Finishing and renovation of offices and turnkey office space. Types of offices: cabinet, open space, combined

Modern office real estate, despite the economic crisis, continues to be in demand. The choice of an office largely depends on the financial capabilities of the tenant and his geographical preferences, but in addition to these factors, the tenant often has to decide on the type of office layout.

By type of layout, offices are usually divided into:
- cabinet-corridor type offices,
- open space offices,
- offices of the combined type.

Cabinet type office

Office-corridor type, the so-called "closed" system, is a classic, in the view of many, cabinets for closed doors located in long corridors. Such a system is typical for organizations with a clear hierarchical structure, where there is a traditional management vertical. Most often, such offices are chosen state institutions, manufacturing and construction organizations.

Working in an office creates a feeling of privacy and calmness, which affects the efficiency of employees. However, such work is rather individual, and almost excludes interactions between employees, that is, productive teamwork, which is the main disadvantage of this type of office.

Among the minuses, one can also name irrational use office space and the high cost of redevelopment for small departments. However, it is office-corridor-type offices that are in great demand among many modern companies. According to a 2015 analysis of leasing transactions provided by Maris in association with CBRE, 57% of tenants prefer a cabinet layout for their office space.

Open office

Office "open" type - open space- characterized by an open space, not divided into closed offices, where, with the help of movable low partitions, separate functional areas are structured for the work of all employees of the company. This type of office is more often chosen by companies that are characterized by a democratic organizational structure and a looser system of relations between the employee and superiors. These are, as a rule, creative studios, IT companies, and the service sector.

The idea for such an office came about in response to rising rents and the difficulty of redesigning for specific purposes.

The advantages of open space are in the high flexibility of planning, in the growth of contacts between employees, in saving office space.

Among the shortcomings are the lack of privacy, because anyone can invade the workspace of an employee, as well as poor sound and visual isolation, which often negatively affect work productivity.

According to the same study by Maris and CBRE, about a third (28%) of tenants prefer open space offices.

Offices of this type in St. Petersburg are offered, for example, by Teorema Management Company, in the shopping and office center, Langezipen, T4 business centers, the Senator business center network and a number of other owners of commercial real estate.

One of the brightest examples of an open space office in St. Petersburg is the office of Google companies on Mayakovskaya street 3B:

Combined office

Combined office- is a combination of the first two types. In the open space, the work of departments is organized, which require constant communication, and in the office space the bosses and some of the employees who need privacy are located.

According to research results, 15% of tenants choose combined type office layouts. An example of such an office is the office of Yandex in the business center on Piskarevsky Prospekt:

See the current offers for renting offices on our website in the section

It is currently one of the most profitable types of business. Its popularity is based on the fact that any legal entity always requires an office that meets certain requirements and located in a convenient location. Each activity requires individual approach to the issue of selecting premises for an office, so commercial real estate is presented today in a variety of interpretations.

When choosing a room for an office, an organization, first of all, should decide what kind of load this room should bear. This is of great importance if we are talking about the main office for which the legal address is supposed to be registered. The fact is that the legislation of the Russian Federation allows registering a legal address only if it is located in non-residential fund. Having settled down in the housing stock, that is, renting an apartment or a private house for the main office, the organization runs the risk of not receiving documents allowing it to carry out its activities.

In the case when the rented premises are assigned the role of an additional office, it is possible to be located within the housing stock. Such a restriction in the use of housing stock as an office reduces the cost of their cost, which in some cases is a very important circumstance. However, you should not flatter yourself about this circumstance - all the costs of maintaining and protecting the office will fall entirely on the shoulders of the tenant. Another circumstance that should be taken into account in this case is the attitude towards your presence in the neighbors' housing stock. If you have neighbors, and your office is supposed to be made public to some extent, you can get into serious trouble.

If you decide to locate your office in a non-residential fund, you should immediately decide what degree of comfort should be provided in it. From this point of view, office premises can be located in the following places:

In the premises of residential buildings removed from the housing stock. As a rule, these are apartments on the first and second floors, premises in the basement floors and specially converted basements. Such premises are of particular interest to organizations whose activities involve meeting the requirements of the sanitary-epidemiological and fire services, as well as constant monitoring on their part. Basements and basements should be treated with great care - many of them simply do not have windows. Because of this feature, basements are in some cases simply unacceptable as an office.

in administrative buildings. Usually this category is located in buildings various enterprises compelled due to certain circumstances to rent out administrative space. It should be noted that the owners of such premises treat their property differently: some restore and repair them, others do not take on unnecessary responsibilities. Therefore, you should not make assumptions in advance about the state of your future office - it can be both satisfactory and far from perfect. Of course, in the latter case, the question of the size of the rent should be discussed with particular scrupulousness.
The advantage is that most administrative buildings already have a security system and a pass system. However, with a high degree of probability, you will not find an air conditioning system there.

