In August 2019, our company received case , in which it was necessary to value the land plot in Troitsk. After studying the materials, it became clear that it houses the main research base of the Institute of Nuclear Research of the Russian Academy of Sciences.
Since Troitsk currently belongs to the administrative borders of the city of Moscow, the case of challenging the cadastral value of a land plot was considered in the Moscow City Court.
The case has been going on for a long time, and since the plaintiff did not agree with the first examination, considering that the cost of the site was greatly overstated, we were assigned a re-examination.
The purpose of the study area is to conduct fundamental and applied research in the field of atomic nucleus and elementary particle physics, neutron physics and medical physics based on a high–current linear proton booster and experimental complex installations, a radioisotope complex and a proton therapy complex. The whole set of these installations constitutes the concept of the Moscow Meson Factory (MMF).
In the previous examination, really important factors were not taken into account. There are significant restrictions on its use on the site, such as security zones, as well as the fact that the type of permitted use of the site allows it to be used for industrial and other permitted activities, however, this site is more a social (scientific) real estate object than a commercial one.
The location of sanitary protection zones in accordance with the project of the Institute of Nuclear Energy of the Russian Academy of Sciences:
After inspecting the entire site, which is about 140 hectares, examining the buildings and linear accelerator (with its help, experiments are carried out that are related to elementary particles, isotopes are studied) – they got to work.
It should be noted that the site is really located in the industrial development zone, and the closest analogues for its valuation are facilities for industrial and warehouse use. This was taken into account in previous work, and that is why neither in the choice of analogues, nor in the price level for them, we did not have large discrepancies with the previous expertise. However, it must be understood that the territory under this object cannot be used as a standard, as for industrial and warehouse buildings. It is impossible to build a technopark on this site with the same building density, with the same buildings and income from them, after all, this is a different type of permitted use provided for by urban planning legislation and, naturally, it is necessary to focus on the activities of the institute when working. It is also less profitable, and there are public urban planning restrictions on the site, which are associated with the passage of main communications, the location of the accelerator, etc
Having taken into account all these factors and carried out the work properly, we came to the conclusion that the cost is slightly lower than according to the initial examination. Nevertheless, the plaintiff was not satisfied, in particular, he believed that the cost of connecting communications should not be taken into account in the cost of the land plot. We have submitted written comments, responses to comments justified by legislative norms and provisions of methodological documents, namely Methodological guidelines on state cadastral valuation (order of the Ministry of Economic Development of the Russian Federation No. 226 dated 05/12/2017), as well as Methodological recommendations ROO for the preparation of reports for challenging the cadastral value. The court found our arguments convincing and decided to establish the cadastral value according to the Valrus examination.