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 Статьи / Ипотека и финансы / Ипотека с предвыборной ставкой

30.11.11 - 14:54  

Президент Дмитрий Медведев в середине ноября предложил разработать специальную ипотечную программу для малообеспеченных со ставкой 6% годовых. Между тем уже сейчас можно без всяких социальных программ получить кредит на покупку жилья под 7,65% годовых. А непосредственно перед президентскими выборами участники рынка ожидают еще более привлекательных условий.

Квартирный вопрос становится особенно актуальным перед выборами. Недавно президент РФ Дмитрий Медведев предложил выдавать людям с невысоким уровнем дохода, в частности учителям и врачам, ипотечные кредиты под государственные гарантии. "Люди без высоких доходов — для них должен быть разработан специальный ипотечный продукт, потому что они не имеют достаточных средств, чтобы воспользоваться стандартной ипотекой, с пониженным паевым взносом и невысокой процентной ставкой",— заявил Дмитрий Медведев.

Однако пока трудно понять, какие государственные гарантии помогут учителям расплачиваться с ипотечным кредитом. В третьем квартале 2011 года средняя зарплата учителя в России составляла 18,4 тыс. руб. В Москве школьный учитель зарабатывает больше всего — до 40 тыс. руб. Для того чтобы купить однокомнатную квартиру (35 кв. м) в спальном районе (например, в 15 минутах пешком от метро "Волжская"), необходимо 4,5 млн руб. Ежемесячный платеж по кредиту без первого взноса на 30 лет по ставке 6% годовых (такой уровень стоимости ипотечных кредитов президент считает оптимальным) составит примерно 26,5 тыс. руб.

Если присматриваться к покупке более дорогого жилья, например двухкомнатной квартиры (45 кв. м, 15 минут пешком от станции метро "Бабушкинская") за 6,3 млн руб. на аналогичных условиях, то ежемесячный взнос по ипотечному кредиту составит порядка 37,7 тыс. руб. При этом общая стоимость квартиры (за счет оплаты процентов за 30 лет) вырастет в два раза. Очевидно, что для учителей даже по оптимальной ставке, какой она представляется президенту, существенно доступнее ипотека не станет.

Так что пока правительство не нашло способ предоставить учителям и врачам реальные условия для покупки квартиры в кредит, целесообразно ориентироваться на существующие программы. Наиболее выгодную процентную ставку по кредиту предлагают совместные программы банков и застройщиков. Как правило, в рамках таких программ можно получить более низкую процентную ставку, оформить кредит без комиссии или с меньшим первоначальным взносом. Помимо этого, поскольку объект аккредитован банком, потребуется и меньше документов для оформления кредита. В результате благодаря дисконту в процентной ставке такие программы становятся более выгодными по сравнению со стандартными программами банков на покупку жилья в новостройках.

Получить специальные условия на покупку квартиры можно в двух случаях. Первый — когда банк участвует в строительстве дома. Если банк выступает кредитором или сокредитором застройщика, ему выгодно, чтобы квартиры как можно лучше продавались, и для этого он готов выдать кредит конечному покупателю квартиры на льготных условиях. Тем более что и риски недостроя у банка в этом случае невысоки. То есть банк попросту диверсифицирует свои риски, перераспределяя кредит, выданный застройщику, среди заемщиков.

Второй случай — когда застройщик дотирует процентную ставку по кредиту. Например, если покупатель хочет купить квартиру и готов внести всю сумму сразу, застройщик может предоставить ему скидку до 10%. В случае с ипотечным кредитом застройщик предоставляет скидку не покупателю, а банку. Таким образом, в совместной программе банка и застройщика ставка по кредиту может быть ниже стандартных ставок банка на 1-2%."Застройщик на ту сумму, которую он дотирует, может скорректировать ценовую политику по объекту. Но даже с учетом ценовой коррекции совместные программы банков и застройщиков в любом случае являются более выгодными, чем стандартные условия кредитования. Кредит привлекается на долгий период, в среднем на 20-25 лет, и при общей калькуляции получается, что ставка выходит, например, 8% вместо 11%. Это более выгодно, даже с учетом чуть более высокой стоимости квадратного метра. То есть на момент покупки общая стоимость квартиры может быть чуть больше, но в перспективе, по факту выплаты кредита, общая сумма сделки, с учетом более низких процентов, получается выгоднее",— рассказывает генеральный директор компании "Миэль-Новостройки" Мария Литинецкая.

