Obviously, for this you need to use the methods that realtors themselves are looking for premises. At the same time, it doesn’t really matter whether you want to open an office, a warehouse or a store, the methodology is always the same. It's called "legs" and you already know what I'm getting at. Nobody likes to hear this answer, everyone thinks there is a magical real estate base where everything can be found at the touch of a button.

Such databases do exist. But for the sale of housing. The most reputable databases of residential real estate for sale are called Winner and Navigator, they are paid, something in the region of 5 thousand per month. When looking for secondary housing, you can buy access and save yourself a hundred or two thousand rubles on the selection. To search for housing for rent, there is a cyan.ru database - it is free, everyone knows it, in general, everything there is already with a commission. But I was asked to talk about commercial real estate.

Looking for a place on my own

So, the “legs” method implies that you determine what type of area you need and look for it on the ground yourself. Walk and see banners and announcements “Rent”.

Do you want a small office for less?- Wellcome to sleeping areas, full of empty non-residential premises on the first floors, you can bargain until you drop, greedy owners ache for a thousand or more per square meter (in Moscow), but no one rents from them for months, the main thing is to find a person who is already so tired lose money from downtime, which agrees to any price.

Do you want a room in a shopping center near the metro for a store- you need to go around all the shopping centers near the metro, ask the security guard where the management is sitting and ask what is free and how much it costs. They live by this, willingly make contact, I somehow looked for acquaintances. I mean, no one will expose you if you do not immediately come in expensive clothes with an offer of a lot of money. You came to inquire and ask prices, that's fine. There are, of course, shopping centers that immediately declare that they will not talk to non-chain companies, but the world does not end there. It is interesting that there may not be any announcements, but the premises are free in 90% of cases, it is only a question of price. Bargaining with the shopping center is more difficult, but no one forbids it.

Do you want a warehouse- there is nothing better than making a circle around the Moscow Ring Road and.

By the way, Palyu life hack :it is most convenient to search for a property on your own if you have a motorcycle.

On the metro, you are limited to a few stations and the speed of navigating the terrain.

Walking literally with “legs” is generally ineffective, except when you need to research rental offers in the microdistrict in detail.

By car, it is difficult to park where you need to, often you have to cut extra circles.

The motorcycle is ideal for searching for real estate for rent. Eat, look around, stop at every rental ad - come in or call. You can cover much more rooms than other methods in the same time.

Another search method

Post your own (or hire Tajiks) ads “ I'll rent a room“. I can't say exactly how effective this is for commercial properties, but I was shocked to find out how many people read these pole ads and actually call them when it comes to residential real estate. Worth a penny, calls can be received in any way. Often people tear down ads and give them to friends who might be interested, for example. they are looking for a tenant. Realtors live off these ads - they hang "I'll rent" and next to "Rent", the number of people who want to call never decreases.

Well, you can see ads on Avito or from hand to hand, I think everyone knows, I won’t even write.

What are the important terms and conditions in a lease agreement? For example, refurbishment?

The contract must very clearly set out the termination procedure on both sides, the return of the deposit upon termination, the notice period for termination, the extension of the lease agreement and the increase in the rate upon renewal, as well as the rights and obligations of the tenant and landlord. It is most profitable to conclude contracts for 3-5 years, prescribing an indexation rate in the range of 6-10%. In general, it is better to take into account all the points in the contract, so as not to solve them in an emergency mode later.

Do you rent rooms more often with or without decoration?

In fact, trying to save on repairs and move into what is left of the previous tenant is fraught with the fact that your store or cafe will not have the best view. If you intend to seriously engage in business, then it is better to take rooms with a rough finish and make your own design. Especially if the success of your business depends on appearance premises. Therefore, you should not be afraid of rooms without finishing, but, of course, if there is an opportunity to save money and take the room with at least some kind of repair that suits you, then you can do it that way. There are all sorts of options on the market.

A very important aspect: if you move into a room that has been vacated by a tenant of your own profile, you must very clearly understand why it closed and study all the pitfalls. And if you still decide to take the premises, you need to study what mistakes your predecessor made and try to avoid them. Unfortunately, many tenants are very greedy for the fact that “hooray, no need to do repairs, everything was done for us”, but you need to understand that if everything were so simple, then the former tenant would hardly have left a good and profitable place .

When is the best time of the year to look for premises for a micro business?

There are almost no seasonal surges in the retail real estate market, since demand is almost always stable, and contracts are signed for a long period. It is better for owners to suffer a month in January and a month in May, but then rent out the premises on normal terms, rather than drop in price. Therefore, it is advisable to search before “your” season, when your business will generate high income.

