In fact, even the state. The Moscow Department of Science, Industrial Policy and Entrepreneurship has been building co-working spaces in every district of the capital for several years. And in Troitsk, for example, at the beginning of 2016, the co-working was closed, explaining that the format was unclaimed in New Moscow.

There is a demand for coworking services, but the supply has become massive. How to make money on communal services for business?

350 sq. m— average coworking space in Moscow

By 25% the coworking market in Russia is growing annually

5.6 sq. m- average working area

8-20 thousand rubles. - how much will it cost to rent a workplace in a coworking space in Moscow

1000 rolls toilet paper per month needed for coworking space for 100 jobs

Sources: NAI Becar, RBC Real Estate, Workstation

office in the park

“There is a stereotype that “hipsters hang out in coworking spaces with smoothies”, in fact, people come here to work, not to have fun. This is one of the differences between this format here and abroad, where people play games with pleasure, stay to chat after work,” says Mikhail Komarov, co-owner of Workstation, one of the first coworking spaces in Moscow.

Since 2008, the owner of the Myme web studio, Mikhail Komarov, could not find a suitable office for his team. “I wanted to do something for myself, and not just move into a standard office,” recalls Komarov. A familiar entrepreneur, Yuri Krylov, supported the idea - together the partners began to look for a space for co-working, where Komarov's team would be located, and vacant places could be rented out.

Co-owner of "Workstation" Mikhail Komarov (Photo: Oleg Yakovlev / RBC)

Acquaintance with Ekaterina Kibovskaya, who at that time was engaged in special projects in Gorky Park, helped. She helped to contact the director of the park, Olga Zakharova - she liked the idea, and in the spring of 2012, the administration leased the pavilion in the Neskuchny Garden to entrepreneurs.

It took about 15 million rubles for the reconstruction, construction of a summer terrace using a terrace board, decoration and furniture, although a lot was done on our own. For example, the interior was designed by an architectural bureau led by Anna Titova, Komarov's wife. We tried to do it “for ourselves”: in addition to the working area, meeting rooms and the kitchen, showers and a mini-cinema were placed. The start-up capital was formed from the personal savings of the founders and a bank loan for 5 million rubles.

The project became popular almost immediately after the opening, which took place in August 2012. About 250 people came to the party - mostly friends and acquaintances. Everyone considered it their duty to “check in” at Rabochka and post a photo on the social network in an unusual, not at all like an office interior: a high space with skylights and an abundance of sunlight, panoramic windows overlooking the park. As a result, Komarov did not manage to put his team in the coworking space: all 82 jobs were bought out in the first month. The entrepreneur decided to take this business seriously - in January 2013, Komarov bought out the partner's share, becoming the sole owner of the Workstation.

However, not everyone was able to successfully start. The second "Workstation" was opened in 2014 on the territory of the Artplay design factory in the place of a closed co-working. “The director of the design center, Sergey Desyatov, called us and said that the co-working space that exists there is closing due to debts. He offered to take their place,” says Komarov. The mistake of the owners of a closed coworking was that they insisted on annual contracts with tenants, as in a regular office, but few people agreed to this.

This “Station”, although it was larger in area (700 sq. m versus 500 sq. m in Gorky Park), was cheaper - 10 million rubles were spent on furniture and redevelopment. For the duration of the repair work, the residents of the previous tenant were transferred to the Neskuchny Garden.

It took more time and effort to promote the coworking, which was not located in a park area, but on the seventh floor of an ordinary building. Nevertheless, the Workstation brand worked, six months later Komarov managed to hand over all 130 jobs.

Interior for Instagram

To attract people, Komarov tried to hold events like mini-parties, pitch sessions and film screenings, but they did not give the desired effect. “We are faced with the fact that our person is not interested in all this, people are not so much interested in hanging out as status. So that when a client posts a photo from a coworking space on Instagram, they write to him in the comments: “Wow! Where is it? I want that too!” Komarov says. Having saved on repairs, this effect cannot be achieved. It is easier for a person to sit at home or in a cafe or rent a small office - fortunately, in a crisis, supply exceeds demand.

The third "Workstation" was opened at the beginning of 2016 in the Z-plaza business center on Butyrskaya. To make an “Instagram” interior for her, Komarov had to sell part of the company. “When we had already begun work on co-working, Sergey Rumyantsev, a former top manager of VimpelCom, contacted us and expressed a desire to participate in the project,” the entrepreneur explains. As a result, Rumyantsev bought out a stake in the Workstation.

The interior of the "Workstation" (Photo: Oleg Yakovlev / RBC)

“In the face of a decline in demand for offices at fixed rates, a flexible model for renting workplaces is becoming increasingly relevant. In a coworking space, you can rent several jobs if the team has grown, and vice versa, abandon them if the staff has been reduced. Not only startups and freelancers are now sitting in coworking spaces, but also project teams from large companies. For example, some employees of Sbertech work in the Workstation, - says Sergey Rumyantsev.