Такие схемы продажи квартир выгодны всем участникам процесса. "Привлечение клиентов в этом случае идет совместными усилиями партнеров. Это увеличивает объем выдач кредитов в ипотечном банке и повышает уровень продаж в строящемся объекте у застройщика, то есть эти программы выгодны всем — и организаторам, и пользователям",— говорит директор ипотечного отделения ГК МИЦ Константин Шибецкий.

Как правило, чем активнее идут продажи в объекте, тем меньше льготных программ готов предложить застройщик. "Все зависит от политики застройщика, особенностей объекта, от того, насколько целесообразно корректировать цены. Потому что коррекция цен происходит по всем квартирам, реализуемым в рамках проекта. Вы не можете разделить объект так, чтобы для ипотечных клиентов цены были выше, для остальных покупателей — ниже. Вы корректируете цены на объект в целом. И в данном случае включается механизм конкуренции с другими проектами, обладающими аналогичными характеристиками. Таким образом, часть клиентов со 100-процентной оплатой может быть потеряна. Поэтому в каждом конкретном случае нужно прогнозировать долю ипотечных сделок по объекту, и исходя из этого, оценивать целесообразность подобных ипотечных программ",— считает Мария Литинецкая.

Чтобы получить наиболее выгодную ставку по кредиту, нужно внести как можно больше собственных средств. "В большинстве случаев самые низкие ставки заемщик получает, если может оплатить большую часть стоимости квартиры. Можно сказать, что такие программы рассчитаны не на широкий круг клиентов, а на тех, кто в принципе мог бы купить квартиру и за наличные деньги, но берет ипотеку, чтобы оставить деньги на ремонт, покупку новой мебели и т. д.",— говорит управляющий партнер агентства IntermarkSavills Дмитрий Халин.

Например, в Сбербанке до конца года в рамках акции "В десятку!" можно купить квартиру в домах, строящихся или уже построенных с участием банка, оформив кредит на 10 лет, с первоначальным взносом не менее 10% от стоимости квартиры. И ставка по кредиту составит 10% годовых на период до и после регистрации ипотеки независимо от категории заемщика. После окончания акции на такие объекты кредит можно будет оформить на срок до 30 лет, внеся также 10% от стоимости объекта. Ставка по кредиту до регистрации ипотеки составит 11,65-14% годовых в рублях, после регистрации — 10,4-12,75% годовых. Для сравнения: ставки по ипотечному кредиту на покупку недвижимости в объектах, строящихся без участия Сбербанка, составят 13,5-15,25% до регистрации и 12,25-14% годовых в рублях после регистрации. Причем в этом случае минимальный первоначальный взнос составит уже 15% от стоимости квартиры.

Список объектов, в строительстве которых принимает участие Сбербанк, насчитывает порядка 33 наименований в Москве и Московской области. Например, на таких условиях можно купить в кредит трехкомнатную квартиру в ЖК "LIFE-Лазаревское" (находится на территории муниципального района Южное Бутово) от застройщика ГК "Пионер". Квартира площадью около 70 кв. м с балконом (порядка 3 кв. м) обойдется в 8,9 млн руб. В домах "Квартала А101" (3 км от МКАД по Калужскому шоссе) от застройщика "Авгур-эстейт" можно купить квартиру свободной планировки площадью от 41 до 120 кв. м с минимальной стоимостью квадратного метра от 66 тыс. руб.

