The classification of office real estate has been updated. Classification of commercial real estate objects. Main characteristics of office, warehouse and commercial buildings Classifier of office premises

The number of shopping centers in the last 10 years has been unbelievable. Each of them, trying to attract buyers and tenants, tries to stand out with their name, architecture, infrastructure, concept ... Almost the same situation is with business centers.

As a result, attempts were made to somehow systematize various objects by classes and types. The article provides an opportunity to get acquainted with this classification.

Classification of business centers

Currently, in Russia, there is no unified approved classification of buildings that meet or fall under the standards of an office business center (business center). These can be either new buildings (built taking into account the specifics and characteristics approved exclusively in the customer's project documentation), and completely converted (restored, reconstructed) buildings that constitute a historical or architectural value for the city, or already outdated administrative buildings (research institutes, buildings and workshops, factories and other state institutions withdrawn from the city).

Thus, the right to classify new buildings is entirely in the hands of its owners. The classification of buildings and office buildings built several years ago, converted into business centers, causes all sorts of controversy.

From the most acceptable we will consider the classification of business centers proposed by the "Guild of Managers and Developers of Commercial and Industrial Real Estate" (GUD).

Based on the totality of various characteristics, BC are divided into categories: business center real estate appraisal

Business center "class A";

Business center "class B";

Business center "class C".

In this case, the classification is not subject to:

objects that have not been repaired for more than 15 years;

objects that are simultaneously partially filled by tenants and are in the process of reconstruction / redevelopment and have an unfinished appearance;

built-in office space.

It should be noted that the names "business center" and "office center" are identical.

Classification

General classification

The most prestigious high-quality buildings, such as:

location,

the status of tenants and the level of demand,

the level of engineering and cleaning.

Buildings must be of excellent construction / design and equipped with the latest technological advances and comfort requirements. The buildings must be new or competitive with newly constructed buildings, managed by professional management.

Buildings with an average or above average level of construction, equipment, location, tenant status. The building infrastructure may not always satisfy tenants in terms of the quantity and quality of services. Slight obsolescence of buildings is allowed.

Buildings with medium and lower levels of construction, equipment, location and tenant status. As a rule, these are outdated or highly depreciated buildings, possibly functionally improved.

Characteristics are assessed in the following categories:

Location and accessibility

Building components and properties

Building management and level of service provided

And, if the business center by location belongs to class "A", according to the type and technical level of the building - to class "C", according to the level of the management company - to class "B", then the total class of the object will be "C".

The classification of business centers in St. Petersburg is somewhat different from the classification adopted in Moscow.

In Moscow and the regions of Russia, office premises located in Business Centers are in great demand today. But today, despite the abundance of offers on the commercial real estate market, really high-quality Business Centers are in short supply. Convenience, prestige and customer confidence to a large extent depend on the class of the premises. There is a list of requirements for business centers, depending on the availability of which one or another class is assigned.

All office premises are usually classified by category. The most common classification of office premises is class "A", class "B" and class "C". The assignment of a class depends on the location, year of construction of the building, its design features, and layout. Engineering systems (air conditioning, ventilation, telecommunications, the presence of elevators), parking and security. If you are planning to rent an office, then you should know this classification.

Class A business center
Offices of category "A" are the best offer on the commercial real estate market, but the price of such offices is also the highest.
Such business centers are located in new buildings or in buildings after major renovation and reconstruction in the city center, which makes them the most expensive. Class "A" offices have an original design of premises, modern equipment, a VIP-hall, fiber-optic telecommunications. A security service and an access control and video surveillance system are required. Necessarily in the immediate vicinity - metro stations, public transport stops, car parks, cafes. Large trade and administrative centers are usually located nearby.

Facades and interior decoration are made of high quality modern materials, often according to individual projects and using interesting architectural solutions. The interior layout, as a rule, is easily changed at the request of the tenant or owner. Such centers also have an uninterruptible power supply system, are equipped with the most modern engineering systems, central air conditioning or climate control.

Class A business centers must have their own underground parking and surface parking. There are also cafes and canteens for employees, conference rooms and sports clubs.

Large firms and international companies are leasing office premises of this class.

Class B business center
Premises of class "B" are somewhat inferior to category A. These are economy class premises, and the cost of their rent is much lower. They are located in modern or converted office buildings. Sometimes located in business centers with 5 years of operation. The parameters of the buildings are identical to those in segment A, but the range of services is narrower. So, surface parking is provided, but there is no underground one. Class B offices are not equipped at the highest level, ventilation systems and engineering are of a lower class.

Class C business center
Segment "C" is interesting for enterprises, administrative organizations for office activities. Such premises were not originally designed for such use. The infrastructure usually meets the minimum requirements. There is often no air conditioning system. Most of the buildings are in need of renovation and are considered obsolete, but the presence of main communications allows for work. Among the services - telephone, Internet, ventilation system, toilet located in the corridor, heating system and a dining room, parking is not provided. They are often located in sleeping areas. Class C office premises are rented by small organizations.

