Year 2013 will bring a paradigm shift in the real estate sector

http://m.economictimes.com/markets/real-estate/realty-trends/year-2013-will-bring-a-paradigm-shift-in-the-real-estate-sector/articleshow/17897691.cms

Year 2013 will bring a paradigm shift in the real estate sector

5 Jan, 2013, 1110 hrs IST, Prabhakar Sinha, TNN
Passage of Real Estate Regulation Bill and Land Acquisition Bill, sometime in the next few quarters this year will boost the sentiment of all stakeholders.

The passage of two crucial bills, Real Estate Regulation Bill and Land Acquisition Bill, in particular, sometime in the next few quarters this year will boost the sentiment of all stakeholders and herald a new order in the country's Real Estate , Pranab Datta, chairman of Knight Frank India, says.

The recent approval of FDI in multi-brand retail by Parliament will attract foreign investment , which will not only benefit the retail industry but also boost the demand for commercial real estate. It also showcases the government's seriousness in introducing reforms in India — and this is just a preview of things to come, Datta says.

Additionally, the RBI can be expected to lower interest rates in the coming months which will benefit developers as well as consumers. The change in sentiment on account of the above measures will have a positive impact on all the segments of real estate — whether it is retail, office or residential and will certainly make 2013 a much better year in comparison to last year.

Against this, 2012 has been disappointing for real estate as falling sales and rising construction costs dampened the market sentiment. This is reflected in the financial performance of real estate companies, which have taken a hit in their revenues and profit during the year.

Jones Lang LaSalle (JLL) in its report also said that the outlook for the real estate sector in the New Year looks promising in the NCR. However, all the stakeholders like consultants and developers feel that those areas where the prices have not peaked and world-class infrastructure like roads, parks sports complexes are being developed by the authorities concerned and developers will see the maximum appreciation.

Om Ahuja, the CEO of Residential Services of JLL, says that the supply trends in real estate indicate that it is in a state of flux. The supply of products priced below Rs 3,000 per sq ft is reducing markedly. From 43% in the fourth quarter of 2009, supply in this segment will come down to 8% in the same period of 2013. At the same time, supply in the price range of Rs 5,000-10 ,000 per sq ft is expanding. He said aspirational and affordability levels are driving such trends.

However, smart residential property investors will identify the right products priced below Rs 4,000 per sq ft in key growth cities as best options. In cities like Bangalore, Hyderabad, Chennai, Pune, Noida and Gurgaon, one can still find good projects in this price range for long-term investments, which would yield good appreciation .

JLL in its report on the NCR region says that areas like Dwarka Expressway, New Gurgaon-Manesar , Noida Extension and Noida Expressway show huge potential for investors as well as end users. It says that Dwarka Expressway, because of its infrastructural advantages and locational benefits, enjoys huge upside.

The area has been able to successfully withstand the heat that many other areas and pockets of the NCR faced. The price sustainability and appreciation trends of the recent past, and also its relative affordability, will continue to maintain investor interest and confidence . Other important areas to watch out for in 2013 for residential realty, the report says, will be New Gurgaon and Manesar.

The increase in commercial developments, its developing infrastructure, continuing affordability and the proposed connectivity via Metro and the expressway will put this region on the radar in 2013.

Noida Extension and Noida Expressway will continue to generate interest as more and more IT-ITeS companies shift their offices to Noida Expressway for its rental affordability when weighed against the rentals in Gurgaon, the Cyber City.

Noida Expressway will further increase its appeal as a residential hub. The comparatively better infrastructure, easy accessibility and availability of affordable options will appeal to investors and end users, the report says. Supply in this region will not be an issue and good levels of absorption with appreciation in capital values are a high possibility in 2013.

Om Ahuja of JLL also says that most research reports highlight factors like oversupply and low absorption. Cities with a high level of job creation continue to see high volumes of real estate supply and absorption. Cities with few or no economic drivers to spur the growth of employment fall behind, no matter what other factors seem to work in their favour, he says. Earlier, Mumbai and Delhi attracted most of the talent from rural areas.