For example, it is better to open beer shops in spring, and coffee houses, on the contrary, in autumn. Of course, in the summer, as well as in January and May, there are chances to find a room a little cheaper, but there is still no point in specially adjusting to this, since only not very liquid rooms are leased with discounts.

How can I get a discount for renting space for small businesses now?

Now the owners are ready to give a discount to tenants, but within reasonable limits and not all. The average discount now is 3-10% of the rate. Also, often with a long-term contract, the owners are ready to give a discount for the first 3-6 months or even the entire first year. But on the condition that the tenant will continue to pay an acceptable rate.

Before you start trading, you should study similar offers and bets on them, predict your earnings, and only then go to the auction, armed with arguments. Most of all, the owners are annoyed when they have already reduced the rate to the lowest in the area, and the tenants still come and ask “is it even cheaper?”. That is, no one likes bargaining just for the sake of bargaining and can lead to the fact that you simply do not get a room.

For example, we have already said goodbye several times to tenants who bargained simply for the sake of the bargaining process itself and their own extra profit. And even when they later came and agreed to our conditions, we basically gave the premises to another tenant, who immediately behaved adequately. Therefore, the stick should not be bent.

How do rental rates for small business space vary by area?

Rental rates primarily depend on the traffic of the place: the more people pass by the doors of the premises, the higher the rental rate, since this potential buyers or shoppers. At the same time, the “quality” of traffic plays a much smaller role, since goods are sold both in Perovo and Ostozhenka, so a good room at the metro exit in a residential area can cost as much as in Ostozhenka or Petrovka. It's just that the audience of tenants and clients will be different.

Therefore, when determining a rental rate that is comfortable for your business, you should focus on a level at which no more than 10-15% of the turnover will be spent on rent. That is, with a store revenue of 1 million rubles a month, it is profitable to pay 100, a maximum of 150 thousand rubles for rent with an average profitability.

If the profitability is high, as in beer shops, cafes, expensive farm products, some clothing and footwear stores, then premises can be considered with a rental rate of 17-20% of turnover, and in the case of selling discount goods or services such as a beauty salon, rent should not exceed 6-8% of turnover.

It is important to consider that it is rather difficult for a novice entrepreneur to predict the turnover. Even when opening a store or franchise salon, the franchisor will always exaggerate his achievements in order to draw you into his model.

You can only get real data from other partners or similar points in a similar place.

Large network companies have special models for calculating the turnover of a future point, but these models are very complex and expensive. But it is still necessary to at least roughly estimate your own revenue even before opening, so as not to be mistaken.

Where is the best place to locate a store for maximum customer traffic? What are the features of the location?

Does the scheme for finding premises for a hairdressing salon differ somehow?

Opening your own barbershop or beauty salon is a very specific business. Now there are a lot of such projects in every area and in every price segment, so first of all you need to find a place where there are as few competitors as possible and offer customers some kind of feature that will make your salon stand out from the mass of competitors.

The choice of location again depends on the model: it is better to open a fashionable barber shop in the center or in expensive areas of Moscow (SZAO, ZAO, SZAO), and a cheap hairdresser can be found in any residential area.

The fundamental point: to open a successful beauty salon, you need to live in this business, you need to understand it well and understand its intricacies.

The marginality of such projects is not very high, so you need to earn on the flow of customers or add some kind of "chip" to the services. For example, a beauty salon was opened at Red October, where, during the haircut, a client can be treated alcoholic drinks(or sell them to him), on Chistye Prudy there is a beauty salon where they do manicures and pour coffee. These, of course, are very extravagant "chips", but you can always come up with something of your own. In general, the beauty market in Moscow and large cities is already very saturated, so rushing into this business for big money is very risky.

If we are talking about a cafe or other format of public catering, you need to choose a place very carefully, since people in residential areas do not really like fast food and cafes, however, with the exception of shawarma, since they can eat at home. In residential areas, it is advisable to open either a cafe with delivery or the opportunity to take food home at a loyal price, or a full-fledged restaurant or bar that will become a place of attraction for residents of the area.

What is the optimal floor space?

If we are talking about selling food and drinks mainly for takeaway, then an area of ​​30-50 square meters will be enough for your eyes to organize a distribution and cooking area and put 2-3 tables for those customers who still want to have a bite to eat on the spot. For a full-fledged self-service bar, you need 100-150 "squares", and for a cafe with seats and waiters - 150-400 square meters, depending on the expected number of guests.

Properly chosen premises bring business income. An unsuccessful premise will result in losses and the burden of unrealized opportunities: you could earn money, but it will not work in such a premise. How to rent a commercial space for rent and make money on it, we tell in this article.