Except for class A, class B and class C, there is also class D, which is typical mainly for regions. Tenants in such a Business Center do not receive anything except the actual premises, which often require renovation. The lack of infrastructure and the old-fashioned office-corridor layout create significant inconveniences for both office owners and their visitors.

This classification will help to adequately assess the premises if you need to sell an office, buy an office or rent an office space.

Despite the economic crisis, modern office real estate continues to be in demand. The choice of 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 the choice of the type of office layout.

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

Cabinet type office

Cabinet-type officeThe so-called “closed” system is a classic, in the minds of many, offices behind 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, these offices are chosen by government agencies, manufacturing and construction organizations.

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

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

"Open" office

Open-type office - open space - is 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 often chosen by companies that are characterized by a democratic organizational structure and a freer system of relations between the employee and the boss. These are, as a rule, creative studios, IT companies, and the service sector.

The idea of \u200b\u200bsuch an office appeared in response to the rise in rental prices and the difficulties of redevelopment for specific purposes.

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

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

According to the same survey 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 chain and a number of other owners of commercial real estate.

One of the striking examples of an open space office in St. Petersburg is the Google office at 3B Mayakovskaya Street:

Combined office

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

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

For current offers for renting offices, see our website in the section

A correct classification of objects is necessary for all participants in the civilized commercial real estate market. It is interested in banks, insurers, appraisers, realtors, owners, buyers and tenants, in general, everyone who has ever encountered a commercial real estate object in their professional activities or at home.

Until today, there are no formal criteria for the classification of commercial buildings and structures. Nevertheless, stakeholders always have their own understanding of the value of an object, based on its main characteristics and the cost of similar objects on the market.

Of course, the cost of an object is influenced by a huge number of factors, but of them the main, understandable and not the most significant ones can be distinguished.

Below are the tables that we have formed according to the main criteria that ultimately affect the cost of commercial real estate.

We took into account that for the three main groups of commercial real estate - office, warehouse and retail, the main characteristics are different. Therefore, there are three tables. They cannot serve as reference books, but allow the clients of our commercial real estate agency website to get an initial idea of \u200b\u200bthe "class" of objects.

Classification of business centers and office buildings.

If you are planning to rent an office space, read the section on office rent.
Buyers of office space are provided with information on the office purchase page

Classification of shopping centers.

For retail real estate, the European classification is used. Shopping centers in it are divided into groups, depending on location, size of retail space, composition and specialization of the main tenants.

Classification of warehouse property.

The main criteria for the classification of warehouse real estate, as well as for office real estate, are the location of buildings and equipment of premises. The specificity of warehouses requires a good transport infrastructure of facilities and access roads to them.

For advice on renting or buying and selling warehouse premises in Moscow, you can contact our specialists. Also, additional information can be obtained in the sections: warehouse rent.
and buying a warehouse.

We will be happy if the information provided by us on the classes of commercial real estate will help you navigate this market. If you need advice, or a solution to any issue on commercial real estate, please contact the specialists of our real estate agency.

In world practice, several different classifications are used today, but the most popular is the system created by BOMA International (The Building Owners and Managers Association), founded in 1907. In accordance with the developed system, office buildings are divided into categories A, B and C.

A-class real estate is recognized as the most prestigious and of the highest quality, while C-class buildings are the least suitable for doing business and unsuitable for the requirements of the time.

The main characteristics by which the ownership of buildings is determined are:

• Its location (including distance from the city center).
• Building type.
• Year of construction of the building.
• Home control and maintenance systems.
• Layout of premises, modernity of finishing and construction of the building.
• Functionality and efficiency of engineering and telecommunication systems.
• Availability and convenience of parking spaces.
• Availability and modernity of elevators.
• Infrastructure.

In the conditions of the Russian market, classifications adopted abroad are not acceptable, since they describe only commercial real estate that meets international standards, while more than 80% of Moscow buildings in which business centers are located belong to categories not covered by the world classification.

In addition, an important criterion in the international classification is the location of an object depending on its distance from the center, while most modern buildings in Moscow are being built outside the Garden Ring. That is why the building location criterion is considered primarily in the Russian classification from the point of view of walking distance and development of transport links.

The Russian Federation has not approved a unified classification of commercial office real estate. At the same time, several types of systems based on extremely similar principles are successfully used on the market.

The most common are:

1. Classification by G.M. Sternik, Professor of the Department of Project and Program Management of the PRUE G.V. Plekhanov, chief analyst of the NPRGR.
2. Classification of the Moscow Research Forum, developed in 2003.
3. Classification of the St. Petersburg Research Forum, developed in 2008.

In accordance with the Moscow classification, office buildings were divided into 4 categories: A, B +, B- and C. In 2013, the “Certification” item was also introduced, that is, the compliance of offices with global energy efficiency parameters.

