Кадастровая стоимость коммерческой недвижимости в Москве и Подмосковье резко выросла. Это грозит аналогичным ростом налогов для ее собственников
Владельцев коммерческой недвижимости в Москве и Московской области ждет сюрприз – после переоценки летом 2018 г. кадастровая стоимость объектов капитального строительства резко выросла. Например, торговые постройки до 1000 кв. м (около 70% всей коммерческой недвижимости) подорожали на 20% в Москве и на 21% в Подмосковье. В области кадастровая стоимость объектов от 1000 до 5000 кв. м в среднем выросла на 30%, а больше 5000 кв. м – на 56%. Производственные здания стали дороже на 4%. Подешевели только административные и офисные помещения – на 5%.
К таким результатам пришел президент саморегулируемой организации оценщиков «Экспертный совет» Алексей Каминский, проанализировав отчеты, размещенные на сайтах ГБУ Москвы и Московской области. Это изменения в среднем по группе – стоимость отдельных объектов могла и уменьшиться, добавляет он.
Для большинства подмосковных объектов кадастровая стоимость увеличилась на 10–15%, указывает и руководитель проектов группы компаний SRG Максим Гончаров: в основном росла стоимость зданий от 5000 кв. м. Рост кадастровой стоимости в Москве и области подтверждает и директор департамента оценки Becar Asset Management Виктория Константинова, стоимость выросла и в других регионах. В некоторых случаях видим незначительный рост, в некоторых – существенный, подтверждает и директор по корпоративным коммуникациям «Ашан ритейл Россия» Мария Курносова.
С 2017 г. регионы начали переходить на новую систему оценки, заменив частную государственной. В 2018 г. новую кадастровую переоценку уже провели 34 региона. По ней рассчитываются налоги – на имущество и земельный. Результаты не окончательны, их можно оспорить в течение 50 дней, напоминает председатель совета директоров компании «Бест-новострой» Ирина Доброхотова.
Представитель департамента городского имущества Москвы с оценкой не согласен: кадастровая стоимость снизилась к оценке 2016 г., указывает он, в том числе и в категории до 1000 кв. м. Но стоимость некоторых объектов действительно могла измениться – из-за того, что ГБУ уточняли их основные параметры, добавляет он.
В целом кадастровая стоимость всех объектов уменьшилась с 97 трлн до 91 трлн руб. в Москве и со 103 трлн до 88 трлн руб. в Московской области, говорит Каминский. Но это произошло в основном за счет жилья, указывает он. Представители Москвы и Московской области это не прокомментировали.
Представитель минмособлимущества с оценкой не спорит, но объясняет разницу новой информацией об объекте: например, стал известен материал, из которого сделаны стены, или определен вид объекта (торговый либо офисный). Кроме того, стоимость тех объектов, которые не вошли в предыдущую оценку, рассчитывается от минимального уровня цены по кадастровому кварталу, населенному пункту или даже району, напоминает он: «Например, действующая кадастровая стоимость нового торгового центра, расположенного на Новой Риге недалеко от МКАД, площадью более 50 000 кв. м составляет 18 500 руб. за 1 кв. м, но рыночная стоимость в разы больше». Около 40 000 руб. за 1 кв. м, подсчитал руководитель консалтинговой компании «Топ идея» Олег Ступеньков.
Предыдущая кадастровая оценка могла быть далека от рыночной, подтверждает Доброхотова. Но рыночная стоимость объектов не выросла, обращает внимание юрист «Пепеляев групп» Алексей Коневский и подтверждает топ-менеджер международной компании.
Власти хотят увеличить поступления от налогов на недвижимое имущество, считает Коневский. От любой переоценки бизнес не ждет ничего, кроме роста налогов, подтверждает партнер Bryan Cave Leighton Paisner Виталий Можаровский. В 2017 г. Москва собрала за счет налога на имущество 133 млрд руб., или 6,3% всех доходов города, Подмосковье – 42 млрд руб. (9,3%).
Роста числа споров все равно не избежать, уверены эксперты: Москва и Московская область до сих пор не решили проблемы с качеством информации, по которой считать кадастровую стоимость. В опубликованных отчетах есть группы, куда включают объекты «с неполными характеристиками» и объекты «неустановленного назначения» – для Москвы это более 1000 земельных участков и более 700 000 объектов, а для Подмосковья – более 250 000 участков и почти 300 000 зданий, указывает Каминский. Оценка 2018 г. в Московской области проведена на высоком уровне, приближена к рыночной стоимости, а собственники могут обратиться за исправлением ошибки и после утверждения результатов, считает представитель минмособлимущества: роста споров не будет. В этом же уверен и представитель департамента городского имущества Москвы.
На практике число дел о кадастре в судах вырастет, спорят Коневский и Доброхотова. «Мы планируем оспаривать результаты кадастровой переоценки тех объектов, которые подорожали значительно», – подтверждает Курносова.
Представитель Росреестра перенаправил вопросы в ГБУ, его коллеги из IKEA отказались от комментариев, а Х5, «Магнита», «О’кей», «Дикси» и Metro Cash & Carry не ответили на запросы «Ведомостей».
Анна Холявко, / Ведомости
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