In the office center. An office center is a building specially built or renovated for the purpose of subsequently providing it to organizations for use as an office on a lease basis. As a rule, such buildings provide all the necessary communications - telephone, Internet, air conditioning, security. Cosmetic repairs in such premises are usually minimal, and parking is not always available, which in some cases is a serious disadvantage.

In the business center. A business center today is perhaps the most comfortable offer for organizations in terms of renting premises. It assumes the presence of a complete infrastructure that provides maximum convenience, up to the provision of office equipment, the presence of underground parking, in most cases - guarded, as well as the location close to metro stations.

If an organization intends to rent premises for an office, it should understand the classification of such premises. The degree of comfort provided by different types of commercial real estate is denoted by the letters A, B, C and D.

A - these are business centers, which also differ from each other in the degree of comfort. As a rule, category A + indicates a location in the city center, next to a metro stop. A- can have the same characteristics as A+, but with some minor differences. But these differences greatly affect the cost of rent, making it lower by an order of magnitude.

B - these are also business centers, but somewhat outdated or not located in the city center.

C are office buildings.

D - administrative buildings.

To speed up the process of choosing a room for an office, we always indicate its category in the description of each object.

Development of office buildings- one of the most competitive segments of the development sphere. Office buildings are being developed by firms of all sizes, from one-person companies to large international real estate development companies and real estate investment trusts (REITs). Firms are just as diverse. office users and the space they occupy, ranging from executive offices of 500 sq. ft (46.5 sq. m) or less to urban and suburban complexes totaling several million square feet.

In this chapter we will talk about the types of office buildings most often built by novice developers - buildings costing no more than $10,000,000 and usually ranging from 5,000 to 100,000 KB, feet (465 - 9,300 sq.m). The development of small office buildings and large office complexes essentially deal with the same issues, although large scale means high costs time. Those cases are specially noted when the prospects and problems of development of large and small office projects differ significantly.

Office building developers usually start with a market analysis or search for a tenant, although in some cases the developer is looking for opportunities to use the site he has most suitable for the development of office buildings. Developers who work "at their own risk". choose the target market, find a suitable site, design the building, find the main tenants. receive the necessary initial permits, organize financing, build a building and rent it out. Developers who already have a tenant build the building according to the requirements of the tenant.

Classification of office buildings
Typically, office buildings are classified by class, type, use, ownership, and location.
Class. Perhaps the main distinguishing feature of office space is their quality, or class. The quality of a building is determined by many factors, including the date the building was built, its location, the materials used building materials, engineering systems building, amenities, rent and terms of lease, occupancy, management and categories of tenants. Typically, office space is divided into three main categories:

Class A Buildings of investment attractiveness. They are distinguished by their excellent location and first-class design, engineering systems, additional amenities and management. Class A buildings have the highest rents on the market, and solvent tenants rent offices in them. These are usually new buildings with high competitiveness, although sometimes older buildings are refurbished and positioned as class A properties. In some markets, a separate class A + is allocated. Basically, these are unique, outstanding buildings, or buildings built according to the designs of recognized architects. Buildings of this kind are local landmarks and are distinguished by excellent architecture, building materials, location and management.

Class B. Quality built buildings in good condition, with advantageous location, management and up-to-date functional equipment. Class B office space is usually located in well-located and well-preserved old buildings.

Class C. Modernized buildings that were built much earlier than class A and B buildings. The functional equipment of class C buildings is often outdated, and such buildings are located in less attractive places compared to class A and B buildings.
Building type. But the following categories of office buildings are distinguished by the type of building:
Multi-storey - usually more than 15 floors; » Mid-rise - from 4 to 15 floors;
Low-rise - from I to 3 floors;
Office buildings with adjoining park - buildings
height from one to five floors and rich
landscape in the surrounding area;

Research buildings are usually one or two stories high. about 50% of their area is allocated for offices and laboratories in which "dry" research methods are used; the rest of the area - for workshops, warehouses and, possibly, small-scale production (buildings of a combined - office and industrial - purpose);
Combined purpose buildings - one- or two-story buildings, in which, along with offices, warehouses and premises for small-scale production can be located.