Komarov says that all the money raised was spent on decorating the 1,800 sq. m: "We just made it even cooler than we planned." According to his estimates, this co-working is the largest in terms of area in the CIS. In addition to workplaces and meeting rooms, you can rent one of the six boxes in a capsule mini-hotel - a night will cost 1.5 thousand rubles. (bed linen, slippers, towels and breakfast included). Hot food is provided by Food.Station Cafe, another Komarov company that operates catering outlets at co-working spaces.

According to the businessman, the first two "Stations" fully paid off in about a year and a half after opening. The costs are quite high, but the format has a flexible business model. So, 80% of the revenue comes from the basic tariff "resident" - a fixed workplace (15 thousand rubles per month), another 20% comes from the rental of meeting rooms and workplaces for a week and a month. Additional income is provided by the “per day” tariff - since not all subscription holders spend time every day and there are those who come in the late afternoon (co-workings work around the clock), the guest is seated in any free seat. If the "owner" of the seat comes, the guest is offered to change seats. This approach makes it possible to ensure an average occupancy rate of 102%, Mikhail Komarov admits.

Today, all three "Working Stations" in Moscow are 100% full, Komarov claims. The total monthly revenue is about 10 million rubles. In early September, the first Workstation outside the Moscow Ring Road opened in Orenburg: the owner of an industrial park located in the city center offered favorable terms of cooperation. “If we succeed in Orenburg, which has a population of 650,000, it will definitely work in other regions,” Komarov believes. He is convinced that the Moscow market is already close to saturation - only large co-working spaces with an area of ​​​​more than 2 thousand square meters can be opened here. m.

Regional approach

“Coworking spaces are a promising business, but the peak of demand in Moscow and St. Petersburg has already been passed,” says Alexander Vusov, head of the business and asset valuation department at Uphill consulting group. — Firstly, there are already many such projects in both capitals; secondly, offices are sometimes cheaper. Over the past two years, the decline in prices for both rent and sale of offices in Moscow amounted to approximately 40%. And when looking for office options, including in the center, you can always bargain and reduce the rental rate by 5-10%.”

Therefore, now co-working spaces are opening in the Moscow region and the Leningrad region, in satellite cities, as well as in regional centers - the competition there is not strong, but the demand is also low. For example, the RE Group company, in partnership with the Ministry of Investments and Innovations of the Moscow Region, is developing the Start co-working network. The first two opened in Odintsovo near Moscow and on the territory of the SEZ "Dubna", by the end of the year it is planned to launch co-working spaces in four more cities of the Moscow region. According to Ekaterina Chapygina, head of the Start project, the company is considering options for attracting third-party private investors to the project.

When opening a co-working space, it is worth considering alternative ways to use the space, advises Irina Vishnevskaya, CEO of the Berkshire Advisory Group consulting company: “Firstly, there is an acute shortage of money in the regions; secondly, coworking is still a rather highly specialized segment, focused on young and energetic professionals working "for themselves", including in the field of IT technologies, consulting, law and other services. There must be a critical mass of such people in the city for the project to be profitable.”

If in 2012 co-working spaces were new, today this word is used to refer to technoparks, mini-offices, and even anti-cafes. “The main problem of the market is the blurring of the format. Now anyone can rent a basement, buy cheap furniture there, calling it coworking,” says Alexander Kolodezny, adviser to the Moscow government on creating coworking spaces. - There are a lot of residents, so entrepreneurs will come, but they will be very disappointed in the format and in the very concept of joint work. That is why it is necessary to introduce standards for coworking spaces, taking into account all SNIPs, SanPiNs and architectural supervision.” According to him, at least one large co-working space (from 350 sq. m.) appears in Moscow every year, but not all of them survive. Why?

Opened in February 2014, the "Coworking on the Roof" was made in a trendy Scandinavian style, made a loud opening, which was written about by fashionable city publications, but this did not save it from an imminent closure. “The landlord raised the rent so that it became unbearable for us, and a more stable tenant came to replace him, ready to pay more,” explains Evgeny Savin, founder of Kovorka on the Roof.

According to him, the main difficulty of this business is that, as a rule, places in co-working spaces are rented for a short time and not always consistently. Startups fail, freelancers can go on vacation or work a day in a co-working space, the other in a cafe. In such a situation, it is difficult to plan income, while the cost of renting and maintaining the space is stable. The coworking business model “rent a room cheaper in bulk – rent it out at a higher price in retail” does not always work. It is necessary to create a “place of attraction” and earn money from events and educational programs taking place on the site.

But this does not always save. St. Petersburg co-working "Third Place", opened in 2012 by ex-journalist Elnara Petrova and her partner Svetlana Romanovich, was precisely the "center of attraction" for St. Petersburg entrepreneurs from among "their own". But the fashion quickly passed - in 2015, a mini-hotel replaced the coworking, and then a bar.

