Experts have calculated at what salary you can buy a one-room apartment with a mortgage

We asked experts to give different examples of both preferential mortgages and market ones, both in Moscow and in the regions. The mortgage term was lenient, neither long nor small – 15 years.

Whitewill mortgage department specialist Anastasia Shumilova says that there are practically no attractive mortgage conditions left for Russians. In the first half of the year, clients were actively interested in a combined mortgage: part of the loan within the limit (at that time – 12 million rubles) could be taken out under the state program and another 18 million – at the market rate. Thus, a loan of 30 million rubles could be issued at an average rate of 11-12%. Now there is no combined mortgage, and the limit on the state program for Moscow has been reduced to 6 million, which makes the program uninteresting for the target audience of the “business” and higher segments.

Market mortgage rates start at 17%. On such conditions, mortgages are taken out by clients who do not want, for example, to take the full cost of an apartment out of business and take out loans, hoping to refinance after the Central Bank lowers the key rate.

“Now there are three mortgage options: standard, family and housing loans, based on the individual conditions of developers,” comments Anastasia Shumilova.

The down payment at the standard rate is 20.1%. For example, the cost of an apartment is 30 million rubles. They rarely take out a 15-year mortgage; they can take out a 20-year mortgage, but most often they take out a 30-year mortgage, the specialist says. With a 30-year mortgage, the monthly payment will be 342 thousand rubles. Overpayment for 30 years – 99 million rubles.

If the mortgage is issued for 20 years, the monthly payment will be 352 thousand. Overpayment – 60.7 million. The salary should be on average twice as high as the payment amount (in the absence of a credit load), that is, approximately 700 thousand rubles. Now the rate is the same for new buildings and secondary buildings.

To obtain a family mortgage, one of the following conditions is required: two children under 18 years of age; the child was born after January 1, 2018. For a family mortgage, the maximum loan amount is 12 million rubles. If the cost of the apartment is 15 million rubles, the following is obtained: down payment – 3 million, rate – 6%. With a mortgage term of 30 years, the overpayment will be 14 million rubles. Monthly payment – 72 thousand rubles. The salary should be about 140 thousand.

And the third option. Each developer has its own preferential offers. But it is impossible to calculate them “on average” for the market. There are different categories of clients: employee, business owner, individual entrepreneur, salary earner. Conditions for everyone are very different.

Managing Director of Metrium Ruslan Syrtsov says that the average cost of a one-room apartment in a new Moscow building is 16.1 million rubles. If the apartment is purchased entirely on market conditions (17-20% per annum), the monthly payment will reach a minimum of 182 thousand rubles. The buyer’s income must be at least 303 thousand rubles.

Secondary apartments cost on average one and a half times cheaper. Consequently, the loan payment will be 121 thousand rubles. and the required income is 202 thousand.

General Director of the real estate brokerage agency DOLGOV PRO Dmitry Dolgov provides a calculation of a 15-year mortgage for an apartment in Moscow worth 15 million rubles with an initial payment of three million.

New building with a family mortgage at a rate of 6%: monthly payment is 101.3 thousand rubles; the required salary is 250 thousand, the overpayment is 6.33 million. “Resale” at a rate of 19.2%: monthly payment is 204 thousand rubles; the required salary is 500 thousand, overpayment is 25 million rubles.

Now let’s look at the calculation for an apartment in Tula worth five million and an initial payment of one million, taken on a mortgage for 15 years. New building with a family mortgage at a rate of 6%: monthly payment is 33.7 thousand rubles, required salary is 85 thousand, overpayment is 2.1 million. “Resale” at a rate of 19.2%: monthly payment – 68 thousand rubles, required salary – 170 thousand, overpayment – 8.33 million rubles.

“BEST-Novostroy” calculated the costs for a new building worth 15 million rubles not only in Moscow, but also in Tula, where apartments are also sold at a cost that is quite high for the regions.

In Moscow, this can be a one-room or compact two-room apartment in a comfort-class project, in areas remote from the center. In Tula – a spacious three-room apartment in a business class building in a prestigious area. There are only two residential complexes with luxury apartments in Tula. But 15 “Tula” million cannot buy comparable housing in Moscow; it costs at least 50 million, experts comment.

Let’s get back to costs. With the cost of the property being 15 million rubles and a minimum down payment of 20.1%, the loan will be 11.985 million. For a family mortgage at a rate of 6% for a period of 30 years, the monthly payment will be 71.9 thousand rubles; the overpayment will be 13.9 million. But if calculations are made at a base rate of 17% (regular mortgage program without subsidies), the payment will be almost one hundred thousand per month higher – 170.9 thousand rubles. The overpayment will be 51 million rubles.

The starting price of an apartment in Moscow with an area of ​​35-39 square meters in a comfort-class residential complex under construction starts from 14 million rubles, say Level Group experts.

With a down payment of 30% (approximately 4 million rubles) and a mortgage rate of 17.5% for 15 years, the monthly payment will be approximately 150 thousand rubles. Overpayment – almost 18 million.

When using a family mortgage with a rate of 5.5% to 6% with the previous parameters, the monthly payment will be from 80 to 83 thousand rubles. Overpayment – 5.1 million.

Experience shows that banks issue loans if the loan load does not exceed 40-50% of the borrower’s monthly income. Consequently, to purchase an apartment in Moscow with an area of ​​35-39 square meters under standard conditions, the buyer must have a monthly income of 300 thousand rubles. For those who can take advantage of a preferential loan program (family mortgage or IT mortgage), the situation is much more favorable: the income must be from 160 thousand rubles.

– At the beginning of 2024, a difficult situation developed in the real estate market. An increase in the key rate and an increase in the down payment threshold to 30% for preferential mortgages led to the fact that large banks began to shift the threat of lost profits to developers by charging a commission from developers. Developers, in turn, cannot always withstand the additional financial burden due to the low profitability inherent in projects. Therefore, they can act only in several directions,” comments Valery Kuznetsov, commercial director of RDI Group, an expert in the field of sales and strategic planning.

The first is to pass on the increase in their costs to clients, which inevitably leads to an increase in the cost of real estate in new buildings, which will result in a drop in demand. As a result, bankruptcy of small companies is possible.

The second is a decrease in profitability, which in some cases leads to unprofitability of some projects. This option is available only to large market players.

And finally, it is possible and necessary to cooperate with banks that are willing to work without subsidies from developers. The developer retains clients; banks that are ready to agree to such terms of cooperation increase the number of long-term borrowers; For buyers, real estate prices do not increase.

“It is still difficult to give an unambiguous forecast for the development of the situation between the Federal Antimonopoly Service and banks – leaders in mortgage lending,” the expert argues. “However, we see that most banks will not voluntarily cancel commissions for developers when issuing preferential mortgages. FAS will make a final decision, which can subsequently be challenged by banks in court. The situation can change quickly only if the Central Bank intervenes. The most negative scenario will occur if all banks work according to the scheme of charging commissions from developers. In this case, the changes will affect both the secondary real estate market and the rental housing market.