - about 30 kW. Before starting to build a house, you need to find out whether it is realistic to provide the site with the necessary energy capacity. If this is not possible, the cost of own generator may turn out to be too significant.

• — Water

  Water can be supplied to the house from a collective water supply (city, village, etc.) or from an individual well. Decide in advance whether you are ready to carry out geodetic exploration and dig a well on your own, or whether you would prefer to overpay for a site with a ready-made water supply.

• — Sewerage

  Urban comfort in a country house will be possible if there are public sewer networks near the site to which your cottage can be connected. Otherwise, you will have to think about individual systems, especially if there are bodies of water nearby. Otherwise, you may receive fines from local SES.

Be especially careful if a site with a good location and views is sold at a suspiciously low price. In this case, significant difficulties and pitfalls with communications are practically guaranteed.

Action 6

We evaluate soil quality and ecology

In addition to the area, shape and landscape of the site, it is important to pay attention to the condition of the land and soil. Do not think that the quality of the soil should only be of interest to gardeners - it is also extremely important during construction. If you are not very knowledgeable in this area, it is better to consult a professional. There is always a risk to build a house on a swamp or sand.

Landscape also matters. Plots in a lowland or on a hill can present new owners with a lot of unpleasant surprises. Try to predict what the area will look like at different times of the year. Are you at risk from spring floods or winter storms?

At the household level, you can check the groundwater level in the area by digging several holes around the entire perimeter. If water collects in them within an hour, there is a danger of flooding. This means that problems will arise with the construction of an underground garage, cellar or basement.

Do not neglect the environmental situation in the vicinity of your future site. Don’t take the seller’s word for it, try to figure out for yourself whether there is a small poultry farm nearby that dumps waste into the river, a livestock farm, a shooting range or a long-term landfill.

Action 7

We check land documents

Finding a site is difficult and painstaking work, but this is just the tip of the iceberg. When the choice is made, the question of further actions arises. If at the stage of reviewing the options the buyer can do it on his own, it is better to involve a professional to prepare the documents: a lawyer or a realtor who will carry out the transaction with the least risk for the client. Before signing the papers, you must carefully study the land documents. This should be treated as carefully as an inspection of the site.

The land owner must provide you with:

1. 1 Certificate of land ownership
2. 2 Documents on the transfer of ownership of this plot to the seller (purchase and sale agreement, gift, etc.)
3. 3 A copy of the owner's passport
4. 4 Cadastral plan of the land plot
5. 5 Situational plan of the land plot (location relative to surrounding objects)
6. 6 Extract from the Unified State Register of Encumbrances
7. 7 A certificate from the city department of inventory and real estate assessment about the absence of buildings or about the characteristics of the cottage
8. 8 Information about which category the selected site belongs to
9. 9 Certificate of absence of debt on payment of land tax
10. 10 Written consent of the seller's spouse to the transaction

If you have the slightest doubt about the value of an object, you should contact a professional appraiser. However, an examination will not be superfluous, even if you are completely confident in your choice.

What needs to be checked so that purchasing a plot of land does not turn into problems instead of joy

Suppose you have already answered the most important questions: where do you want to buy a plot of land (at least at the district or direction level) and for what (live permanently, come occasionally, live in the summer). Still, you inevitably find yourself in a labyrinth of complex and interconnected questions; what should you consider when purchasing a plot?

Where and from whom to buy a plot of land?

You can buy land from another owner - individual. You can buy from the developer of a new village (although the transaction itself can be de jure carried out as a purchase from an individual). And finally, there is the opportunity to buy directly from municipalities at auction (often they say about such transactions that “land is bought from the state”).

Purchasing from an individual carries all the risks of such transactions (the threat of “low-quality” documents, infringement of the rights of a third party during the transaction, etc.)

An organized cottage community (unless you buy it in the last stages) is accompanied by the risk of unfinished construction. There is a risk of high maintenance payments (as a rule, while the village is being built, there is no need to pay for maintenance, and then the residents are dumbfounded high tariffs). As for trading, participation in them requires certain skills and... free funds that will be paid as collateral. In addition, the sites that are potentially suitable for you will not always be put up for auction.