* Calculations use average data for Russia

1 020 000 ₽

Starting investments

480 000 - 500 000 ₽

86 000 - 100 000 ₽

Net profit

15 months

Payback period

Coworking centers are a new phenomenon in the business environment in Russia, which relies on trends in the labor market. It is expected that by 2020 the proportion of specialists working remotely will grow to 20%.

1. PROJECT SUMMARY

The goal of the project is to open a coworking center for the implementation of a range of services in the field of coworking (organization of the work of various specialists in one area, which is a "joint office"). This co-working center positions itself as a unique creative space that brings together people of creative professions and inspires them to work.

The target audience of the coworking center consists of various groups, which include freelancers, start-up entrepreneurs, the self-employed population, as well as people striving for self-development.

For the implementation of the project, a commercial area of ​​160 sq.m is rented in the central part of the city.

Coworking centers are a new phenomenon in the Russian business environment. The first such institution opened in Russia in 2008. To date, there are about 300 coworking centers registered throughout the country, 1/3 of them are located in Moscow. For other large cities, this niche is freer and opens up many prospects.

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A coworking center is a relatively long-term investment that will not pay off immediately. The payback period for coworking centers is 1-2 years, which may scare away some entrepreneurs. Another problem is the requirement for a significant amount of upfront costs. This type of business is more suitable for those investors who are focused on the implementation of a long-term project that takes into account the trends of the modern economy. The main advantage of a coworking center as a business area is its focus on economic trends. Every year, the number of specialists working in the remote employment system is increasing. It is expected that in Russia by 2020 the share of specialists working remotely will grow to 20%. Therefore, the opening of coworking centers now will allow us to occupy a free and promising niche, the popularity of which will increase significantly in a couple of years.

The initial investment is 1,020,000 rubles. Investment costs are aimed at repairing the premises, purchasing furniture and equipment, advertising and the formation of working capital, which will cover the losses of the initial periods. The main part of the required investments falls on the purchase of furniture and equipment -44.1%. Own funds will be used to implement the project.

The financial calculations cover the five-year period of the project's operation. According to calculations, the initial investment will pay off after fifteen months of work. Net profit upon reaching the planned sales volume will be 86,000 rubles / month. The planned sales volume is expected to be achieved in the 4th month of operation.

Table 1. Key performance indicators of the project

2. DESCRIPTION OF THE INDUSTRY AND COMPANY

The development of the economy and entrepreneurship is very dynamic. The changes affect all organizational business processes, which contributes to the expansion of the range of outsourcing and freelancing. Modern business is adapting to new requirements and needs of subjects of economic relations. Individuals and professional groups are looking for alternative workspace arrangements. Familiar offices, on which significant amounts are spent on rent, are being replaced by so-called co-working centers - a place where you can work, hold business meetings, use Wi-Fi and relax.

In recent years, co-working centers have been gaining popularity as there is a trend for professionals to work remotely. Photographers, designers, IT-specialists, writers, lawyers - representatives of completely different professions come to the conclusion that using co-working centers is much more convenient and cheaper than renting expensive offices in the city center.

The idea of ​​co-working centers appeared in the USA in 2005, but for Russia it is relatively new. The first co-working center in Russia was opened in Chelyabinsk in 2008. To date, about 300 coworking centers have been registered in Russia, of which more than 100 are located in Moscow. However, it is too early to talk about market saturation.

This format has taken root well in many countries, but in Russia it is still at the initial stage of its development and has not acquired such a scale as in some states. The reason for this lies in the specifics of the domestic economy: firstly, remote employment of specialists in Russia does not exceed 5% of the total number of active economically employed population (for comparison, in the USA 45% of employees work remotely or have such an opportunity); secondly, tenants are reluctant to rent out space intended for co-working centers, as they consider this business to be rather unstable. Despite this, positive business trends allow us to talk about coworking centers as a promising direction, because:

the percentage of remote employment in Russia is growing every year. According to J'son & Partners Consulting, by 2020 the share of remote employees in Russia will grow to 20%, which will save employers more than 1 trillion rubles.

large Russian companies are already showing a trend towards remote work. For example, VimpelCom plans to close 70% of its offices by the end of 2017 and transfer employees to remote work. Small and medium enterprises also support this trend. According to a survey conducted by Bitrix 24, 27% of companies plan to transfer more than half of their staff to remote work.

67% of job seekers show a desire to work remotely. And the number of vacancies offering such work is about 35% of the total share of ads.

the desire of small and medium-sized businesses to save on renting office space during the crisis.

In Rostov-on-Don, there are currently 5 sites that provide coworking center services. For a large city with a population of more than 1 million people, this is not enough, so the creation of a convenient workspace in the format of a co-working center is seen as a promising direction.

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Thus, we can talk about the investment attractiveness of this business. The opening of a coworking center will allow taking into account the trends of the modern economy and entrepreneurship and occupying a free niche in anticipation of the development of this direction.