Today, cities like Bangalore, Hyderabad, Chennai, Pune and Gurgaon have taken pole positions and are all set to overtake Mumbai and Delhi.
IT-centric cities like Bangalore , Hyderabad, and Pune, and to an extent Chennai, are now emerging as a whole new real estate proposition. IT companies there are expanding their campuses dramatically. Recently, WIPRO announced the imminent launch of its new facility and headquarters of nearly 2.5 million square feet in Bangalore. This facility will augment its existing campus, which already employs over 31,000 people. Trends and data points suggest that dynamics in these cities will be very different in the next few years.

Time-related value of money and inflation are two key parameters that one needs to take into consideration. A careful study of factors like growing population will show that intelligent investments in residential real estate in India will definitely pay off over the mid-to-long term.

Other important areas to watch out for in 2013 for residential realty will be New Gurgaon and Manesar. The increase in commercial developments, developing infrastructure, continuing affordability and the proposed connectivity via Metro and the expressway will put this region on the radar in 2013.

Besides, in order to arrest the slowdown in the economy, it is expected that the RBI will cut interest rates in 2013. This will also bring cheer to the real estate sector. The RBI has also instructed scheduled banks to not allow a rollover of loans given to real estate developers into the next financial year. This means that developers will see urgency in disposing of their unsold inventory in order to be able to raise funds to pay back their loans. This holds the potential for a major correction in residential prices in the NCR region.

Quick Bites Additionally , the rbi can be expected to lower interest rates in the coming months which will benefit developers as well as consumers Arun Gupta

Pirate architects of China copy a building that isn't even finished

Pirate architects of China copy a building that isn't even finished

By Ben Kersey : 2 Hours Ago


China isn't afraid to brazenly mimic architecture, but copycats have now turned their attention to buildings that don’t even exist yet. A construction team in Southern China is copying the Wangjing Soho, an office and retail complex designed by London-based architect Zaha Hadid that’s due to be completed in 2014. The designers behind the original project believe that the copycat architects may have based their own version on renders of the original building, but that wouldn't allow them to build an exact replica. Despite the drawbacks of working from a rough 3D model, the Chinese workers are outpacing construction of the original building.


It’s a phenomenon that seems to be pervasive in China, with one Dutch architect dubbing the pirates "Photoshop designers." The would-be builders simply copy and paste buildings into place on PCs, roughly plotting out the future landscape of a city. It’s a crude way of doing things, but the flexibility — combined with China’s cheap labor costs — certainly helps rapid expansion.


http://m.spiegel.de/international/zeitgeist/a-874390.html#spRedirectedFrom=www

Year 2013 will bring a paradigm shift in the real estate sector

http://m.economictimes.com/markets/real-estate/realty-trends/year-2013-will-bring-a-paradigm-shift-in-the-real-estate-sector/articleshow/17897691.cms

Year 2013 will bring a paradigm shift in the real estate sector
5 Jan, 2013, 1110 hrs IST, Prabhakar Sinha, TNN

Passage of Real Estate Regulation Bill and Land Acquisition Bill, sometime in the next few quarters this year will boost the sentiment of all stakeholders.

The passage of two crucial bills, Real Estate Regulation Bill and Land Acquisition Bill, in particular, sometime in the next few quarters this year will boost the sentiment of all stakeholders and herald a new order in the country's Real Estate , Pranab Datta, chairman of Knight Frank India, says.

The recent approval of FDI in multi-brand retail by Parliament will attract foreign investment , which will not only benefit the retail industry but also boost the demand for commercial real estate. It also showcases the government's seriousness in introducing reforms in India — and this is just a preview of things to come, Datta says.

Additionally, the RBI can be expected to lower interest rates in the coming months which will benefit developers as well as consumers. The change in sentiment on account of the above measures will have a positive impact on all the segments of real estate — whether it is retail, office or residential and will certainly make 2013 a much better year in comparison to last year.

Against this, 2012 has been disappointing for real estate as falling sales and rising construction costs dampened the market sentiment. This is reflected in the financial performance of real estate companies, which have taken a hit in their revenues and profit during the year.

Jones Lang LaSalle (JLL) in its report also said that the outlook for the real estate sector in the New Year looks promising in the NCR. However, all the stakeholders like consultants and developers feel that those areas where the prices have not peaked and world-class infrastructure like roads, parks sports complexes are being developed by the authorities concerned and developers will see the maximum appreciation.