What category of land is best for building a country house?

New in the Land Code 2019

On January 1, new editions of the Land, Urban Planning, Housing Code, and the Law on Mortgage came into force, which significantly change the idea of ​​land plots. First of all, the concepts of “dacha”, “ summer cottage plot", "dacha association". Only “gardening” and “gardening” non-profit partnerships remain.

A permanent residential building can be built on land for gardening. The requirements for it, as in the case of individual housing construction, are no more than three above-ground floors (but not higher than 20 m). The house must be intended for one family, i.e. without division into apartments. True, now even in SNT you need to obtain permission to build a house (previously this had to be done only on the lands of settlements with the permitted use of individual housing construction).

On lands for gardening, only non-permanent structures can be erected, that is, without a foundation.

It is also important that now a garden house can be recognized as a residential building (if it meets all technical regulations for residential buildings) and vice versa (unless no one lives in this house permanently). This procedure is regulated by Decree of the Government of the Russian Federation dated January 28, 2006 N 47 (as amended on December 24, 2018) “On approval of the Regulations on recognizing premises as residential premises, residential premises unsuitable for habitation, apartment building emergency and subject to demolition or reconstruction, garden house a residential building and a residential building with a garden house.” In a residential building you can obtain permanent registration

What should the topography of the site be?

The ideal site for building a house should be flat, located on a hill, or, in extreme cases, on the top of a slope. Shape – rectangular, aspect ratio 1:2, orientation – from east to west. In reality, such ideal parameters are almost never found. What you have to sacrifice depends on the situation. For example, a ravine crossing a site is clearly considered a rejecting factor. But, if the plot of land itself is located in a secluded place, the plot is large, and the price is low, perhaps this will be an advantage for someone, allowing them to implement an interesting landscape project.

What should definitely alert you is the threat of regular flooding. This happens in floodplains of rivers and lakes, which can overflow very heavily in the spring, and in places with high groundwater levels. Therefore, other things being equal, choose the area located higher. By the way, the groundwater level is important when designing a future home: if it is higher than 2 meters, it is better for you to abandon the equipped basement or ground floor, because waterproofing will require large expenses. On the contrary, a location that is too deep may make it impossible to construct a well. Drilling a well is a different cost and requires permission to be obtained. In some water protection zones, drilling wells is completely prohibited.

Another problematic location is on the edge of a high cliff. Such plots are very picturesque and allow you to build a house with fantastic views. But soft sedimentary rocks may one day collapse.

How much should a plot of land cost?

For professional developers, the cost ratio for a plot of land and building a house is usually kept secret. But they say that land should cost about 30% of the entire project. Focus on these numbers when you start your search.

What to look for when buying a plot?

Check for communications

These include electricity, gas, water supply, sewerage, and storm drains. The first two are critically important. If they are not connected, then you need to inquire about the remoteness of connection points and the availability of free capacity. Marina Deniskina, head of the Veresk Group company, reminds that “a simplified procedure for connecting to electrical network with a power of up to 15 kW, which is quite enough for a private household. The cost of such a connection will be only 550 rubles, excluding associated expenses. With gas, everything can be much more complicated and more expensive; in each individual case it is necessary to clarify the issue with the gas supply organization.”

According to other experts, in the near middle Moscow region, the presence or absence of technical conditions for gas changes the cost of a land plot by about a third. After all, even here, not all settlements have yet been gasified.

What about the infrastructure?

Transport accessibility. What kind of road is there to the site, is it cleared in winter and at whose expense, is it flooded during floods. How does highway congestion change on weekdays and weekends? Is there accessible public transport?

Commercial and social infrastructure. Where are the nearest stores located and what hours are they open? However, these questions are almost always asked. Much less often they are interested in where to get the nearest medical care? (When they are looking for a site to build a summer cottage, they don’t think about this at all, but the question can be relevant, especially if there are small children and elderly parents).