Nature of use and type of ownership. Office buildings can also be classified according to their user and owner. The premises available in the building can be occupied by one or more companies. The company that occupies all the premises in the building can rent it from the owner or purchase it as a property. In the latter case, this is called an owner occupied building.

A building designed and built for a specific company that occupies all or almost all of the premises is called build to $uit development. The construction of a building designed for one or more companies, and built in the absence of obligations on the part of the future tenant or owner, is considered construction at your own risk (spec building).

Location. In most cities, there are at least four types of business districts that differ by location, with each location having its own physical office dimensions and typical users.
Central business district of the city. In most major cities, the highest concentration of office buildings is found in the city's central business district (CBD). ALTHOUGH the proportion of office space located in the central business district is declining in most cities. By 1999, the share of office space located in the central business districts of cities decreased to 58%, while the share of office space. located in the suburbs increased to 42%.: Among typical tenants office space in the business part of the city, law firms, insurance companies and financial institutions that need high-quality prestigious premises can be noted.

Suburbs. The increasing decentralization of offices in the past 20 years has led to a greater diversity of office building options outside the city center. Groups of office buildings various sizes- separate or part of business districts - often located near the intersection of freeways or large suburban shopping centers in the midst of low-density residential development.

In the suburbs, there are low- and mid-rise office buildings with lower rents than in the central business district of the city. These buildings usually house offices. small companies, regional offices and organizations operating in the service sector that do not need to have their offices in the CBD. However, now in the suburbs more and more often you can find the offices of large law and accounting firms and corporations. As a result, differences in image, quality of construction and even rents between central business districts of cities and the main locations of office buildings in the suburbs are gradually decreasing.
District offices. Small office buildings are often located in suburban areas away from major business centers AND SERVICE! the needs of local residents by providing premises for organizations operating in the » service sector or specializing in other activities. District offices may be located in district shopping centers or in separate buildings.
BUSINESS DRUGS. office space is often
located in business parks -
multifunctional complexes consisting of several buildings n intended for various uses— from small-scale production to the location of offices. The area occupied by the business park. can range from a few acres to several hundred acres or more, so they are usually located in suburban areas. As a rule, business parks include small and medium-sized office buildings with a height of one to three floors.

Office buildings for research organizations and mixed-use buildings, which can also accommodate laboratories and allocate some space for storage, are usually located in business parks.
The last 20 years have seen an increase in the number of office buildings* located outside of their Traditional Locations.

Criteria for classifying office buildings

In a study commissioned by the Brookings Institution, Robert Leng found that there was a significant amount of office building development in highly dispersed areas totaling less than 5 million square feet (465,000 square meters). These small clusters of office buildings, called edgeless cities, do not have well-defined boundaries and can be spread over vast areas.

Classifications of commercial real estate objects

The quality of real estate as an object of management is determined totality particular characteristics listed and briefly described above. In this regard, for the purposes of management, it turns out to be necessary to analyze the manifestation of these characteristics in interconnection and mutual influence, taking into account the characteristics of each species group of objects. This analysis is carried out when classifying objects for various purposes - especially carefully when deciding on investing in office, retail and logistics centers, as potentially the most promising instruments in real estate investment portfolios.

Classification of office real estate objects

In world practice, the most common is a three-level classification of office centers, which is based on a grouping of quality attributes of an object, reflecting the preferences of a potential user (tenant). The specific sets of these features and the names of the corresponding classes of office centers offered by various associations of professionals have not been agreed upon among themselves.

The most reasonable seems to be the classification (see), prepared by Becar. Commercial Property” for the NP “Guild of Managers and Developers of Commercial and Industrial Real Estate” (GUD, St. Petersburg) - based on the standards developed by the British Council for Offices and on the standards of the American association BOMA (Building Owners and Managers Associations). Let us present here (Table 1.12) our version of this development - using some of the proposals published there by CB Richard Ellis Noble Gibbons, Colliers International, Cushman & Wakefield, Stiles & Riabokobylko and Jones Lang LaSalle, as well as taking into account the author's experience in certifying business centers based on classification GUD.

An office building belongs to one of three classes: "A", "B" or "C" - taking into account the compliance of the totality of the most significant characteristics of this building with certain criteria in three categories:

Location and accessibility;

Building components and properties;

Quality of building management and level of service.