3. DESCRIPTION OF GOODS AND SERVICES

The term "coworking" can be translated literally as "working together". Therefore, coworking is a form of self-organization, a community of people united in one space to do some work. At their core, co-working spaces are “communal offices” and provide spaces for work, business meetings and various events. In such a space, you can rent a permanent workplace or periodically visit the institution as needed. It is this variability that determines the main advantage of coworking centers. In addition, coworking centers are very convenient, as they are equipped with everything necessary for organizing comfortable work. Here you can rent a whole workplace with a table, a personal locker for things, use free wi-fi, drink coffee. Co-working centers are especially popular among intellectual workers and representatives of creative professions. In the space of a coworking center, you can meet entrepreneurs, freelancers, small companies that do not find it profitable to rent a separate office, and creative teams that have come together to develop one common project.

At their core, coworking centers are similar to anti-cafes, with the only difference being that anti-cafes are designed for relaxation, while co-working centers are for work. However, the principle is the same: the visitor is provided with a universal space for use with payment for the time spent in it.

Coworking centers have the following advantages:

savings on renting a room;

variability of use: in the center you can rent one workplace for a certain period, or periodically visit the center, using a free place;

the centers are suitable both for organizing individual work and for holding various meetings, seminars, video conferences and other events. For this, various zones are provided in the centers;

business environment contributes to increased productivity;

coworking centers can become a platform for useful business acquaintances;

the centers are equipped with everything necessary for work: office equipment, Wi-Fi, etc.

However, the following disadvantages of coworking centers should be considered:

the open layout of the "communal office" is not suitable for people who are used to working in silence and solitude;

Not every specialist is ready to pay the daily rent of a workplace.

Thus, when opening a coworking center, it is necessary to clearly understand which categories of specialists will be interested in this offer.

The coworking center project involves making a profit from the rental of workplaces by various specialists. In addition to the main source of income, coworking centers also earn money by renting conference rooms and training rooms, conducting training courses, master classes, and so on.

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In accordance with the list of services offered by the coworking center, the organization of the space itself, the required area, and tariffication are determined. Some co-working centers are created with a specific theme - for example, it can be a space that brings together creative people, industry employees or aspiring entrepreneurs. Such thematic co-working centers allow bringing together specialists from the same field of activity, which is regarded by visitors as an additional advantage. It is much easier to manage such thematic co-working centers, since there is a clear idea of ​​the target audience and the requirements that it makes.

This project involves the creation of a co-working center, which is a creative space. The center positions itself as a place where creative professionals can interact with each other or get inspiration for work. This concept involves the creation of three functional areas: isolated workplaces that allow you to work in solitude and silence; a common hall where negotiations will be held, meetings will be held; as well as a separate hall for seminars, trainings and so on. Various trainings, creative evenings, exhibitions of creative works, etc. will be held on the basis of the coworking center. Thus, the mission of this coworking center is to create a creative space aimed at developing the creative potential of its visitors.

In connection with a certain concept, an approximate list of coworking center services has been established:

permanent or one-time rental of a workplace (the cost includes the use of office equipment, free Internet, the use of a coffee machine and a cooler);

rent of a hall for seminars (the price includes the use of equipment for presentations);

hall rent for exhibitions, concerts, recitals, etc.;

organization of free seminars, workshops or themed evenings by the center itself. This service is aimed at attracting visitors.

It is important to understand that in order to effectively run the business of a coworking center, it is necessary to create an active community on its basis, which constantly participates in various events and organizes them itself.

4. SALES AND MARKETING

The target audience of coworking can be divided into three large groups:

freelancers form the basis of coworking center users. These include IT-specialists, copywriters, translators, copywriters, designers and other professionals working remotely. Mostly this group includes representatives of intellectual labor;

start-up entrepreneurs - some of them do not need a permanent office, and the other part does not have the opportunity to rent an expensive office on a permanent basis;

self-employed population - usually this group includes representatives of creative professions (photographers, writers, coaches, etc.).

You can also single out people who strive for self-development and attend various events in coworking centers.

Thus, the audience of coworking centers is quite diverse and numerous.

Due to the fact that the format of co-working centers is rather specific, a certain set of advertising methods should be used to promote them. Coworking centers need advertising, since the very concept of workspaces is relatively new for Russia, and marketers are faced with the primary task of telling potential consumers about all the advantages of coworking centers.

The following advertising methods are suitable for promoting coworking centers:

promotion on the Internet using the site and groups in social networks;

organization of educational and recreational activities for visitors;

provision of content: photo reports, live broadcasts, video lectures, useful information;

creation of a comfortable working space and recreation area;

partnership with local media.

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The location of coworking centers can also be attributed to advertising methods. The most convenient option is to locate the premises in the city center, where business activity is usually concentrated. This will attract more visitors.

This project assumes active promotion of the coworking center, which implies a certain advertising budget. The planned list of promotional activities and the costs of their implementation are presented in Table 2. In accordance with the calculations, it is planned to spend 75 thousand rubles on the promotion of the coworking center.