The same applies to schools and leisure infrastructure (relevant for permanent residence). Of course, every parent will make sure that there is a school nearby. But while the children are very young, they are not yet fully aware of the fact that in addition to school, they need clubs, studios, sections, and a swimming pool. Check this before you buy a plot of land and start building a house.

What about the boundaries of the site?

Due to the confusion over property that has occurred over the past decades, today there are areas with borders that intersect according to documents. Therefore, make sure that an agreement has been signed with all neighbors recognizing the boundaries of the site, and that the boundaries themselves are actually marked on the ground.

If you are buying a plot of land on individual housing construction, then look at the area to see where the “red line” is, defining the boundary of permitted development.

Destroyed (or simply old) buildings will require disposal costs.

What about the neighbors?

Needless to say, unsuitable neighbors can ruin any dream lot. For example, if you plan to live year-round, but your neighbors only come in the summer, they are unlikely to support your winter road clearing initiative. Problems may arise with neighbors who rent out houses for organizing noisy parties, or with those involved in poultry and livestock farming. If the permitted use of land is private plots (personal subsidiary plots), then there can be no claims against those who keep the cows.

What about the garbage?

This is new headache, which arose among owners of country houses. Find out if there are solids in the vicinity of the landfill site. household waste and whether they plan to organize one in the future. If you are buying a plot of land in a SNT or village, ask how things are going with the removal and disposal of waste.

How to buy land from the state for individual housing construction

Marina Deniskina, head of the Veresk Group company, says: “Currently, quite a lot of municipal land is being sold at auction. Current information about ongoing auctions can be found on the website torgi.gov.ru, where information about auctions held by the state throughout Russia is collected.” .

They can participate in the auction: legal entities, as well as citizens. It is enough to submit an application with a copy of your passport and pay a deposit, which will be returned if the bidder does not win. If the auction is held in electronic form, you also need to have an electronic digital signature (EDS).

If you find an interesting site at auction, you should study it carefully. To begin, you can use the “Public Cadastral Map” service located on the Rosreestr website and determine the location of the site.

It is necessary to go to the site, find the boundaries of the site on the ground, make sure of its transport accessibility, including in winter, assess the surroundings and the possible presence of nearby industrial or agricultural enterprises, infrastructure and communications.

It is also necessary to check the availability and contents of documents for the plot: that the plot is registered in the cadastral register, that there is no crossing of borders with neighboring plots, that there are no encumbrances or arrests. It is necessary to pay attention to the category and type of permitted use of land: in relation to plots intended for private construction, “individual housing construction” is considered the most valuable. You also need to find out the permissible construction parameters specified in the Land Use and Development Rules.

The ability to connect communications (primarily electricity and gas) is of great importance, because the cost of a plot with and without communications can vary significantly.

Sooner or later, almost every apartment owner thinks about moving to a private house. However, such a simple idea at first glance is a rather labor-intensive process that includes many nuances and important stages. And first of all, what needs to be done here is right choice plot used for building a house.

Selecting a site - solving initial issues

Building a house always begins with the purchase of a plot of land for organizing suburban housing. In order not to get into trouble and avoid unplanned expenses, choosing a site should begin by addressing a number of important issues:

1. Budget for purchase. Experienced people recommend allocating no more than 50% of the available amount for the construction of a house to purchase land. After all, there is no point in cheap construction on a luxurious and expensive place.
2. Land area. As a rule, this value starts at 8 acres for small and medium-sized cottages. For country houses with an area of ​​350 square meters you will have to select a plot of more than 12 acres in area. Such requirements eliminate the possibility of technical problems both during the construction process and during further residence.
3. Category of land and bureaucratic nuances. Traditionally, the land of a certain locality is chosen for the construction of residential suburban buildings. Very rarely, for this purpose, plots of agricultural significance are acquired, which is far from the most best option. If we talk more specifically about the categories, then preference should be given to the lands of individual housing construction and private household plots. If there is a lucrative offer from gardening non-profit partnerships or from a dacha non-profit partnership, you need to prepare to pay regular membership fees.