From this article you will learn:

How to choose a premise for a shop? Depends on business strategy

Whatever business you are in, before choosing a space, you must determine your business model - what standard you want to meet and for whom you work.

The widest audience and thousands of product positions? We are talking about a hypermarket - you need a piece of land and a building of about 6,500 sq.m. The shop "All at the same price" will fit into 30 square meters - into a one-room apartment, transferred to a non-residential fund, on the first floor of the "house-ship". Boutique space fashion clothes search in the mall.

First decide what you are, and then choose the right room.

Business Model/Comparison Options	Discounter: market on Sennaya or Udelnaya, from chain stores - "7 steps"	Supermarket: 7Ya, Pyaterochka, Dixie	Shop "At home": shops in the yards	Hypermarket: O "Key, Tape, Carousel	Boutiques: Azbuka Vkusa, Live Foods	Specialty stores: "Ounce" (tea only)
Range	Limited: sells what you managed to knock out low prices	Wide: groceries and household goods	Limited: what is in demand among residents of nearby houses	Maximum wide: products, household goods, furniture, clothing, appliances...	Limited: regular products and something exclusive (truffles, freshly picked blackberries...)	Specialized: sell one product or products of one category (tea only, spices only...)
Prices	Very low	Low	High	Low	Very high	High
Walking distance	-	+	+	+/-	+/-	-
Availability of parking	-	+	-	+	+	+/-
Interior, exterior, room aesthetics	-	+/-	-	+	+	+

If you are targeting an audience that is chasing low prices then you are a discounter. You do not need cross-country ability, you can have a dirty floor and a tent in general. Your task is to save on renting premises, cleaning, storage and the cost of goods. If you want to sell goods more expensive, you will have to choose the premises more meticulously.

For retail premises (except discounters), the following conditions are usually characteristic and desirable:

1. High ceilings - from 3 m
2. Showcase windows
3. Good electrical power - from 10 kW
4. If the room is on the 1st floor of a multi-storey building - a separate entrance from the street
5. Most of the premises should be a trading room
6. Warehouse and/or utility room
7. Bathroom for employees
8. If the total area of ​​the premises is more than 100 sq.m, an emergency exit is required - the requirement of the norms fire safety

Conclusion: define who you are, what your business model is - from here it will become clear key parameters commercial premises

Target audience - another guideline when choosing a retail space

In addition to the business model, the choice of premises and its location is influenced by the target audience of your business. Think about who and in what conditions is interested in your products. And which one do you want to sell to most and most of all? Let me give you an example from the pharmacy business.

Type of target audience/parameter comparison	Man, travels by car, above average income	Woman, married, has children, 30+, travels by transport	Elderly woman
Range	+	+/-	-
Walking distance	-	+	-
parking	+	-	-
Transport accessibility	-	+	-
Prices	Any	Medium	Lowest
Description of a typical buyer	Viktor Sergeevich needs to go once to any pharmacy where it is convenient to park the car. It is important to be able to buy everything in one place, so as not to wander around the city and not rebuild the usual car routes and your plans	Maria will stop by the pharmacy on her way to work before diving into the subway. Or on the way home from work. Usually he does not know the prices of medicines and does not compare, but he will not buy too expensive either. If a convenient pharmacy does not have everything you need, it's not scary. There are other convenient pharmacies. Drop by another time	Baba Klava will go to the other end of the city, with three transfers and stand in line to buy Corvalol 2 rubles cheaper

Conclusion: make a portrait of your target audience and decide who you want to sell to the most. Under these buyers and choose a room.

Which premises are better: in buildings (ground floors of residential buildings and buildings) or in shopping centers?

Commercial premises on the ground floor of a building or residential building. A good option if the house is well located and the room is located on the ground floor, while it has a separate entrance from the street.

You have the right to install a sign above the entrance and on the windows, and for placement outdoor advertising need permission management company or the HOA and the Committee for Press and Interaction with the Mass Media.

Good commercial premises - in new houses. But they also cost more.

All rooms have some reputation. For example, if you moved into a room where there was a similar store before you, you will get a "train" of its reputation. Out of habit, those who went to the former tenant will go to you.

If the premises are rented for the first time, then it will take time to "promote" it. The normal time to be remembered by people is six months to a year. Probably needs to be refurbished.

What you need to remember about commercial premises in buildings and residential buildings:

• On average, prices for renting premises in a building are lower than in a shopping center
• You can set a work schedule that suits you.
• May need repair
• Compared to a shopping center, it is more difficult to choose a good location

Space in a shopping center. Modern shopping centers are being built in good places where there are a lot of people and all the infrastructure for shopping: parking, restaurants, gaming areas. People come there to buy and stay for the whole day.