Event	Description	Costs, rub.
Create your own website	Should reflect the main advantages of the coworking center, visit rates, photographs of the working space, photo reports of events held, contacts and address, list of services, program of planned events
	To do this, it is supposed to create advertising material (flyers / booklets) and distribute it in places where the target audience is concentrated. Costs include the cost of creating and printing flyers, as well as wages for promoters. The option of distributing flyers with a discount coupon is possible
Event Marketing	It can be a special program to celebrate the opening of a co-working center or a free master class.

An active marketing strategy allows you to recoup the cost of a coworking center in a few months, although it usually takes about 1 year. On average, the prices for using coworking space are:

one-time visit: 300-500 rubles.

cost of a subscriber for a month: 5000-15000 rubles.

the cost of renting a conference room: 5000-10000 rubles.

Based on the average prices for the main services of coworking centers, we calculate the planned income. To do this, we determine the average number of visitors per day - 20 people and the average bill of 400 rubles: 20 * 400 * 30 \u003d 240,000 (rubles). The number of monthly subscriptions sold is 10, with an average cost of 8,000 rubles: 10 * 8,000 = 80,000 (rubles).

Number of events held per month: 20, the average cost of renting a hall is 8,000 rubles: 20 * 8,000 = 160,000 (rubles).

Thus, the estimated monthly income of the coworking center is 480,000 rubles.

5. PRODUCTION PLAN

Opening a coworking center and organizing its activities involves the following steps:

1) Choice of location and premises. When choosing a location for a coworking center, preference should be given to the city center. First, it is here that the main part of business processes is concentrated; secondly, it is equally convenient for all customers to get there; thirdly, such accommodation is prestigious, which is important for those clients who plan to hold various business meetings and negotiations on the basis of the coworking center.

When choosing a location, you should pay attention to the presence of a convenient transport interchange, parking for cars, as well as the landscape outside the windows - it has been found that visitors to coworking centers pay attention to the view from the window.

There are also certain requirements for the coworking space itself. Zoning a coworking center involves the use of a large area. The minimum area for a coworking center is 100 sq.m. This project assumes the lease of an area of ​​160 sq.m. in the central part of the city. The rental price is 110,000 rubles / month.

2) Decoration of the premises. Proper zoning and design of space is one of the key parameters for the success of coworking. If comfortable conditions can be arranged, visitors will be willing to return and pay for special conditions that cannot be achieved in other places. In other words, the coworking center should become a unique space that can attract visitors. Comfortable furniture, interesting interior, proper zoning - all these are elements that create a special atmosphere. Creative people especially appreciate the aesthetics of the environment, so in this project it is planned to use the services of a designer to create an attractive interior. The cost of designer services and renovation of the premises will amount to 300,000 rubles.

3) Purchase of furniture and equipment. Coworking provides a comfortable working space. Therefore, you should carefully consider the content of the coworking center. Table 3 provides an approximate list of the necessary equipment, based on the organization of a coworking space for 30 workplaces and a conference room with a capacity of up to 100 people. In accordance with the calculations, the total cost of equipping the coworking center will be 450,000 rubles.

Table 3. Coworking center furniture and equipment costs

It is important to understand that the more complete and multifunctional the equipment is, the more time the client will spend within the walls of the coworking center.

4) Recruitment. A standard co-working center does not require numerous staff. The main position is an administrator. His responsibilities include: monitor the serviceability of equipment and order in the room, control the stock of consumables, sell subscriptions to visitors, inform customers about promotions, tariffs, planned events, and maintain an account on a social network. It is recommended to invite girls to the position of administrator, as they usually inspire more trust among visitors. For a small coworking center, 2 administrators working in shifts will be enough. In addition, the services of an accountant, a cleaner and an IT specialist who will maintain the site may be required.

In this project, it is assumed that the entrepreneur himself keeps accounting records, the IT specialist is not included in the main staff, working under an outsourcing agreement.

6. ORGANIZATIONAL PLAN

The initial stage of opening a coworking center is the registration of a business with government agencies and the execution of all necessary documentation.

To conduct commercial activities, an LLC is registered with a simplified taxation system (“income minus expenses” at a rate of 15%). Type of activity according to OKVED-2:

68.20.2 Renting and management of own or leased non-residential immovable property

77.33 Renting and leasing of office machinery and equipment, including computers

77.2 Hire and lease of items for personal use and household purposes.

The working hours of the coworking center are daily, from 9:00 to 21:00. Based on this, the staffing table is formed. Since the establishment is open 7 days a week and 12 hours a day, a shift schedule should be arranged for the main staff.

In this project, the entrepreneur performs the duties of a manager and accountant. He is responsible for recruitment, marketing policy development, personnel supervision and accounting. Thus, the total wage fund is 109,200 rubles.

Table 4. Staffing and payroll

	Job title	Salary, rub.	Quantity, pers.	FOT, rub.
Administrative
	Director
Trade
	Administrator (shift schedule)
Auxiliary
	Cleaning woman
	Social Security contributions:
	Total with deductions:

7. FINANCIAL PLAN

The financial plan takes into account all income and expenses of the project, the planning horizon is 5 years.