Technical characteristics of the land plot

What else should you consider when buying land? Do not forget about the technical parameters of the land plot:

• location;
• transport infrastructure of the region;
• groundwater level;
• soil characteristics;
• shape and slope of the land;
• availability of utilities.

The choice of location is the cornerstone of the entire transaction. Here you need to think about how much time you will have to spend every day traveling to your place of work and study. If there are no normal shops and pharmacies near the site, you will have to travel for a certain amount of time to shop. The same applies to post offices, hospitals, and train stations. When talking about the shape of a land plot, we mean the ratio of its sides. The best option in this case is a proportion of 1:2. Of course, the potential owner can choose land of any configuration, but here you need to clearly understand the location of the future building. A minimum slope is usually acceptable.

A few words about communications

Utility network of the site - the most important moment when setting prices. After all, communications are synonymous with comfort even during the construction process, not to mention direct living. An important point in this case is power supply. The cost of connecting electricity to a plot can vary significantly depending on the location of the facility, the compliance of local authorities, etc. If the acquired land plot does not have power supply, the process of installing an electrical substation, power lines and tension wires falls on the shoulders of the new owner.

Second in importance utility network is gas. Cylinder-type gas supply will cost several times more than its counterpart with a mainline interchange. This difference will be especially noticeable in the cold season. Also, do not forget about the water supply. Otherwise, only after the construction of the house can you discover poor-quality water in the well. There are situations when the amount of iron in water exceeds the norm tens of times. To avoid such a problem, you need to obtain information about the composition of water before purchasing a plot of land. If you don’t want to deal with such issues, you can prepare a certain amount for the installation of a comprehensive drinking water filtration system.

Additional buildings and neighbors

We are talking about old cellars and barns, as well as trees on the site. Such objects often become a serious obstacle to the design and further construction of a country house. Plus, dismantling outbuildings and cutting down trees is by no means a cheap job. And if we are talking about cutting down excess vegetation, then you will have to obtain permission in the form of a felling ticket. Otherwise, you may run into penalties. The last point in the presented manual is “getting to know” the prospective neighbors. Here you need to pay attention to neighboring buildings and personal plots. Of course, an unreliable subject in the role of a neighbor is a potential headache and wasted nerve cells.

Preparation of documents

Once you have decided on a site, you should not go through the process of completing the purchase yourself. This issue should be entrusted to experienced real estate agencies with a good reputation. Such companies provide comprehensive transaction support, which eliminates illegal manipulations with real estate and associated costs. A qualified realtor will immediately identify possible risks and suggest ways to solve them. If you have any doubts about a particular issue, you can always insure the transaction.

The first and main task that needs to be solved before starting construction is the selection of land for construction. The second important point is the choice of house design and these two points are closely related. The project is always tied to specific conditions on the ground - relief, nature of the soil, groundwater level and the like. Therefore, it is better to start with the selection of a site than to first select a project and then look for a land plot on which this project can be implemented.

Before you start looking for a suitable location for your future home, you need to answer two main questions:

1. In what area should the site be located? City limits, suburbs or “open field”? The price of the plot, accessibility of communications, surrounding views and the number of obstacles when coordinating a future project will greatly depend on this initial criterion.
2. What should the plot size be? This greatly depends on your plans regarding the number of buildings on the site, as well as the presence of a garden, etc. The optimal proportion is usually the ratio of the area of ​​the future house to the total area of ​​the site as 1 to 10. That is, the easiest way is to take the area of ​​the house and multiply it by ten.

Acquisition of land for construction

You can buy a plot of land for construction on the primary or secondary real estate market. To search for options, you can contact the administration of the municipality where you want to build, or realtors or even private advertisements.

The main thing in this matter is to stock up on the necessary minimum of legal knowledge in order to understand the issue and not buy a “pig in a poke” with a bunch of potential problems. If your knowledge is not enough and you are afraid of deception, it is better to consult a professional lawyer on these types of transactions. At this stage it usually takes quite a lot of time, because it is necessary not only to select a site, but also to check its “cleanliness” according to the documents and arrange everything correctly.