Om Ahuja, the CEO of Residential Services of JLL, says that the supply trends in real estate indicate that it is in a state of flux. The supply of products priced below Rs 3,000 per sq ft is reducing markedly. From 43% in the fourth quarter of 2009, supply in this segment will come down to 8% in the same period of 2013. At the same time, supply in the price range of Rs 5,000-10 ,000 per sq ft is expanding. He said aspirational and affordability levels are driving such trends.

However, smart residential property investors will identify the right products priced below Rs 4,000 per sq ft in key growth cities as best options. In cities like Bangalore, Hyderabad, Chennai, Pune, Noida and Gurgaon, one can still find good projects in this price range for long-term investments, which would yield good appreciation .

JLL in its report on the NCR region says that areas like Dwarka Expressway, New Gurgaon-Manesar , Noida Extension and Noida Expressway show huge potential for investors as well as end users. It says that Dwarka Expressway, because of its infrastructural advantages and locational benefits, enjoys huge upside.

The area has been able to successfully withstand the heat that many other areas and pockets of the NCR faced. The price sustainability and appreciation trends of the recent past, and also its relative affordability, will continue to maintain investor interest and confidence . Other important areas to watch out for in 2013 for residential realty, the report says, will be New Gurgaon and Manesar.

The increase in commercial developments, its developing infrastructure, continuing affordability and the proposed connectivity via Metro and the expressway will put this region on the radar in 2013.

Noida Extension and Noida Expressway will continue to generate interest as more and more IT-ITeS companies shift their offices to Noida Expressway for its rental affordability when weighed against the rentals in Gurgaon, the Cyber City.

Noida Expressway will further increase its appeal as a residential hub. The comparatively better infrastructure, easy accessibility and availability of affordable options will appeal to investors and end users, the report says. Supply in this region will not be an issue and good levels of absorption with appreciation in capital values are a high possibility in 2013.

Om Ahuja of JLL also says that most research reports highlight factors like oversupply and low absorption. Cities with a high level of job creation continue to see high volumes of real estate supply and absorption. Cities with few or no economic drivers to spur the growth of employment fall behind, no matter what other factors seem to work in their favour, he says. Earlier, Mumbai and Delhi attracted most of the talent from rural areas.

Today, cities like Bangalore, Hyderabad, Chennai, Pune and Gurgaon have taken pole positions and are all set to overtake Mumbai and Delhi.
IT-centric cities like Bangalore , Hyderabad, and Pune, and to an extent Chennai, are now emerging as a whole new real estate proposition. IT companies there are expanding their campuses dramatically. Recently, WIPRO announced the imminent launch of its new facility and headquarters of nearly 2.5 million square feet in Bangalore. This facility will augment its existing campus, which already employs over 31,000 people. Trends and data points suggest that dynamics in these cities will be very different in the next few years.

Time-related value of money and inflation are two key parameters that one needs to take into consideration. A careful study of factors like growing population will show that intelligent investments in residential real estate in India will definitely pay off over the mid-to-long term.

Other important areas to watch out for in 2013 for residential realty will be New Gurgaon and Manesar. The increase in commercial developments, developing infrastructure, continuing affordability and the proposed connectivity via Metro and the expressway will put this region on the radar in 2013.

Besides, in order to arrest the slowdown in the economy, it is expected that the RBI will cut interest rates in 2013. This will also bring cheer to the real estate sector. The RBI has also instructed scheduled banks to not allow a rollover of loans given to real estate developers into the next financial year. This means that developers will see urgency in disposing of their unsold inventory in order to be able to raise funds to pay back their loans. This holds the potential for a major correction in residential prices in the NCR region.

Quick Bites

Additionally , the rbi can be expected to lower interest rates in the coming months which will benefit developers as well as consumers Arun Gupta

Dream of affordable homes gathers dust in Maharashtra

Ihttp://zeenews.india.com/business/realestate/latest-news/dream-of-affordable-homes-gathers-dust-in-maharashtra_46543.html

Dream of affordable homes gathers dust in Maharashtra

Mumbai: An ambitious plan to construct 500,000 affordable homes in Mumbai, Thane and Raigad districts of Maharashtra is gathering dust due to "inaction and policy paralysis" on the part of the state government, a top realtors' body alleged here Wednesday.


The plan, jointly mooted by the Maharashtra Chamber of Housing Industry (MCHI) and the Confederation of Real Estate Developers' Associations of India (CREDAI), was submitted to the state government two years ago to bridge the gap between housing demand and supply and rein in realty prices.