To launch the project, it is necessary to calculate the amount of initial investment. To do this, you need to determine the cost of acquiring furniture and equipment, advertising promotion on the market and the formation of working capital, which will cover the losses of the initial periods.

The initial investment for the coworking center is 1,020,000 rubles. The main part of the required investments falls on the purchase of furniture and equipment - 44.1%, the share of expenses for rent and repair of premises is 40.1%%, for advertising - 7.4%. The remaining items of expenditure account for 8.4% of the total investment. The project is financed by equity. The main investment cost items are shown in Table 5.

Table 5. Investment costs

	Name	Amount, rub.
Real estate
	Rent of commercial space for the 1st month
	Premises renovation
Equipment
	Furniture and equipment
Intangible assets
	Business registration, preparation of permits
working capital
	working capital
	Total:	1 020 000

Variable costs consist of the cost of consumables (paper and ink for office equipment, public water and beverages, etc.). To simplify financial calculations, variable costs are calculated based on the amount of the average bill and a fixed markup of 300%.

Fixed expenses consist of rent, utilities and internet, payroll, advertising and depreciation. The amount of depreciation is determined by the straight-line method, based on the useful life of fixed assets in 5 years.

Table 6. Fixed costs

Thus, fixed monthly expenses were determined in the amount of 276,700 rubles.

8. PERFORMANCE EVALUATION

The payback period of the project with an initial investment of 1,020,000 rubles is 15 months. Practice shows that the average payback period for coworking centers is 1.5-2 years. According to the analytical site DeskMag, "any co-working space that lasts two years is a plus." Thus, a payback period of 15 months is quite an optimistic forecast for this line of business. It is possible to achieve such results with the proper organization of business and the effective use of opportunities. All this will ensure a sufficient level of sales.

It is planned to reach the planned sales volume on the 4th month of work. The volume of net profit for the first year of operation will be 879,136 rubles. Profitability of sales in the first year of operation - 15.9%.

The net present value is positive and equal to 241,495 rubles, which makes it possible to speak about the investment attractiveness of the project. The return on investment ratio is 8.36%, the internal rate of return exceeds the discount rate and is equal to 7.36%.

9. POSSIBLE RISKS

To assess the risk component of the project, it is necessary to analyze external and internal factors. External factors include threats related to the economic situation in the country, markets. To internal - the effectiveness of the management of the organization.

Internal risks:

low attendance due to the unpreparedness of specialists and entrepreneurs to switch to work in the coworking format. It is possible to solve this problem with the help of a well-thought-out marketing strategy that will make it possible to convey to the target audience all the advantages of coworking centers;

a decrease in the reputation of the coworking center itself among the target audience due to errors in management or a decrease in the quality of services. It is possible to reduce the risk with careful selection of personnel and control over the quality of services provided, as well as monitoring visitor feedback;

seasonality of sales: during holidays and holidays, the number of visitors to coworking centers is reduced. To mitigate this risk, it is expected to use alternative ways to benefit. For example, during the holidays it is recommended to use the space of the coworking center as a venue for exhibitions, concerts, theme parties, etc. Another method of attracting visitors can be a loyalty program, promotions and discounts. In the summer, you can adapt the program of the center for students and schoolchildren, providing them with discounts on admission;

behavior of residents of the center. Since coworking involves bringing together different people in one space, discipline can be difficult. To work, it is necessary to maintain a certain atmosphere and follow the rules indicated for visitors to the coworking center. This risk is specific, it is quite difficult to deal with it. It is possible to minimize this risk through a competent layout of the workspace, which provides for the presence of isolated workplaces.

External risks:

the presence of stronger and more popular competitors. It is possible to reduce the impact of this risk by creating a unique offer that competitors cannot offer. High quality of services and flexible pricing policy are the main competitive advantages that a coworking center should strive for;

increase in the cost of purchasing materials, renting premises. It is possible to neutralize this risk with a competent choice of partners and the inclusion in the contract of all necessary requirements and conditions;

reducing the cost of renting traditional office space due to the crisis, which will make coworking less competitive. To avoid this risk, it is necessary to create a multi-directional center and diversify sources of income.

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In large cities in the West and in Russia, co-working spaces for representatives of office specialties are successfully operating. What determines success and how to open a coworking center?

What is coworking

The term coworking comes from the English co-working or coworking - joint work. This is the name of the workspace, which replaces the office for independent specialists of various office specialties. Programmers, journalists, copywriters, designers and specialists of other profiles work in co-working spaces. In fact, coworking is a collective office, the rent of which is paid by each client.

A typical coworking space has a spacious open workspace. The minimum set of equipment and furniture necessary for work is installed here. These are tables and chairs, lighting, electrical outlets, WiFi routers. Also in coworking spaces there may be other utility and work rooms:

Wardrobe.

Restroom.

The meeting room.