At the same time, the class of the building can be different according to different criteria and then the conclusion about classifying the object to the “youngest” class is accepted as final. For example, if an object is class A in terms of location, class C in terms of building properties, and class B in terms of management quality, then the resulting office building is class C. Sometimes, to clarify the idea of ​​the quality of an object, a three-letter class designation is used: with this approach to classification, in the example discussed above, the building class would be designated by the symbol "ACB".

With small deviations of the characteristics of the control object from the classification requirements presented in the lists for each category of features, the proposed alphabetic symbols of the classes can be used with the addition of signs: “+”, if some characteristics of the object are several better performance, "standard" for the given class, and "−" if, according to some of the characteristics of the office center, the object is worse than the "class" object.

For example, a control object can be assigned to class “A − ” if it does not satisfy one of the “minor” positions of the list of requirements for class “A” (for example, if the object does not fully comply with paragraph 1.1.1 of the requirements - if there are no embassies nearby and government agencies). In addition to the “B” class, you can enter a higher class “B +”, if the object is somewhat better (by any number of characteristics), or a lower class “B -”, if the object is somewhat worse (in one or two positions) of the level of requirements for objects class "B". An object can be assigned to the "C +" class if some of its characteristics turn out to be better than the characteristics from the "standard" list for the "C" class.

Built-in office premises, as well as all office buildings that do not meet the requirements for class “C” objects, are not subject to classification. In this regard, it is proposed that office objects assigned to any class (“A”, “A -”, “B +”, “B”, “B -”, “C +”, “C”) are called business centers, leaving objects that do not meet the requirements of the classification, the opportunity to be called office buildings.

Certification of office buildings for the purpose of assigning or changing the class is carried out on a voluntary basis in order to inform potential users (tenants). It is advisable to set the validity period of the certificate of conformity to a certain class - no more than 5 years. The classification excludes objects that have not been repaired for more than 15 years or are under repair and reconstruction at the time of the next certification. Assigned classes are subject to change as new higher quality class A office centers are built and existing office centers become obsolete. Objects being upgraded may qualify for a class upgrade.

Let us pay attention to the problem of quantifying the qualitative features (indicators) of the classification characteristics of office centers: experts participating in the certification of such facilities must have knowledge of building and operational standards, apply technologies comparative analysis market data about economic characteristics similar objects, master the methods of analysis of hierarchies and qualimetric modeling.

In conclusion, we note that there is still no generally accepted certification system for business centers. A small number of objects classify themselves as class A (Nevsky 38, Atrium), a limited number of centers are certified by the State Department of Art as class B (Senator, Renaissance House, Phoenix) - in fact it is expedient to position them in class “B − ”), some office centers are fairly classified in class “C” (“Aurora City”, “Chernaya Rechka”, “Nikolsky” - 2nd stage).

It should be borne in mind that due to the traffic congestion of megacities, the vast majority of business centers are difficult to access and do not have adequate parking. In this regard, in the near future, business parks outside the city limits will be developed - with business centers of an elite level of service, but remote from representative areas, which will require clarification of some of the classification requirements presented above.

The commercial real estate market is vast and for easier and faster information on the main parameters, quality and condition of a building or premises, a classification of commercial real estate objects was created. With the help of this classification, tenants can more professionally assess the premises and their requirements for it, and developers can get a description of the necessary qualities of a modern office building for further development any object.

Unfortunately, any classification is conditional and does not eliminate the need to take into account the individual characteristics of the object and other nuances. In addition, in order for the assignment of a particular property to the appropriate class to make sense, market participants must clearly understand on what basis and on what basis this is done.

Of course, it is impossible to provide a unified approach when compiling a classification, and therefore realtors, developers and consultants often create their own classifications for those market segments in which they operate, or adapt Western standards systems to Russian conditions.

Segmentation of commercial real estate

Real estate can be classified according to different features: by purpose, by purpose of ownership, by degree of specialization, by type of ownership, by degree of readiness for operation.

So, in the 90s of the last century, experts proposed the so-called "enlarged" classification of real estate objects. According to it, the term artificial objects was introduced. It was proposed to include special buildings and structures here:

• health-improving (hospitals, polyclinics, nursing homes and children's homes, sanatoriums, sport complexes etc.);
• educational (kindergartens and nurseries, schools, colleges, technical schools, institutes, houses of children's creativity, etc.);
• cultural and educational (museums, exhibition complexes, parks of culture and recreation, houses of culture and theaters, circuses, planetariums, zoos, botanical gardens, etc.);
• special buildings and structures - administrative (police, court, prosecutor's office, authorities), monuments, memorial structures, railway stations, ports, etc.

