What are the benefits of investing with ROILAND?

ROILAND is the first investment company in Russia for collective investment in commercial real estate. This is a unique opportunity to comfortably and safely invest any amount of 300,000 rubles or more in carefully selected objects of the best quality.
ROILAND allows you to split the cost of an object between participants, while the size of the investment of each participant depends only on his choice.
On the other hand, ROILAND is not only an investment company, but also a professional team that performs the most difficult and troublesome tasks for you:

  • Selection and thorough comprehensive audit of objects (profitability, commercial, legal, technical and other parameters)
  • Search for co-investors and secure transaction support
  • Maintenance and management of facilities after purchase (resolving issues with tenants, utilities and government agencies)

How does ROILAND differ from bank deposits and other financial instruments?

Investing in real estate with ROILAND has a number of advantages over other financial instruments: it is much more profitable than bank deposits, the average rate of which is on average 6% per annum, and safer given the current situation in the banking sector. Compared to mutual funds, real estate investment is much more transparent because the investor chooses a specific building and can get full information about it before making a deal. Compared to exchange-traded instruments, investments in real estate are safer and provide a yield of 15-17% per annum, taking into account the growth in the value of the real estate itself. When investing in commercial real estate, the buyer bears less inflationary and devaluation risks (the risk of depreciation of the national currency), as the value of real estate rises with inflation and is revalued in the light of the current economic situation. Investing with ROILAND is a unique chance to protect and preserve the real value of your assets and receive regular income protected from inflation

How is the investor's income generated?

Income is generated from rental flows and other income from the property

When is the return on investment paid?

Regular monthly payments are made to investors as early as the next month after the acquisition of the object. At the same time, in the investor's personal account, a schedule for receiving income from objects in the funds is formed

What income can you expect?

The yield varies depending on the property and the market situation. The projected profitability is indicated in the profile of each object. The yield consists of the monthly rental yield paid at the rate of 9-12% per annum and the growth in the value of the property itself by 5-7% per year, and on average it is 15% - 17% per annum.
Profitability of objects is ensured by careful selection of investment objects

What taxes are imposed on investment income with ROILAND?

The system of generating income from investments with ROILAND is completely transparent. Investor income tax on redemption of units or receipt of interim investment income is:

  • 13% - for individuals
  • 20% - for legal entities
  • 15% for persons with a simplified taxation system
  • 30% - for non-residents - individuals
  • 20% - for non-residents - legal entities

For non-residents, the tax rate is determined by the agreement or convention, provided that the non-resident person is a resident of the country with which the agreement or convention for the avoidance of double taxation has been concluded.
Deferred payment of income tax allows you to reinvest the income received from transactions with the fund's property in full for the period until the shareholder receives income (redemption of shares, payment of interim income)

Does ROILAND pay interest on investor funds or investments made?

ROILAND не является банком и не оказывает услуг по размещению депозитов или инвестированию в ценные бумаги. Мы не начисляем процентов, мы даем возможность совместно владеть недвижимостью с высоким рейтингом надежности и получать доход от сдачи ее в аренду. ROILAND выплачивает только рентный доход, соответствующий доле инвестора в объекте недвижимости

Какое вознаграждение получает ROILAND?

Комиссия ROILAND за сопровождение сделки составляет 2% от размера инвестиций. Комиссия взимается после покупки объекта недвижимости. Денежные средства идут на оплату услуг ROILAND — подбор, проверку и оценку объекта недвижимости, обеспечение работы интернет — платформы и информационной поддержки пользователей

The monthly fee to ROILAND, the management company and the specialized depository is 12.5% ​​of the net operating income from the property, which is defined as gross rental income minus the operating costs of the property:

  • Operating costs
  • Repair work
  • Property tax
  • Land tax or lease on the land plot under the object
  • Insurance
  • Protection of the territory and object
  • Cleaning of the territory and object
  • Providing fire safety
  • Fund management company services
  • Other necessary expenses

Who can invest with ROILAND?

Both citizens of the Russian Federation and non-residents can invest with ROILAND. Also, investments can be made by legal entities of any country. Investor taxation depends on residence

What is the process of buying real estate on the ROILAND platform?

The process of buying a property consists of a few simple steps:

Register and fill out the investor's questionnaire on the ROILAND website
Select a property from the catalog, determine the investment amount

Go through verification. The required package of documents (investment agreement, questionnaire, power of attorney of the management company) is generated automatically based on the data provided and becomes available in your personal account on the ROILAND website

Make an appointment at a convenient time for you with your personal investment advisor to sign the contract, or do it yourself, remotely, without visiting the company's office.
Transfer the funds to a special ROILAND current account
As soon as the transaction is closed, you will receive an official notification of the transfer of a share in the selected object

What happens if ROILAND doesn't raise enough funds to buy the property?