Bathroom. Some coworking spaces have showers.

Sports or game compartment.

Conference hall.

For a relatively low fee, a specialist can rent a workplace. Renting a coworking space is much cheaper than renting an office. Even startups and young IT companies use this. It is more convenient for them to rent several jobs in a coworking space than to rent an expensive office.

One of the most famous co-working spaces in New York, NewWorkCity, is located in the center of the metropolis. It features a large open workspace as well as five isolated mini-offices for teams. The comfort of this coworking space will be envied by employees of many large companies. The first contribution of the founders of NewWorkCity was $17,000. The guys raised funds to start a business on Kickstarter.

NewWorkCity: one of the most famous co-working spaces in New York

How coworking earns

The coworking project involves the receipt of income from the rental of workplaces by specialists. However, this is not the only source of financial income.

Coworking centers also make money by renting conference rooms and training rooms, holding paid events and training courses. New coworking spaces receive more than half of their income from paid trainings and conferences.

The premises of coworking centers are rented out for holding press conferences, filming TV shows, and photo shoots.

Some centers offer related services, such as chargeable use of office equipment. However, a more promising business model is one in which the cost of office equipment is included in the rent for the workplace.

Coworking "Kavardak" in Yekaterinburg

To attract tenants, the coworking team must be very active at the start. In addition to investing in equipping the office space, you will have to invest and organize promotional events for specialists. It can be:

Free trainings and workshops.

Concerts.

Creative evenings like "Hello, we are looking for talents."

Fairs of handicrafts.

Exhibitions of creative works.

Themed parties.

In order to conduct business effectively, the coworking team must create an active community based on the center, which constantly participates in various events and even organizes them itself.

With a successful combination of circumstances, the initial investment in coworking pays off within a few months. However, most Russian centers pay off within about a year.

How to open a coworking center: a step-by-step plan

To open a coworking space, the owner team must solve the following tasks: rent or buy a suitable space, renovate and equip the center, organize marketing services to attract partners and customers. More about solving these problems below.

1. What kind of space is needed for coworking

Renting a space is the best solution for future coworking owners. First, it will cost less than buying. Secondly, if necessary, the center can be moved to another building. However, if you are confident in the success of the project and the good location of the building, it can be purchased.

What to look for when choosing a room? Here are the main ideas:

Coworking should work in the city center. It is good if there are universities, entertainment venues, shopping centers, cafes or canteens nearby.

The area of ​​the room should be sufficient to organize an open space type workspace for several dozen specialists. Ideally, it should be possible to organize several zones with different functional purposes. At a minimum, a coworking space should have a conference room, a kitchen, and a seating area.

A separate entrance would be a huge plus. It will simplify the possibility of functioning around the clock.

Ideal spaces for coworking should be sought in closed or re-opening shopping malls, abandoned industrial facilities, and educational institutions.

2. Repair, furnishing and equipment of coworking space

Investments in equipment and renovations will be the main cost item for potential coworking owners. The room should look decent and be comfortable for coworkers at any time of the year.

What you will need to buy:

Office equipment: multifunctional devices, projectors, screens, audio system.

Furniture: tables, chairs, wardrobes for clothes and things.

Kitchen appliances: coffee machines, microwave ovens, refrigerators. You will also need furniture.

Equipment and furniture for a recreation area or room. It can be sports equipment, computer consoles, board games.

Quality lighting. It is necessary to install modern LED luminaires with a neutral color temperature and a high color rendering index. They will positively influence the well-being and performance of coworkers.

Organizers need to take care of high-quality high-speed Internet connection. It is also worth considering the feasibility of equipping several workplaces with desktop computers.

3. Project marketing

The coworking center project is most profitable to promote on the Internet, since the target audience is among the active users of the Network. The site of the project should be in the center of Internet promotion. It should be sure to publish a description of the possibilities of the coworker, photos and videos of the premises. You can also publish regular photo reports from educational and entertainment events on the site.

Coworking MatrixOffice in Moscow

The coworking center website should be socialized. Connected communities on Facebook and Vkontakte should be lively, interesting and beneficial for subscribers. Half of the success in social networks depends on the activity of the coworking team. Visitors to the site and communities can be attracted with the help of useful publications, contextual advertising, retargeting.

As noted above, offline marketing should try to be built around the coworker community. Potential clients should learn about the project from satisfied freelancers who have become regulars at the center.

Instead of a conclusion, or is it difficult to open a coworking space

Technically, opening a collective office is simple. However, the success of the enterprise will depend on a number of factors. In addition to having start-up capital and a good team, you need to think about suitable premises, the format of the center, and related services. Coworking will work successfully and make a profit if you can constantly maintain activity and arouse interest in the center through certain events.

Freelancing and office work are two opposite forms of work organization, each of which has its own advantages and disadvantages.

A successful attempt to combine the independence of free employment and the orderliness of work in a private enterprise was coworking - a modern form of work organization. About what this socio-economic phenomenon is, what are its features, and will be discussed in our article.