"Even as housing cost is skyrocketing in Mumbai, the plan to construct 500,000 affordable flats as part of the realty industry and state government's initiative, 'Homes For All' gathers dust," MCHI-CREDAI president Paras Gundecha said here.

The realty industry's frustration came on the eve of the 'second anniversary of inaction' of signing the MoU with the state government (April 28, 2010) to find solutions to the burning problems of housing and arrest proliferation of slums in the country's commercial capital.

Realtors demanded a single-window clearance system for all housing proposals so as to expedite the projects.

"All that we wanted was a single-window clearance for all housing proposals to expedite the projects which get bogged down in official delays and red-tapism. All officials agree, but there is no action on this," said Gundecha.

Another office-bearer of the housing body alleged that "not a single file pertaining to building proposals" has moved ahead in the past 18 months or so, and this adds to nearly two years' delays on such projects.

A top government official, however, denied the accusations.
According to Gundecha, "A kind of policy paralysis" has gripped the Mumbai realty sector.
"On one hand, proposals are not being cleared leading to short supply of housing stock, on the other it has become fashionable to blame developers for the increasing cost of property. With barely any new project being cleared, market forces operate to create price imbalances," he said.
On the 'Homes For All' proposals, Gundecha pointed out that the government assured all help including legislative revamp, incentives to developers and authorising a nodal agency for a single-window clearance.

"But not a single paper moved after that, despite the MCHI-CREDAI reminders and meetings at various levels," he lamented.

Consequently, the dream of millions of commonersfor owning an affordable home in Mumbai remained on paper, though Maharashtra could have created history with this unique public-private initiative, he said.
IANS
First Published: Wednesday, April 25, 2012, 19:27

What makes Talegaon so attractive ?

What makes Talegaon so attractive ?

The location of Talegaon in Pune is bang in the middle of the three cities – Mumbai, Nashik and Pune. Talegaon is situated on the Mumbai-Pune highway and enjoys favourable connectivity. As a result,

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many companies have swooped down to invest in Talegaon. Investment by these companies has created a large employment base for the citizens and as a result they have flocked to Talegaon.
The industrial belt of Chakan (Chakan MIDC) and the automobile manufacturing hub are the main drivers of employment in Talegaon.

Some of the opportunities in Talegaon real estate market are created by :

Larsen and Toubro opening its plant
Bajaj and Jindal setting up facilities
General Motors producing the Chevrolet Beat and Spark at Talegaon in Pune

Talegaon is also very favourably placed from the important location of Hinjewadi which happens to be the major IT hub of Pune. The fact that close to 40,000 IT professionals are expected to work in Hinjewadi and that Talegaon is around 30 minutes away from it (approx 20 kms), makes Talegaon a hot destination among IT professionals.

The climate of Pune and Talegaon are ideal for residential housing. Compared to Mumbai which is around 2.5 hours away, Pune boasts of a hill station like climate.

Talegaon’s proximity to Mumbai via the Mumbai-Pune expressway gives Talegaon a major advantage in the Pune real estate market. In fact, the old Mumbai-Pune highway also offers good connectivity to Talegaon. Given this, Mumbaikars come down to Lonavala and Talegaon more often and many have based Talegaon as their weekend homes.

Another thing to note is that not only Mumbaikars but many Puneites are also making Talegaon their weekend destinations leading them to invest in their second homes. The pollution free climate and scant population make it a very attractive getaway. Obviously, this will not be the same forever and it is a matter of few years before Talegaon goes the same way as other parts of Pune have gone – sky rocketing prices and the unavoidable hustle bustle.

The infrastructure of Talegaon is undergoing massive changes. Residential societies are creating demand for basic amenities like schools and hospitals. Over the next few years, the availability of malls, schools and hospitals will increase significantly.

The property rates in Talegaon vary between 2200 psf (per square foot) to 3000 psf. This is on the lowest side in the Pune proprty market. In fact, Chakan also demands the same rate as Talegaon. So does Wagholi.

As far as properties for investment go, you could possibly be spoilt for choice. There are innumerable Pune real estate builders like the Siddhivinayak Group, Disha Direct, Om Developers, Naiknavare and Associates and many more who have thrown their hat in the ring and have launched residential projects. The one you cannot miss is Tata’s La Montana which has a plethora of amenities thrown in.
With so many builders jumping in the fray, you have apartments of all sizes and types available for you – 1BHK, 2 BHK, 3 BHK. Not to mention bungalows, villas and farmhouse plots. It’s all happening in Talegaon.