The generally accepted classification of commercial real estate, which real estate market participants try to adhere to, divides all buildings and premises into segments - office, retail and warehouse real estate. In each of the segments, classes and even subclasses are distinguished. Let's make a reservation here: there has never been a clear understanding of the classiness of objects.

Office real estate dominates the structure of the commercial real estate market. For example, if we take the period from 2007 to 2011, then over four years it decreased by almost 12 percentage points, due to a more dynamic increase in the supply of retail and storage areas. According to experts' forecasts, in 2012-2013. the volume of office space supply, which does not yet cover demand, will grow at an increasing pace, although not as dynamically as the other two market segments.

Warehouse real estate is in second place in the structure of the commercial real estate market. Its share has not changed much in four years.

The retail real estate segment is the most dynamic in the structure of the commercial real estate market. The main trend in 2007-2011 became its decentralization. High dynamics of supply volume increase trading floors conditioned in high demand on the area in shopping centers, as well as the highest capitalization rate compared to other segments of commercial real estate.

Office rooms

Until recently, the main classification of office space was their division into three (A, B, C) or four classes (plus D).

Class A objects are modern business centers designed by a well-known architect and a developer with an excellent reputation and certain experience in this field.

The premises in such buildings are optimal planning decisions and high quality finishes. The building itself is equipped with the latest engineering systems, and a professional management company deals with all issues related to its operation.

A developed infrastructure has been created for tenants, underground parking requires at least one parking space per 60 sq.m. leased areas.

For a class B office, it is important that a good repair be made there, that there be round-the-clock security and access control to the premises, as well as that the facility management services function properly.

Class "C" combines the buildings of the former research institutes, hotels, educational institutions and other administrative facilities, premises on the ground floors and in the basements of residential buildings. As a rule, all household issues, including those related to security, are decided by the tenants themselves.

Assigning a class to a business center, denoted by a set of symbols "ABC", means that this object belongs to class "A" by location, by type and technical level of the building - to class "C", by the level of the management company - to class "B" , but at the same time, the integral class of the object is “C”.

If the building does not fully comply with the specified characteristics within each of the categories of a certain class, it is allowed to consider an alternative to the advantages of the building and its possible assignment to this class if the possible equivalence of characteristics is confirmed.

Assigned classes are subject to change. As new class A office centers are built and existing office centers become obsolete, they may be assigned a lower class, for example, not B, but C, or, conversely, as the building is modernized, the business center class may become higher.

If, along with "C", class "D" is also allocated, then the main difference between them lies in the quality of the premises used for offices, the presence of at least cosmetic repairs in them. Class "D" sometimes includes all the basements of buildings.

New standards system

In 2011, leading Russian consulting companies announced new system standards for office real estate. At the same time, only high-quality office space was taken into account, subdivided into three classes: "A", "B", "B +".

The main difference of the new classification is in more structured evaluation criteria. All parameters are divided into groups, each of which has a certain set of mandatory and desirable characteristics. For example, for class A, the object must meet the following requirements:

• Availability central system building management;
• the ability to set an individual climate regime for each office block;
• modern fire safety systems;
• high-quality high-speed elevators of the world's leading manufacturers;
• two independent power supplies with automatic switching or a diesel generator;
• modern security systems and access control to the building;
• ceiling height not less than 2.7–2.8 m;
• the floor plan is open;
• the pitch of the columns is not less than six meters.

Here you can add the possibility of installing a full-fledged raised floor, high-quality and presentable finishing of common areas, the entrance group and the facade, good location, the absence of nearby objects that have a negative impact on its image, convenient access to the building and its transport accessibility, underground parking or covered multi-level ground parking with an internal passage to the house.

Buildings of class "B +" must meet at least ten mandatory and eight optional of the above requirements, and for category "B" the presence of six mandatory and eight optional parameters will be sufficient.

Retail property

In the segment of shopping centers in Russia, a unified classification adapted to Russian conditions has not yet been adopted. Therefore, Russian analysts prefer to use the European classification to classify shopping centers. This classification is based on:

• size of retail space;
• shopping center coverage area;
• composition of tenants;
• the specifics of the goods being sold.

In all cases, the type of shopping center and its specialization are determined by the composition of tenants and the size of the trading area. The development of architectural and planning solutions, as well as the leasing of the premises of the shopping center - brokerage - are carried out on the basis of the concept of the shopping center. The concept of the shopping center should reflect:

• target groups of buyers ("portrait of the buyer");
• type of shopping center;
• composition of tenants (“anchors”, “mini-anchors”, related).