1. Title documents for the site. The site should not be located on the territory of sanitary protection or water protection zones, as well as agricultural lands, so that later there will be no problems with its development. In addition, it is better to buy a plot that has already undergone the land surveying procedure.
2. Geological characteristics of the site. What is the nature of the soil on the site, what is the groundwater level and the depth of the aquifer (if you plan to extract water using your own well) and the quality of the water.
3. What communications are already available and what are planned for the near future (within a year). Remember that for construction you will need normal access roads, water, electricity and sewerage (septic tank).
4. The price of the plot should not be significantly lower than the average. This may very likely indicate that the site is “problematic” - there may be obstacles in registering ownership rights to it, some restrictions on development/communications, problematic soil, etc.

Land surveying

It is especially important to take care of the question of whether the site you like has passed the land surveying procedure (determining boundaries). If land surveying has not been carried out, then the boundaries of the site are not documented and can be challenged at any time. The procedure for land surveying, that is, determining the boundaries of a site, is described in Article 260 of the Civil Code of the Russian Federation.

To carry out land surveying, you need to enter into an agreement with a land management company that has the appropriate license. In this case, it is necessary to provide a certificate of ownership of the land and all data on the plot from the cadastral chamber. After this, the land management company on the ground will determine the boundaries of the site and coordinate them in the presence of you and your closest neighbors.

Soil type and groundwater

The type of soil is the most important characteristic of the site, which greatly influences the choice of foundation for the future home. In addition to the type of soil itself, the depth of groundwater also has a decisive influence. This data can be obtained through geological examination, which is also carried out by special bodies. From a practical point of view, a house can be built on almost any soil, even in standing water. Everything will depend on complexity and cost. architectural solutions for each specific case. Therefore, first of all, it will be necessary to conduct a geological examination, and then contact an architect to choose a method for implementing a specific house project.

A high groundwater level can play a cruel joke for the owner of the site. Thus, during a flood period, some areas may even be completely flooded with water, which will make the desire to build a basement or underground garage under the house almost impossible or difficult to realize.

There is a fairly simple method for independently checking the groundwater level at a site. It is necessary to dig several holes or wells at different points of the site using a shovel or hand drill with a depth of 70-80 cm and wait an hour or two. If after this time the bottom of the pits remains dry, there is nothing to worry about. However, it is also advisable to ask your neighbors whether areas are flooded in the spring during floods or during heavy, prolonged rains. Special attention This is worth paying attention to if you buy a plot next to the river.

Relief of the site

If the site is located on level ground, this is easy. ideal option from a construction point of view (unless you are planning individual “troubles” with multi-level architecture). However, if the site has a slope or changing terrain, this can significantly complicate life when building a house. Therefore, you need to decide on this in advance and look for just such a site that matches your architectural ideas.

Water supply and sewerage

The ideal option, of course, would be to connect to a collective water supply system, although this option also has its drawbacks (difficulties in coordinating the connection, often low water pressure in the summer due to the massive watering of gardens and vegetable gardens). If there is no water supply in the immediate vicinity and is not expected, then all that remains is to drill your own well, and here serious obstacles often arise.

Many people think that water can be found anywhere, but in practice this is not always the case. It is not for nothing that in the old days the talent of a dowser was highly valued - a person who knew how to find an aquifer close to the surface. After all, in your particular area you may need to drill a well 50 or even 100 meters deep before you get to normal water. And even then the question of its quality remains open, because not all water is suitable for domestic use (and especially for ingestion and cooking).

Therefore, it is also advisable to inquire about the issue of water supply at the very beginning of assessing the site you like, otherwise the costs of individual access to water through a well and its further purification can hit the budget hard.