According to another common classification office class A is additionally divided into categories A1, A2 and A3 or A +, A and A-, which makes it more detailed. This system is used by the largest company Noble Gibbons, owned by the CB Richard Ellis Group.

Description of the requirements and distinctive features of buildings by class

"A"

A class real estate is the most suitable solution for renting office space... Such buildings are located in areas with well-thought-out planning, are distinguished by high quality load-bearing structures and finishes, and are most often equipped with automated life support, security, ventilation and air conditioning systems. Business centers of this class are located in the center or other prestigious areas with a developed transport system.

The demand for such offices is generated by large companies and branches of foreign firms opening in the Russian Federation.

In recent years the standards and requirements for Class A buildings are constantly growing. This is due to the emergence of smart offices, in which all the main systems and the general level of comfort are at a new qualitative level, and the business centers rebuilt at the end of the 20th century cannot withstand competition and fall into a different category.

The main evaluation criteria are:

• Availability of a single central building management system.
• Modern fire protection system.
• Ceilings not lower than 2.7 meters.
• High quality finishing materials used.
• The modernity of elevators and the total waiting time (no more than 30 seconds).
• The presence of spacious conference rooms, dining areas, a thoughtful reception area.
• Modern design.
• Availability of own surface or underground parking adjacent to the building.

"A1"

This subclass is characterized by the following features:

1. The building is no more than 3 years old.
2. The ability to adjust the microclimate in individual rooms.
3. The presence of a unified system for regulating temperature and humidity in the building.
4. Sophisticated ergonomic layout.
5. The height of the floors is at least 3.6 m, the height of the ceilings is at least 2.7 m.
6. The presence of dining areas, restaurants and cafes.
7. A large number of windows, and at least 80% of them must face the street.
8. The presence of redundant life support systems.
9. Transport and walking accessibility, location in the center or other prestigious area of \u200b\u200bthe city.
10. Professional building management and maintenance services.

"A2"

The characteristics of this subclass are as close as possible to subclass A1., but inferior to him in some minor parameters (there may be no restaurants or backup life support systems). The main characteristics are:

• Reconstructed building, built no more than 10 years ago.
• Less stringent requirements for the location of the property.
• Interior layout may not be very efficient.
• A large number of office spaces may not have windows.
• Less efficient management of maintenance services and the building itself.

"A3"

This subclass is assigned to buildings that have undergone reconstructionwhose age does not exceed 30 years. Deterioration of characteristics in relation to subclass A2 is allowed, for example - remoteness from the center, the presence of ineffective planning and less thought out life support systems.

"IN"

Class B office premises are often referred to as economy class, but at the same time they do not fundamentally differ from class A. Most often, commercial real estate of this class belongs to work premises, and large companies that rent them have all the personnel that are not related to them. to the category of top management.

The premises are characterized by the following criteria:

1. Distance from the center.
2. The building is over 10 years old.
3. Ceiling height - at least 3 meters.
4. Availability of quality finishes.
5. Availability and good equipment of public areas.
6. The presence of a guarded parking lot.
7. Developed infrastructure.
8. High-quality management of the building and the services that maintain it.

"FROM"

Class C commercial real estate is most often Soviet-built buildings over 40 years old. Often these are re-planned research institutes, institutes, factories, etc.

This class of real estate is characterized by the absence of central air conditioning systems, convenient parking and ineffective planning.

• Location on the outskirts of the city.
• Lack of convenient transport links.
• Standard renovation and use of outdated finishing materials.
• Corridor system.
• Frequent problems with power supply.

"D"

Class D commercial real estate does not meet modern requirementsapplied to office buildings and is of little use for doing business. Today in Russia the share of such premises is rapidly decreasing.

Such objects are characterized by the presence of outdated engineering systems, wooden floors and, as a rule, are located outside urban areas in industrial premises or residential buildings.

The main characteristics are:

1. Poor building condition, often major repairs are required.
2. Ineffective corridor-type layout, location in basements.
3. Lack of organized guarded parking.
4. Bad infrastructure.

The spread of prices for commercial real estate of different classes

The cost of renting commercial real estate depends on many different factors, the main of which are its location and belonging to one category or another. The average rental price for office space in Moscow in 2019, according to CIAN data, was:

• For class "A +" - 45,000 rubles per square meter per year.
• For class "A" - 33,000 rubles per square meter per year.
• For class "B +" - 25,000 rubles per square meter per year.
• For class "B" - 17,000 rubles per square meter per year.
• For class "B-" - 12,000 rubles per square meter per year.
• For class "C"- 8000 rubles per square meter per year.

A correct assessment of commercial real estate objects is extremely important for the efficient use and timely updating of the classification system. Clearly defined criteria help the tenant to understand as accurately as possible what conditions the rented office space should meet and what options the landlord can offer.

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