According to the European classification, there are 4 types of shopping centers:

• neighborhood shopping center (Neighborhood Shopping Center);
• district shopping center (Community Shopping Center);
• regional center (Regional Center);
• superregional center (Super Regional Center).

The neighborhood shopping center (Neighborhood Shopping Center) sells everyday goods (food, medicine, etc.) and provides household services that buyers of the shopping area of ​​the center need on a daily basis.

In the micro-district shopping center, the anchor is a supermarket, and other significant tenants in this center include a pharmacy and a department store. Often, centers that do not include a supermarket, but are similar in terms of total rented area to micro-district centers, are called micro-district shopping centers. A typical area for a micro-district shopping center, where all its functions are presented, is about 5,000 sq.m., but in principle it can be from 3,000 to 10,000 sq.m.

The typical sales area of ​​a district shopping center is approximately 15,000 sq. m., but in general it can be from 10,000 to 30,000 sq. m. It usually serves the population 10-20 minutes away from it.

The area of ​​the regional center is 40,000 square meters. m, while it can vary from 30,000 to 100,000 sq.m. Typically, such a center includes: a mall, an indoor shopping arcade with an artificial climate, fashion goods. The number of "anchors" from two - for 50-70% of the area. The coverage area of ​​such a shopping center is in the range of 9-27 km.

The typical area of ​​a super-regional shopping center is 80,000 sq. m., while it can vary from 50,000 to more than 200,000 sq. m. Such a center is similar to a regional center in size, but more diverse in terms of product range. The main tenants are three or more full-range department stores. They can occupy 50-70% of all leasable areas. Regional and super-regional shopping centers attract buyers because they offer a wide range of goods and services. They do not differ in their functions, the difference lies only in the strength of attracting customers.

Subtypes of shopping centers

There are also types of shopping centers. There are many of them: specialized shopping center (Spiciality Shopping Center), festival (Festival Center), power center (Power Center), outlet center (Outlet Center), fashion shopping center (Fashion Center), discount center (Off-price Center), shopping and entertainment center (Retail - entertainment Center), etc. That is, the name of the shopping center depends on its purpose or the types of goods and services offered in it. In any case, even if various variations are taken into account, the main composition of tenants determines the type of shopping center. The size of the building itself and the site on which it is located, the layout of the shopping center only partially determine the type of shopping center.

Production and warehouse premises

Today, two systems of standards are mainly used to classify warehouses.

The first proposes to distribute warehouse real estate objects into four classes "A", "B", "C", "D", moreover, in the categories "A" and "B" there are two subclasses (A and A +, B and B +) . In accordance with the second, four classes are also distinguished (A, B, C, D), however, there is careful detailing, as a result of which the categories look like this: “A1”, “A2”, “B1”, “B2”, “C1” , "C2", "D". Both systems are based on the same principles, differing only in the set of characteristics necessary to assign an object to one or another subclass.

In both classifications, the distinguishing feature of the warehouse itself is high level is the novelty of the construction of the building. The location, decoration and equipment of such facilities must meet the following requirements:

• the proximity of the main transport arteries;
• the ability to adapt to any type of product;
• high turnover rate;
• cargo safety guarantee.

Areas belonging to the next subclass can be completely reconstructed using modern materials and technologies. Such premises are approached practically with the same measure as warehouse complexes of categories "A +" and "A1", with the exception of the location (they are often located within the city, in industrial zones and experience problems associated with transport accessibility).

Class "B" includes objects built in the pre-perestroika period.

Class "C" includes former industrial premises, car depots and other facilities that were not originally adapted for warehouses.

Class "D" - these are buildings that were not created for storing anything: garages, basements, bomb shelters, hangars, agricultural buildings. The specificity of such premises makes it inexpedient to modernize or reconstruct them.

Hotel real estate as a commercial one stands apart.

The hotel segment is becoming more attractive to investors, both as a result of declining profitability in other segments, and due to the provision of incentives for hotel projects by the city. Experts divide hotel buildings according to "stars". The distribution of "stars" directly depends on the class of hotel rooms - suites, junior suites, etc. However, disputes about whether to consider this or that hotel four-star or five-star among hotel industry experts do not subside. The Russian hotel complex is very heterogeneous and, unlike other segments of commercial real estate, hotels (especially international chains) almost never openly reduce room rates. This is the peculiarity of this market compared to office or shopping complexes.