Translated from English, "coworking" is a joint work. It should be borne in mind that this is not the collective work of several professionals aimed at the implementation of a specific project, but the joint work of freelancers independent of each other or even several teams within the same office (it is called a coworking center).

People who carry out their professional activities in such conditions are called kovokers.

The target audience

By and large, the clients of such centers are representatives of different socio-professional groups. It can be both freelancers and employees of large companies, as well as students.

According to statistics, visitors to such offices are most often:

• freelancers;
• small start-up private companies;
• artists, photographers and representatives of other creative professions;
• students and schoolchildren;
• people who strive for their own development;
• private entrepreneurs;
• consultants;
• writers and journalists.

Accordingly, the organizers should not have a problem “where to find clients” - high-quality advertising (in particular, on the Internet) and interpersonal communication will make them popular and in demand in a short period of time.

You can watch an interesting story about the organization of this activity in the following video:

What is needed to set up a center?

If a resident of a small town decides to open such a business, the market of which is not oversaturated with services of this type, then the project is likely to be successful and profitable.

To begin with, it is worth choosing the target audience - that is, determining who exactly (in the vast majority) will be the main clients of this center. To do this, novice businessmen are encouraged to attend business forums and other mass professional events.

This activity is an individual enterprise that must be officially registered. In addition, a novice entrepreneur must conclude the relevant agreements:

• with an Internet provider;
• for renting premises;
• with utility providers.

Usually, registering an enterprise and preparing the office for work takes no more than a month.

First of all, you should decide on the place where your point will be located. It is better if it is a spacious room in the central part of the city (so that it is convenient to get to it). Good for starting office for 10-12 people.

The room should have high ceilings, wide windows, plenty of space for sofas and desks.

You should think about additional attributes:

• plasma panel;
• comfortable furniture;
• functional kitchenette;
• refrigerator and other "guarantors" of a comfortable stay of cowalkers in the office.

In the first months of work, you may have to provide additional services in order to attract as many customers as possible - otherwise it will be extremely problematic to survive in this market segment.

It is better if the center works around the clock (or at least from 7 am to 11 pm). For regular customers, it is necessary to introduce discounts and benefits (for example, to provide them with the most convenient jobs).

Room decoration

A standard coworking center is an ordinary small office with several equipped workstations, office equipment, a conference room, a lounge and other typical “office attributes”. The main requirement for successful work is the availability of a high-speed Internet connection.

The form of work organization is somewhat reminiscent of life in a huge communal apartment - for example, independent freelancers or even small companies can take a job here if they do not want to spend extra money on renting a separate office.

The premises suggest the possibility of temporarily bringing together representatives of several large companies to work on common projects: professionals who work together in one place will cope with the tasks set much faster than "disparate" freelancers will do.

The office must be equipped with:

• office equipment;
• computers with unlimited internet connection;
• telephone connection.

Modern centers often offer their employees a kitchenette with built-in appliances, a lounge and a conference room for business negotiations. Such an organization of office work creates comfortable conditions for cowalkers.

Advantages and disadvantages

The following advantages stand out:

• Opportunity to communicate daily with professional colleagues. So, working at home as a freelancer, it is easy to lose the necessary communication skills over time and finally turn into a “social hermit”.
• Also, this form of work organization is a reliable way to constantly make new useful contacts, exchange professional ideas, learn and develop.
• Proper organization of the office helps to create a favorable working and even creative atmosphere. In such conditions, a specialist can freely create new creative projects.

The main disadvantage of such cooperation is, oddly enough, the human factor. You can never be sure that the “professional neighborhood” will be comfortable, because hiring is still carried out on the basis of the specialist’s solvency, and not his personal qualities.

So, let's highlight the main advantages of the project:

• daily fruitful professional communication with like-minded people;
• there is always an opportunity to quickly select specialists for the implementation of a joint project;
• delimitation of the concepts of home-work (relevant for freelancers);
• workplace can be rented for any period;
• in such offices there is always a comfortable working atmosphere;
• a professional always has the necessary technical devices at hand, and most importantly, access to high-speed Internet;
• the cost of paying for a workplace is much lower than when renting a separate office.

Along with the advantages, it is necessary to highlight the disadvantages:

• the presence of background noise - for example, work under the same roof of representatives of different professional fields, mass events, etc.;
• the need to share the workspace with other people (human factor);
• compared to working from home, coworking “loses” due to the need for a number of costs: rent, transport and other overhead costs;
• the safety of personal property is not always guaranteed.

Profitability

Since 2005 (the first experience of organizing in the USA), this form of work has gained significant popularity around the world. In our country, the degree of saturation of the market with collaboration centers is not yet so great, therefore, in these socio-economic conditions, in a few months from the moment the office was opened, the enterprise will begin to make a profit.

In order to "stay afloat", it is advisable for the owner to expand the range of services provided - for example, hire specialists to search for orders for coworkers, install drinks vending machines, etc.