If during the period of formation of the fund, the amount necessary for the acquisition of the object is not collected, the money will be returned to the investors in full.

How are investments structured?

The management company (MC) creates a Closed-end mutual investment fund (hereinafter referred to as the fund or ZPIF) for the acquisition of a specific real estate object. The form of a closed-end investment fund is the most secure and safe for collective investment The
owner of an object forms a closed-end investment fund with real estate
The management company issues securities (shares) that certify the right to a share in the fund's property (in this case, a specific real estate object and income from it) and transfers 100% of the shares to the seller
Ownership is transferred to the shareholders of ZPIF
ROILAND enters into a sale and purchase agreement for the issued shares with the investor. According to the agreement, the investor transfers funds to a special ROILAND account
ROILAND generates the required amount for a purchase on a special account and buys fund units from the owner of the facility.
Funds received for the purchase of units are transferred to the owner of the facility. According to the sale and purchase agreement, the funds can be used exclusively for the purchase of a specific property you have chosen.
ROILAND transfers these securities to each of the co-investors of the property. From this moment, each investor becomes a co-owner of the fund's property and receives the right to rental income

What functions does the Management Company perform?

Кроме формирования ЗПИФ под каждый объект недвижимости, в функции УК входит: получение денежных средств в оплату паев и выдача паев, осуществление выплат инвесторам, осуществление внутреннего контроля деятельности, в том числе разработка правил доверительного управления фондом, совершает операции с активами фонда и иные операции

Как я могу продать свою долю недвижимости?

У инвесторов существует возможность продать свою долю в недвижимости двумя способами:

  • в частном порядке любому лицу
  • через торговую площадку ROILAND другим инвесторам

Как происходит проверка и отбор объектов?

Каждый объект недвижимости, размещенный на торговой площадке, проходит тщательную проверку при участии юридических, аудиторских и финансовых консультантов

Кто и как осуществляет управление объектами после покупки?

После совершения покупки ROILAND выполняет функцию обслуживания и управления объектами с целью максимизации арендных доходов и оптимизации затрат. При этом инвесторы получают ежемесячный финансовый и операционный отчет. В функцию управления объектами входят:

  • Работа с арендаторами (поиск, переговоры, заключение договоров, контроль своевременности оплаты)
  • Эксплуатация объектов (работа с коммунальными службами, организация ремонта и обслуживания зданий)
  • Осуществление взаимодействия с прочими контрагентами

Может ли объект потребовать дополнительных вложений?

Not. In case of force majeure or in the event of an object's downtime, payments may be reduced or stopped, but ROILAND guarantees that even this will not entail additional costs for investors. All costs associated with the object during the period of absence of rental flows, the company reimburses from its own funds. The property may require separate investments if the costs are not reimbursed by the insurance company or the tenant. Unit holders bear the same risks as ordinary property owners

What taxes will be imposed on the monthly income received by an individual investor?

The management company of the Fund is obliged to withhold and transfer personal income tax to the budget of the Russian Federation as a tax agent. Withholding is made at a rate of 13% for tax residents and at a rate of 30% for non-tax residents

What taxes will be imposed on the monthly income received by an investor - an individual registered as an individual entrepreneur?

Despite the fact that an individual is registered as an individual entrepreneur, income from transactions with shares is regulated by separate provisions of the Tax Code, according to which the Fund Management Company will be obliged to withhold personal income tax as a tax agent (13% for tax residents, 30% for tax non-residents), outside depending on the taxation system used by the individual entrepreneur (OSN or STS)

What taxes will be levied on the monthly income received by an investor - a Russian legal entity (on the OSN or STS)?

A Russian legal entity applying DOS will be obliged to include the received monthly income in the taxable base and pay income tax on it at the rate of 20%. A Russian legal entity applying the simplified tax system using the 15% method of income reduced by expenses will also be obliged to include the received monthly income in its taxable base. Please note that in accordance with Art. 346.14 Tax Code of organizations that are a party to the trust management agreement cannot apply the simplified tax system using the 6% method of income (otherwise they will be required to switch to the tax system)

What taxes will be imposed on the monthly income received by an investor - a foreign legal entity that does not carry out activities in the Russian Federation through a permanent establishment?