Минимально возможную процентную ставку на покупку квартир в новостройке можно получить в банках-партнерах Агентства по ипотечному жилищному кредитованию (АИЖК). Агентство контрактует для банка средства по фиксированной процентной ставке (7-8,75% годовых), банк, в свою очередь, направляет эти средства как на кредитование застройщика, так и на кредитование граждан, приобретающих квартиры в домах, строящихся по программе "Стимул". В Москве по этой программе планируется продажа квартир в ЖК в Текстильщиках. В Подмосковье строительство ведется в Химках, Воскресенске, Звенигороде, Кашире, Ногинске, Балашихе и других городах. Среди известных проектов — город-спутник Новое Ступино и микрорайон "Солнцево-Парк" в Ленинском районе Подмосковья. По программе АИЖК ставка на покупку квартир в новостройках составляет 7,9-11% годовых после оформления права собственности. Помимо этого, если покупаешь объект, построенный в рамках программы "Стимул", скидка по ставке составляет 0,25% годовых. Соответственно, минимально возможная ставка составит 7,65% годовых.

Специальные условия на покупку квартиры в ЖК "Холмогоры" по проекту компании "ЮИТ СитиСтрой" можно получить в банке ВТБ 24 и Нордеа Банке. Так, в ВТБ 24 стандартные условия на покупку квартиры в новостройке под фиксированный процент составляют 9,5-13,65% годовых в рублях. Для покупателей ЖК "Холмогоры" отменена комиссия за выдачу кредита, ставка снижается на 1%, минимальный первоначальный взнос составляет 10% от стоимости квартиры (обычный взнос — 20%), а до регистрации ипотеки ставка по кредиту будет выше всего на 0,5% (обычно — 2,5%). Нордеа Банк предлагает оформить кредит по своим стандартным условиям, но с меньшим первоначальным взносом — 10% от стоимости недвижимости.

Специальные условия Промсвязьбанк и банк "Уралсиб" предлагают для покупки квартир в ЖК "Коммунарка" ("МИЦ-недвижимость"). В первом случае скидка по ставке составит 0,75% годовых. По стандартной программе кредитования ставки на покупку квартир в новостройках составляют 9-14,5% годовых после регистрации ипотеки, а на период до регистрации ипотеки ставки будут больше на 1,5%. Кредит можно оформить, внеся 10% от стоимости квартиры (обычное условие — 20%). Помимо этого, при покупке квартиры в кредит можно сэкономить на ее итоговой стоимости: застройщик готов предоставить скидку в размере 1500 руб. за квадратный метр.

При оформлении кредита в банке "Уралсиб" сохраняется скидка на стоимость квартиры, а ставка может быть меньше на 0,5% годовых. По стандартным условиям банка ставки по кредиту до регистрации ипотеки составят 12-12,5% годовых в рублях в зависимости от первоначального взноса, после регистрации ипотеки — 10,8% годовых. Кредит можно оформить на 30 лет, а минимальный первоначальный взнос по кредиту составит 20% от стоимости квартиры.

В ЖК "Лосиный остров" (компания "Дон-Строй") можно оформить кредит на специальных условиях Райффайзенбанка и ВТБ 24. Ставка по кредиту до регистрации ипотеки при официально подтвержденном доходе составит 13,5-13,75% годовых в рублях при первоначальном взносе 15-30% от стоимости квартиры и 13-13,25% годовых при первоначальном взносе более 30% от стоимости квартиры. После регистрации ипотеки ставки по кредиту будут рассчитываться по программе для вторичного жилья. ВТБ 24 готов предоставить дисконт на ставку по кредиту в размере 1%.

Добавляет оптимизма и тот факт, что, несмотря на происходящие в мировой экономике волнения, эксперты не ожидают повышения ставок по ипотечным кредитам в ближайшее время. "В ближайшие полгода текущий уровень процентных ставок по ипотечным кредитам сохранится. Однозначно: ставки расти не будут. Нельзя исключать, что перед выборами появятся ставки до 7% годовых, которые будут достижимы за счет гарантий и субсидий федеральных или региональных властей. Кстати, в отдельных субъектах Федерации уже существуют программы так называемой социальной ипотеки",— говорит Дмитрий Халин.

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