The residential demand in Talegaon will be on the rise in the future. In the Pune real estate market, Talegaon stands poised to hold its promise of safe returns over an extended period of time.
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What makes Talegaon so attractive ?

The location of Talegaon in Pune is bang in the middle of the three cities – Mumbai, Nashik and Pune. Talegaon is situated on the Mumbai-Pune highway and enjoys favourable connectivity. As a result, many companies have swooped down to invest in Talegaon. Investment by these companies has created a large employment base for the citizens and as a result they have flocked to Talegaon.

The industrial belt of Chakan (Chakan MIDC) and the automobile manufacturing hub are the main drivers of employment in Talegaon.
Some of the opportunities in Talegaon real estate market are created by :
Larsen and Toubro opening its plant
Bajaj and Jindal setting up facilities
General Motors producing the Chevrolet Beat and Spark at Talegaon in Pune
Talegaon is also very favourably placed from the important location of Hinjewadi which happens to be the major IT hub of Pune. The fact that close to 40,000 IT professionals are expected to work in Hinjewadi and that Talegaon is around 30 minutes away from it (approx 20 kms), makes Talegaon a hot destination among IT professionals.

The climate of Pune and Talegaon are ideal for residential housing. Compared to Mumbai which is around 2.5 hours away, Pune boasts of a hill station like climate.

Talegaon’s proximity to Mumbai via the Mumbai-Pune expressway gives Talegaon a major advantage in the Pune real estate market. In fact, the old Mumbai-Pune highway also offers good connectivity to Talegaon. Given this, Mumbaikars come down to Lonavala and Talegaon more often and many have based Talegaon as their weekend homes.

Another thing to note is that not only Mumbaikars but many Puneites are also making Talegaon their weekend destinations leading them to invest in their second homes. The pollution free climate and scant population make it a very attractive getaway. Obviously, this will not be the same forever and it is a matter of few years before Talegaon goes the same way as other parts of Pune have gone – sky rocketing prices and the unavoidable hustle bustle.

The infrastructure of Talegaon is undergoing massive changes. Residential societies are creating demand for basic amenities like schools and hospitals. Over the next few years, the availability of malls, schools and hospitals will increase significantly.

The property rates in Talegaon vary between 2200 psf (per square foot) to 3000 psf. This is on the lowest side in the Pune proprty market. In fact, Chakan also demands the same rate as Talegaon. So does Wagholi.

As far as properties for investment go, you could possibly be spoilt for choice. There are innumerable Pune real estate builders like the Siddhivinayak Group, Disha Direct, Om Developers, Naiknavare and Associates and many more who have thrown their hat in the ring and have launched residential projects. The one you cannot miss is Tata’s La Montana which has a plethora of amenities thrown in.
With so many builders jumping in the fray, you have apartments of all sizes and types available for you – 1BHK, 2 BHK, 3 BHK. Not to mention bungalows, villas and farmhouse plots. It’s all happening in Talegaon.

The residential demand in Talegaon will be on the rise in the future. In the Pune real estate market, Talegaon stands poised to hold its promise of safe returns over an extended period of time.
Path:

Credai fears slew of VAT-related litigation - The Times of India on Mobile

http://m.timesofindia.com/city/pune/Credai-fears-slew-of-VAT-related-litigation/articleshow/17070409.cms


Credai fears slew of VAT-related litigation - The Times of India on Mobile


PUNE: The Confederation of Real

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Estate Developers Association of India (Credai), Pune Metro, said on Friday that the state government's decision to stick to its stand on the Value Added Tax (VAT) on residential properties in the state - sold during the period June 2006 to March 2010 - will lead to multiple legal cases and cause ill-will between the developers and home buyers.


After the Bombay high court declined to interfere with the state's discretion to decide the tax rate October 30 and the state refused to change the rates it had declared earlier, realtors across the state had to rush to pay VAT on October 31.


Satish Magar, president, Credai, Pune Metro, said the developers have begun remitting their VAT liability though some couldn't remit their entire dues before the deadline. "WThe process of paying the tax is on and we have requested the sales tax authorities to condone the delay as their own system could not accept the rush of remittances which kept coming through the night of October 31," he said.


