Flipping apartments in Moscow:
What is apartment flipping and how to make money from it?
Flipping is buying real estate for quick upgrades and resale, usually renovations are done in 4-8 months. This is one of the most profitable niches in Moscow and not only. However, this area requires from the flipper well versed in the evaluation of the object, understand the market conditions of the game. In the material we understand - what apartments are suitable for investment, on a real case study show how much you can earn on flipping. And also - share a catalog of objects on the secondary market at low prices for urgent sale to investors for flipping.
Flipping in Moscow today
Current Trends
The flipping market is dynamic. It depends on the economic situation, key rate and mortgage lending situation. What we see in 2025:
- Reduced competition. Due to high mortgage rates, many flippers have redirected money to deposits and deposits.
- Reduced competition can be found in the economy, comfort and business class segment.
- Demand for new buildings. If earlier flippers chose old lots in the secondary market for repair and resale, now many consider apartments in new buildings without finishing.
- The cost of works. Due to the high price of building materials, furniture and appliances, the very process of repair has increased in price. Now a professional flipper is laying down 6-7 million ₽ to improve an apartment under flipping.
- Convenient cash. Premium apartments are more likely to be bought with cash, rarely with a mortgage. Therefore, objects in premium-class houses are easily sold for 100% payment without wasting time on bank fuss.
- Installment programs. Developers are increasingly offering favorable interest-free installments with a down payment from 5%, payments from 40,000 ₽/month and up to 48 months. This includes ready-made apartments in newly completed buildings. It's a handy tool for the flipper.
Market features: old stock and new buildings
If we are talking about secondary real estate, you should try to find objects costing at least 10% below the market. So in the end, you can get into a bigger plus on profitability after the resale of the apartment. And do not forget to bargain - many sellers can go towards and make a small discount.
Here it is also worth paying attention to the type of house, the year of construction and the state of communications. If the apartment has no load-bearing walls - it gives you much more opportunities for redevelopment and design.
Important:in new buildings pay attention to the deadline of the project. For example, if your building is delivered now, and the rest - in a couple of months, you need to consider that the noisy work outside the window can confuse potential buyers. Also - study the development plan of the area, so that near the house suddenly did not start to build a highway interchange or residential complex. In this case, the emergence of a new subway station - will go only in the plus, because the cost may increase by 20% minimum. In new houses is also important segment: if the economy and business class is mainly bought in mortgage, then premium and elite real estate is often taken for cash.
The general rule for secondary and new buildings is an ergonomic layout. Bet on apartments with 1-2 bedrooms, where you can arrange a kitchen-living room, there is a separate bathroom and preferably a balcony.
Which apartments are suitable for flipping - a quick checklist
1. Location and neighborhood:
- Transportation accessibility.
- Social infrastructure.
- Neighborhood amenities and prospects.
2. Characteristics of the house and apartment:
- General condition of the house and interior of the entrance areas.
- Type of property: secondary or new building, apartment or apartment.
- Floor area and ceiling height.
- Condition of the apartment and technical communications.
- Layout.
3. Documentation:
- Legal cleanliness of the apartment and no encumbrances.
4. Potential for improvement:
- Redevelopment potential.
- Cost of repairs and communication improvements.
5. Profitability:
- Profitability Calculation. Determining the potential profitability from the sale of the apartment.
Real case
For flipping we chose an apartment in a ready-made Residential Complex of business class "Present" in Ramenki. Near the park "Valley of the river Ramenki", park "Event" and "50th anniversary of October", metro station "Ramenki" 5 minutes walk. On the territory of the house yard-park 3 hectares with fountains, terraces for recreation, children's and sports grounds, underground parking.
About the apartment:
- Cost - 35.4 million ₽.
- Area - 62.5 m².
- Floor - 27.
- Layout: 2 bedrooms, loggia, bathroom.
- Unfinished.
- View - on the streets Dorokhova and Mosfilmovskaya.
We bought the apartment without finishing with a free layout - it gave more opportunities for the realization of the design project. In 4 months we made a turnkey renovation: mostly light shades in the interior, a lot of light and mirrors, furniture was made to order, we organized a master bedroom with a dressing room and a private bathroom, at the headboard of the bed - a stylish 3D-panel, from the kitchen-living room - exit to the loggia.
We did not skimp on the repair: we chose high-quality materials, and the appliances were from trusted brands. In the investment repair of the apartment should emphasize quality and reliability.
Flipping Totals:
- Implementation timeframe - 4 months.
- Sale - 48.5 million ₽.
- The buyer is a young MSU student from Kazan.
- The yield is 7.3 million ₽ before taxes.