From this income, the Fund Management Company is obliged to withhold income tax as a tax agent at a rate of 15% (if there is an agreement on the avoidance of double taxation between the Russian Federation and the jurisdiction in which the foreign company is registered, the tax rate may be reduced)

What taxes will the investor be obliged to pay in case of exiting the project and selling shares?

Upon exiting the project and selling shares, the investor will be obliged to pay personal income tax (for individuals) or income tax (for Russian legal entities) on the positive financial result (profit) received from the sale of shares

Under what conditions is an individual or is not a tax resident of the Russian Federation?

Налоговое резидентство физических лиц установлено статьей 207 НК РФ. Согласно ему, физическое лицо признается резидентом РФ при нахождении на территории РФ не менее 183 календарных дней в течение 12 месяцев. Если физическое лицо является налоговым резидентом РФ, то общая ставка НДФЛ для него составляет 13%, когда для нерезидентов общая ставка НДФЛ составляет 30%

В чем заключаются различия в системах налогообложения в ОСН и УСН?

Общая система налогообложения (ОСН), предполагает уплату налогоплательщиком НДС, налога на прибыль организаций (для юридических лиц) и НДФЛ (для физических лиц, зарегистрированных в качестве ИП) а также налога на имущество. При выполнении определенных условий, физические лица, зарегистрированные в качестве ИП, и юридические лица могут применять упрощенную систему налогообложения (УСН). При применении УСН налогоплательщики получают освобождение от НДС, налога на прибыль (для юридических лиц), НДФЛ в части предпринимательской деятельности (для ИП), налога на имущество (за исключением налога в отношении имущества, налоговая база по которому определяется как кадастровая стоимость), вместо которых уплачивают единый налог по УСН либо по ставке 6% с доходов, либо по ставке 15% с доходов, уменьшенных на расходы. Обращаем внимание, что ПИФ не имеет право применять УСН

Who is the payer of property tax and land tax?

In accordance with Articles 378 and 388 of the Tax Code of the Russian Federation, the property constituting a mutual investment fund is subject to property tax and land tax at the Fund's Management Company. In this case, property tax and land tax are paid at the expense of the mutual investment fund

What is the advantage of investing through a closed-end mutual fund?

Flexibility and ease of investment:

  • investment units can be traded on stock exchanges and on the over-the-counter market;
  • the ability to exit the project by selling shares;
  • the possibility of property redistribution through the sale of shares;
  • the possibility of obtaining a loan secured by investment units.

Property protection:

  • foreclosure on the debts of the fund unit holders applies only to the investment units belonging to them;
  • the fund is not liable for the debts of the management company and share holders;
  • limited access to information about the owners of the fund's assets

High level of investment control:

  • strict control by supervisory and regulatory authorities;
  • control over the disposal of the fund's property by a specialized depository;
  • mandatory disclosure of information;
  • the clear frequency of an independent audit of the fund and the valuation of the fund's assets established by law.

How is the security of funds ensured during the transaction?

A secure system has been developed for transactions with investors' funds, which consists of several parts:

  • The transferred funds are kept in a special ROILAND bank account and can only be transferred against the purchase of investment units. If the required amount is not collected, all money is returned to investors without commissions;
  • The investor's income is automatically paid monthly by an independent management company;
  • A verification system is used to carry out transactions for the sale of shares, change account data, personal data;
  • To carry out transactions for the sale of shares, change account data, personal data, a verification system by SMS is used;
  • The property of a mutual fund cannot be recovered even in court

Центральный банк Российской Федерации (Банк России) постоянно контролирует работу управляющей компании, специализированного депозитария и регистратора фонда
Имущество фонда учитывается управляющей компанией на отдельном балансе
Специализированный депозитарий не вправе давать управляющей компании свое согласие на совершение сделки и распоряжение имуществом фонда, если при этом будут нарушены нормы законодательства или Правила фонда
Фонд не отвечает своим имуществом по обязательствам и долгам управляющей компании
По долгам пайщиков фонда взыскание обращается на принадлежащие им паи и не распространяется на имущество, принадлежащее фонду

Что произойдет, если ROILAND попадет в трудное финансовое положение или прекратит свое существование?