While that issue is solved separately,


Meanwhile, Credai members will have to now recover VAT which they paid on behalf of the apartment owners. Trashing the claims of some consumer organizations that it was not the customer but the developer who was liable to pay VAT, Magar said VAT is an indirect tax and like all indirect taxes the 'dealer' (a developer in this transaction) has to collect it from the customer.


Magar said the assessment of the VAT returns, which the developers have filed, and the recovery of the tax from customers are likely to lead to prolonged litigation. "Rule 58 of the Sales Tax Rules suggests three methods to determine the base value of an apartment for calculation of tax. We have followed the method that causes the lowest burden on a customer, but the sales tax officers may demand tax based on the method that gives the highest amount. This will certainly be subject of appeals and court cases which will take years to reach a solution."


On the other hand, the customers are agitated and apparently in no mood to pay anything as VAT dues, so the developers may have to resort to legal remedies such as civil suits for recovering the tax, Magar pointed out. "The Supreme Court has upheld the state's approach to the issue and the customers will have to ultimately pay up, though considerable delay and bitterness will mark this process," Magar said.


Highlighting the complexity of calculations necessary to arrive at the VAT amount for each apartment, Magar said, "The state has over 10,000 dealers who have to file 26 quarterly returns to fulfill their obligation to pay VAT. This works out to 2,60,000 returns for the sales tax officials to scrutinize. Also, as each apartment is sold at different points in time and at different stages of construction, the base value for working out VAT will be different for every apartment."


Credai had pleaded with the Bombay high court that the state be directed to modify the rate of tax to a flat 1% on the agreement value, which it is charging on transactions done on or after April 1, 2010, anyway. The court asked the state's counsel if this was acceptable and when the state declined the suggestion, dismissed the developers' case.


Magar said Credai would continue to follow up with the state government their request to modify the VAT to a flat 1%.

good City= good transport = good society

What I have always felt is that our job is not just building Building's but building a Society & a Society is build only by our attitude as well actions towards the social cause!

“?? ??????? ??????? ????. ????? ????? ??? ????????? ???????? ?????. ??? ??????? ????????? ????. ???????? ???????? ?????? ???? ????? ??? ????? ????? ?????? ???? ????? ?????? ????????? ??? ??? ??? ????. ?????? ?????? ????????? ?????? ??????? ?????? ???? ?????? ?? ????????? ??? ????????? ?????? ????. ??????? ????????? ?? ????? ??? ??? ???? ??? ????? ???” - ???? ?????, ???? ?????? ??????????, ??????? ????? ???????? ?????? ?????? ???? ?????? ????????? ?????? ??? ?????? ?? ??????? ????? ???? ?????? ????????? ????????? ???? ????? ????????? ???! ?? ???????? ??? ???????? ?????? ??????? ???????????? ???????? ?? ????? ?????....“??? ????? ?? ????????? ????”, ?????? ??? ????? ????? ????? ?? ???????? ????? ???? ?? ???????? ??? ????? ?????! ?? ??????? ????? ?????? ????????? ?????? ??????????? ?????????????? ?????. ????????? ?????? ???????? ?? ?????? ???? ???. ?????? ???????? ???? ?????? ???? ?????? ??? ???? ???? ?????, ??? ??? ????? ?????????? ??????????? ?????????????? ?????? ???? ???? ????. ?????? ?? ???? ????? ???????? ????????? ???? ?????? ????????? ??????? ?????? ???? ??? ?? ????? ?????? ???. ???? ?? ??????? ?? ??? ???? ?????? ??? ???? ????? ?????? ???, ???? ??? ??? ???? ????? ?? ????? ?????? ??? ??? ?? ??????? ?? ???? ???? ????????? ?????? ?????????? ??????? ??? ??? ?????? ??????? ????????????? ????? ???? ?? ?? ????? ???????? ????? ???. ?? ?????? ?????????? ?????? ???? ???? ?? ?? ?????????? ???? ?????? ????. ?????? ?????? ???? ?????? ???? ???? ???? ????, ??? ????? ?????? ??????? ??? ??? ????. ????????? ?????? ????????? ?????? ? ???????? ?????? ???? ?????? ????? ????. ????????? ???????? ??????? ???? ??????? ??? ??? ?? ??????? ??????? ?????????? 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