Flipping Workflow
Scheme: Two Investors
One of the most common schemes today. There are various variants of cooperation between two investors. Usually - one buys, and the second makes repairs and can still partially invest in the purchase. The terms of profit are negotiable, but most often split everything 50/50.
Advantages:
- Risk allocation. You only invest a portion of your own funds - this minimizes potential risks and losses.
- Separation of area of responsibility. For example, you are not very well versed in the market, and it is difficult for you to find a liquid object on your own, while you have expertise in carrying out repair work. In this case, you need a partner who knows where to look for objects, how to negotiate with developers and so on.
Disadvantages:
- Trust issues. This is one of the most obvious disadvantages - you have to trust your partner as much as possible, be confident in him/her as yourself.
What to look for when choosing a flipping apartment
The following points should be emphasized when choosing a flipping property:
- Technical condition of the apartment. The extent to which it can be quickly renovated for an adequate investment.
- Location. Choose apartments in developed areas with established social and transportation infrastructure. And also - with the prospect of development. Most often professional flippers choose in Moscow: neglected Stalinka in the center, new buildings of business and premium class without finishing.
- Liquidity of the apartment. Be sure to research the market and compare similar lots to understand the fair market value of the property. Better yet, trust Whitewill Personal Brokers with your selection. We'll put together a selection of 8-10 options to fit your budget and business goals - just leave a request online.
- Repair Costs. Based on the technical condition of the apartment, you can roughly figure out how much repair investment will be required. Take these costs into account when calculating the potential profit.
- Clean paperwork. Contact a real estate lawyer who can assess all risks.
- Return on investment. Before you purchase a property and start renovations, you need to estimate the potential return. Don't forget that you'll have to pay personal income tax. Depending on your status, it will be 6% or 13%.
Who flipping is good for
This real estate investment strategy is suitable for you if you:
- Understand the real estate market and you have experience in doing renovations, finding liquid apartments.
- Ready for risks and unforeseen changes in the market.
- Possess free money, preferably from 10 million ₽. But it all depends on the real estate segment you are considering.
- Ready to invest in renovations, looking for contractors. You have the time to oversee all the processes, or you can delegate that to a trusted person.
Resale risks
Complexities and risks in flipping need to be prepared for in advance:
- Unsuccessful choice of apartment. At first, the location seemed pretty good and promising - but in the end, a lot of nuances popped up. Or it turned out that the house has problematic neighbors who do not go to contact.
- Unplanned extras. In the budget was budgeted one amount and only to change the plumbing, in fact had to redo completely all communications.
- Unprofessional construction crew. Delayed deadlines, many defects and poor quality of work.
- Market situation. Due to the crisis or other external factors it is not possible to realize the apartment in the planned terms.
Oleg Torbosov and flipping in Dubai
Oleg Torbosov is the founder of Whitewill real estate agency and a professional investor. Oleg has been flipping in the Dubai market for over 2 years. And during this time he managed to realize dozens of apartments in the top locations of the emirate. Thus, only for 2024 Oleg sold 25 of his objects - apartments and penthouses - on Bluewaters, for a total of $105 million. And for the first quarter of 2025 - 7 apartments for $21 million.
Oleg's main trick in system flipping when it turned into an operating business is the Universal Matrix. Thanks to it, he and his team completely renovate and furnish any apartment in 3 weeks. And often - they manage to sell it in a month and give the keys to the new owner.
Now, among other things, Oleg is selling a penthouse on Bluewaters for $26 million - it is his most expensive object in his flipper collection. By the way, Oleg will devote his 4th book largely to the apartment flipping investment scheme.
Residential complexes in Moscow
Business class complex near the picturesque Setun River. It consists of 6 buildings with height from 18 to 59 floors. There are options from compact studios to spacious residences with panoramic windows. Lots are presented without finishing and whitebox.
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Choose apartments with finishing in 2 minutes from the green oasis - Setun River Valley. Private courtyard with playgrounds for games, sports, as well as breakfast in a cafe and shopping - all this is available to residents of "Vereyskaya, 41".
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"Kutuzov Grad" - ready-made affordable apartments at an attractive price on the prestigious Kutuzovsky Avenue, on the first line of the largest natural reserve in Moscow "Setun River Valley" with an area of 696 hectares.
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Business class clubhouse in an ecologically favorable area of Moscow. It is located in 10 minutes drive from the TTC. Inside the complex there are 12 floors and 100 apartments. At the very top there is a penthouse with a roof terrace. In walking distance from the house are parks, stores, schools and kindergartens.
A complex of business class apartments within walking distance from Belorusskaya metro station. The facades of the buildings are made in the style of New York and Chicago, on the upper floors there are private terraces. On the first floor of the complex there is a club infrastructure available only to the residents.
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