Investors' investments are separated from the obligations of ROILAND and the management company. They are structured into a separate closed-end investment fund. One object - one fund. An independent management company ensures the security of mutual funds and financial transactions. If ROILAND or the management company gets into a difficult financial situation, this will not affect the assets of the fund, management in this case will be transferred to another management company, without financial losses

Investor - a legal entity or individual investing its own, borrowed or otherwise attracted funds in investment objects in order to generate additional income

Investment object - any object of entrepreneurial activity to which investments are directed. In the case of ROILAND, real estate objects placed on the site

The Investment Committee is a collegial body composed of investment professionals that selects objects for investment and approves the investment strategy

Investment risk - the probability of partial or complete loss of invested funds, which can be caused by various reasons, including force majeure

Facility management fee - funds paid to the management company for a set of actions aimed at the effective functioning of the client's investment object

Transaction fee - a one-time payment charged for organizing the structuring process of a property

The operating company of the fund is ROILAND-Invest LLC - a company that manages the lease relations and the operation of the facility in order to make a profit and in the interests of investors

The management company of the facility - ROILAND LLC - a company that manages the lease and operation of the facility in order to generate profit and in the interests of investors

Trust management is a service for managing invested funds based on the rules of a closed-end mutual investment fund and an agreement with a management company, aimed at implementing client instructions related to investing in a specific real estate object

Personal income tax (PIT) is the main type of direct taxes, calculated as a percentage of the total income of individuals minus documented expenses, in accordance with current legislation

Investment memorandum - a document containing structured information to be provided to potential investors

Site Operator Report - a monthly report on costs incurred and operating income received

Fund management company report - quarterly report on the income and value of the fund's assets

Closed-end unit investment fund (ZPIF) is a separate property complex without the formation of a legal entity. The property of the ZPIF belongs to the holders of investment units on the basis of the right of common share ownership. The legal basis for the operation of a closed-end investment fund is a trust management agreement (Fund Rules), in accordance with which the founder of the management transfers the property to the fund, and the management company manages the assets of the closed-end investment fund.

A closed-end rental investment fund is a fund focused on generating income from the rental of real estate. Such a fund, as a rule, does not imply reinvestment, and the income received is paid to shareholders in the form of interim payments

Fund property - the founders of the management can transfer monetary funds, as well as other property, provided for by the investment declaration of the fund and current legislation, to the trust management of the closed-end investment fund.

Trust management rules (PDR) are the main document of the fund, containing the terms of the trust management agreement of the fund; it defines the rights and obligations of the management company and shareholders, the procedure for acquiring and redeeming shares, and the procedure for forming a fund. The rules for trust management of the fund are developed by the management company on the basis of the Model Rules approved by the Government of the Russian Federation

An investment share is a security that certifies the rights of its owner to a share in the property of a constituent closed-end investment fund. Registration of rights to investment shares is carried out by a specialized registrar on personal accounts in the register of investment share holders

Unit value - a value determined by dividing the value of the fund's net assets by the number of investment units placed

The net asset value (NAV) is the difference between the assets and liabilities of a fund. Fund assets are property (securities, deposits, cash, etc.) and accounts receivable, and liabilities are accounts payable and reserves for future expenses and payments

ZPIF management rules - rules governing investment policy, management of funds, rights and obligations of investors and a fund management company

Transit account of ZPIF - an account on which a fund is formed for the purchase of an object

Capitalization of an object is a process that determines the relationship between future income and the current value of an object

Gross rental income - the total annual income of the company, calculated in monetary terms, received as a result of the lease of the property

Operating expenses - the costs associated with the operation of the leased object. The composition of costs is determined individually for each rental object

Net operating income - the difference between the gross income from the property and the gross expenses of the property

Property Funding - The process of raising funds for the acquisition of a property

Due Diligence (DD, Due Diligence, DD, "due diligence") - a comprehensive check of the legality and commercial attractiveness of the planned transaction or investment project

Online platform - a service on the Internet to convey information and certain capabilities to the user

Liquidity - the ability of assets to be quickly sold at a price close to the market

Funding period - the period of time between the beginning and the end of the collection of funds for the acquisition of real estate

Return on investment - the use of funds, in which not only the coverage of costs by income is carried out, but also the receipt of profit

Object value - the most probable price that can be obtained when selling a particular object

Rental income - income from the rental of the property, minus the cost of its maintenance

Commercial real estate - buildings, structures or land plots used for commercial activities with the subsequent extraction of permanent profit or capital gains from rent or resale


ROILAND has been operating since 2007. For sustainable asset growth and meeting the needs of its customers, the company constantly analyzes the market and monitors changes in macro- and microeconomic structures, trends and customer needs. ROILAND predicts, warns and manages possible risks to protect trusted assets.