What you need to remember about the premises in shopping centers:

• Completely finished premises - move in and trade
• Nice place, great people traffic
• High prices for rent
• Competition inside the mall
• It will be more difficult for you to set your own work schedule. Most likely you will work on the schedule of the mall

Conclusion: the most convenient ("move in - trade") retail premises - in shopping malls. But they are also the most expensive. Premises on the first floors of houses with a separate entrance are cheaper.

How to search for a room?

You can search for a retail space on your own, or contact an agent commercial real estate.

Search for a commercial space

Independent search for premises will take a lot of time: you will need to view hundreds of ads, call everyone, come to view. Get ready: renting is a hassle.

Search engines. Enter a query into a search engine and start browsing sites - these will be real estate sites and free classifieds boards.

Real estate portals and free classifieds boards

Sites popular among ordinary people where you can find ads for renting premises:

https://www.avito.ru - the most popular free classifieds board

https://spb.cian.ru - specialized real estate portal

https://realty.yandex.ru/sankt-peterburg/ - Yandex.Realty

http://spb.arendator.ru - commercial real estate portal

There are closed databases of commercial real estate, in which agents exchange information about leased objects. Access to them is paid, private individuals are not allowed there.

Go to the room you like and ask if they are going to rent it out

Sometimes you're lucky. Suddenly you are lucky?

If the current tenant is not going to move out, ask how you managed to remove such beauty. Ask for the telephone number of the intermediary agent.

Why you should hire a commercial real estate agent

If you hire a commercial real estate agent, then ads, calls, negotiations, bargaining, viewings and verification of documents will fall on his shoulders, and not on yours. But for his work you need to pay a commission of 50% or 100% (depending on the agent and the object) of the amount of one monthly payment for renting the premises. That is, if the agent found a room for 50,000 per month, then you must pay:

1. 50,000 rubles for the first month of rent
2. 25,000 or 50,000 rubles - agent commission (as agreed)
3. Registration of a lease agreement - 2000 rubles, if you register as individual. If as a legal one - 22,000 rubles

If you have a specialist, a commercial real estate agent that you can trust, delegate this task to him. What for? Agents gain their experience with their feet and know such subtleties that amateurs simply do not know.

Story. It was necessary to open a network pharmacy, next to the Moskovskaya metro station. The place is very popular, the squares are densely occupied. As a result, a room without parking was chosen, near residential buildings, with low traffic. Meanwhile, there is no shortage of buyers. How so?

The fact is that the pharmacy sign is perfectly visible as soon as you rise from the subway underpass. Specifically, this pharmacy was designed for a female audience that moves on foot.

Good agents know the folk trails, take into account the review, count the traffic (patency), and not only check the legal purity of the transaction. In order for an agent to find a good location for your business, he will need a description of your business model and target audience.

So when you get the idea to look for a retail space on your own, think carefully. Of course, you can rent a room, even if you have never done it. Another question: will you run into trouble? Will the documents be in order, will they ask you to vacate the premises in a week, will you be required to pay for insanely expensive services? And the most important question - will your premises make money?

Conclusion: with a commercial real estate agent, the search for premises will be faster and easier. But the main thing is that this way you are more likely to rent a room that will generate income, not losses.

Record the results of viewing each retail space

Regardless of how you search for real estate, it is useful to record the results of your searches. While viewing the room, take photos, and then arrange them in folders for each object.

Conclusion: record the results of each viewing, take photos and arrange them in folders. This will help you remember what you were watching, and it will be easier to compare objects with each other.

What documents to check when renting a retail space?

It doesn’t matter if you did the search yourself or hired an agent, before signing a lease for a retail space, ask the landlord the following documents and carefully read what they say:

What documents are required from the tenant

1. Extract from the Unified State Register of Legal Entities or EGRIP not older than 4 months.
2. Copies of registration certificates legal entity and its registration with the Federal Tax Service.
3. Bank details.
4. Postal details (including legal address).
5. Copies of TIN, OGRN, KPP.
6. A copy of the passport of the head and a copy of the document that confirms his authority.

Final documents of the transaction

Before signing a lease, it is wise to write a letter of intent or leave a deposit against receipt. In this document, describe the object of the lease, area, cost, terms, conditions of the lease.

Conclusion: carefully read and check the documents before signing and giving money.

Commercial real estate specialists Ruslan Khidoyatov and Nikolai Demyanov shared information.