Close to water supply is the issue of arranging sewerage on the site. The possibility of connecting to a centralized sewerage system usually exists only within the city, and even then not everywhere, so in most cases, in practice, the only option left is to install an individual septic tank. This can be either a standard waterproofed pit (with the need for regular pumping and removal of liquid waste), or modern multi-component filtration and waste treatment systems, up to the possibility of using the resulting water for watering the garden.

The issue of sewerage can become very complicated if your site is located next to a reservoir, especially in an area of ​​150 meters from it - then the SES will have especially stringent requirements for the reliability of the septic tank and preventing waste from entering groundwater.

Electricity supply

You need to find out the location of the electrical substation closest to the site and the maximum power that can be allocated to your future home. Due to the fact that most substations and power lines are already quite worn out, Electric Networks usually severely limit the amount of power allocated to a home (about 10 kilowatts). And given the growing number of electrical appliances in homes, you will have to either save on electricity consumption, or try in various ways to obtain permission for additional power, or obtain it in alternative ways ( solar panels, wind generators, etc.).

This all, of course, applies to the case when electricity passes near your site and you have the opportunity to connect to it. If you bought a plot in an unplowed field, everything becomes much more complicated, since you will either have to wait for the initiative of the district administration to provide you with electricity (if the land is cut into many plots), or chip in with all your neighbors and collectively pay for the laying of an electrical network to you . Until then, you will have to use a portable diesel or gasoline electric generator.

Gas supply

In this regard, everything is usually even more complicated than with electricity. Gas is usually present only within the city or in the suburbs, but if the site is located far from civilization, you can immediately forget about it. But if you have a gas pipeline, it will be much easier for you to solve the problem in the future with the installation of heating and hot water supply systems in the house, as well as with cooking. All this, moreover, will reduce power consumption, which will help reduce costs on this item. Therefore, it is worth considering the possibility of purchasing a plot of land near the gas pipeline, of course, after calculating all the pros and cons.

Other communications

The first and main question when purchasing a plot of land at a considerable distance from the city is the availability and quality of roads. The quality and capacity of the road is crucial not only in terms of the speed of travel to the nearest supermarket or hospital, but also on the ability to easily get home or to the city in winter or spring/autumn bad weather, as well as the ability for heavy equipment to travel to your site for construction work.

The need for a wired telephone has virtually disappeared with the advent of cell phones. Still, it doesn’t hurt to check the cellular signal level in your area, because your operator’s tower may be located at a considerable distance, and the walls of your future home will weaken the signal even more.

It is worth remembering such modern benefits of civilization as television and the Internet. Find out where the nearest TV tower is located, unless, of course, you plan to solve this problem radically by installing a satellite dish.

The issue of Internet access is the most difficult. In cities with a population of over 500 thousand inhabitants, this is, as a rule, no longer a problem - there is quite a lot of competition in the provider market and you can choose whose services to use, while paying a rather symbolic amount per month for a high-speed channel.

In the suburbs or at a significant distance from the city, everything is much more complicated. There is no need to wait for cable Internet, there are basically two options left - a GPRS/3G modem or a satellite dish (a faster option, but here, as a rule, the outgoing channel will have to be organized on the basis of a cellular modem).

In addition, it is worth finding out about the procedure for delivering mail to your future address and about the possibility of centralized garbage collection.

Ecology

This section includes your personal preferences:

• picturesque surroundings (taking into account future development);
• proximity to ponds and forests for the possibility of walking and relaxing in nature;
• the environmental situation in the area (does the wind bring emissions from nearby plants/factories, etc.);
• shading of the site from the sun by houses and trees on neighbors' properties.

Conclusion

The main rule when choosing a site is not to rush. Consider different options, evaluate them for each of the above points, compare not only the prices of the plots themselves, but also the approximate costs of compensating for various difficulties (such as lack of water or electricity). It is convenient to write out all the options in the form of a table with the characteristics of the sites, so it will be much easier to compare them. Make a purchasing decision only after weighing all the pros and cons, and do not forget to carefully check the documents for the site. Remember - a week spent at this stage can save months and even years in the future, not to mention possible financial losses.