Comprehensive Development Program in Omsk Deemed Unviable
In January, it was exactly one year since the large-scale implementation of the Comprehensive Development Program (CDP) began in Omsk. For most residents who have heard of it, the CDP is associated with the massive demolition of private housing and the construction of high-rises in its place.
However, this turns out to be a misconception. NGS55.RU journalist Sergei Enqvist has investigated everything known about the CDP«s implementation in Omsk and asked experts why, a year on, the promising program has not gained full traction.
What does the CDP entail?
Adopted at the federal level, the program involves transferring land plots to investors for development in the form of housing and social infrastructure: schools, kindergartens, sports facilities. Each plot allocated for the CDP must be put up for auction, and investors must compete for them. As a result, funds will flow into the budget, urban areas will undergo renovation, and residents will get comfortable housing and social infrastructure.
It is not at all necessary for a future project site to be private housing — it could be anything from a vacant lot to existing high-rises. Therefore, implementing the CDP and demolishing private housing are related but not identical things.
The very first site allocated for the CDP was precisely a vacant lot — 18 hectares of land near the Lenta store in the Amur district were purchased in 2023 by ZSK No. 1 LLC, a subsidiary of the Stroybeton Group. Another territory allocated for the CDP is located on the site of the former Sibzavod plant — where well-known Omsk developer Alexey Pevnev wants to carry out renovation.
Where the CDP is already being implemented
Nearly two dozen locations have been allocated for the project. Their status varies: for some, investors have been identified and construction is underway; for others, developers are being sought unsuccessfully; for the rest, almost nothing is clear yet, and even the exact boundaries of the plots are unknown.
The most successful example of CDP implementation in Omsk can be considered the aforementioned plot near the Lenta store in the Amur district. Currently, ZSK No. 1 LLC is building three high-rises there, which will be part of the Yasno residential complex. Apartments in it are on sale starting from 4 million rubles (approx. $40,000 at current rates) for a one-bedroom unit. In addition to the high-rises, the developer plans to build a school for 601 students and an indoor velodrome.
«We plan to commission the first two frame-and-brick houses this year. Overall, we will be developing the territory for about 8 years. We are also designing a kindergarten. As for the school, that»s an open question: maybe it will be built, maybe not. We will be building a school for 2,100 places nearby, and it will cover all the needs of the neighborhood. We might also build a stadium there and a BMX sports area. But the latter — that«s not our thing, the city should do that,» explained Oleg Zolotov, chairman of the board of directors of the Stroybeton Group.
For three other locations, investors (developers) are known, but the projects have not yet reached the stage of on-site work. This includes the territory of the Sibzavod plant, covering 15.7 hectares. Due to the construction of a residential complex, not only the former buildings of the industrial enterprise are slated for demolition, but also the Angar club and the Mishkin&Mishkin restaurant on Kemerovskaya Street, as well as two stores in the former Sibzavod workshops and the Dzhordzhina restaurant (formerly the Khibara) on Krasny Put.
The development project for the territory was reviewed by the city architectural and urban planning council in November 2025. As reported by the Omskregion website, it is planned to build 216,000 square meters of housing (about three thousand apartments), as well as a kindergarten for 310 children and a school for 500 students on the site between the Irtysh riverbank, Kemerovskaya Street, and Krasny Put. The Irtysh embankment will also be improved. Interestingly, the project implementation timeline is quite long — 30 years.
The second location with a known investor is the territory of the former Dirizhabl tennis center, located on Krasny Put opposite the Serebryany Bereg residential complex. On a plot of 1.28 hectares, a residential building will be erected by the company Krasny Put, founded by the Tyumen-based company Newton City. The latter is building the Pushkin residential complex in Omsk at the intersection of Marshal Zhukov and Pushkin streets.
Since the plot is extremely small, no social facilities are planned. The volume of housing to be built on this spot and the sketches of the residential complex are still unknown.
«Construction of a building is still a long way off»
The third, and perhaps the most controversial location, is a 0.7-hectare plot within the boundaries of Mayakovsky Street and 8-ya Liniya. So far, this is the first and only plot with private housing in Omsk where the threat of demolition is quite real.
The developer is SZ na Mayakovskogo LLC (founder Alexey Tsaruk). Investors offered each owner of each of the 14 houses compensation of 3–4 million rubles (approx. $30,000–$40,000). On average, the payout amounts to about a million rubles per hundred square meters of land, which local residents consider unfair. Instead of 14 private houses, a high-rise is planned on the plot. Construction of schools or kindergartens is not planned.
However, a residential high-rise in this location, it seems, will not appear anytime soon. This was told to NGS55.RU by Alexey Bogutov, an engineer for the developer company.
«Construction there is still a long way off. There will definitely be no progress until spring. None of the owners agreed to our terms for buying out the land and buildings. Now they will do their own appraisal of the houses, and we will do ours. Then these two appraisals will be presented in court, and it will make a decision. Everything will go through the court; we will also involve the property department. We cannot exert any pressure on the owners. Then it will be clear how to proceed further. Actual construction is a long way off.»
SZ na Mayakovskogo LLC will complete a neighboring high-rise — a problematic building that has stood there for over 15 years. But the land registration process for it still needs to be finalized. According to Konstantin Bogutov, any construction on the site of the 14 private houses in that area is a very distant prospect.
Plots for which investors have not yet been found
Investors have still not been found for two other large locations allocated for the CDP. This includes an almost 30-hectare area of private housing within the boundaries of 16-ya Severnaya — Krasny Pakhar — 7-ya Severnaya — Gertsena streets. In 2025, the city administration announced an auction to find a potential developer for the huge block.
The starting price for the land was 1.3 billion rubles (approx. $13 million), and auction participants had to pay a hefty deposit — 663 million rubles. As a result, not a single application was submitted, and the auction did not take place.
Repeated auctions also ended with no result. After that, no further competitions for the plot were announced.
The territory formed for the CDP is located in the Amursky settlement — 10.1 hectares of private housing and low-rise development within the boundaries of Avangardnaya — 4-ya Chelyuskintsev — Surikova — 1-ya Chelyuskintsev streets. A competition to find a potential developer for the territory is only planned to be announced.
Locations allocated for the CDP only «on paper» so far
The remaining territories planned for comprehensive development (including those involving demolition of private housing) are currently presented only as a list in the document «On the Investment Profile of the City of Omsk.» For some of them, even the boundaries of future development are not clearly defined, nor are the timelines for their development. For now, the list looks merely like a declaration of intent.
The largest locations, over 20 hectares each, planned for high-rise development, are in the Linii area, as well as near the Televizionny Zavod, Stary Kirovsk, and Port Arthur. Their total area is known, but there are no timelines yet for «putting» these plots up for auction.
In the Linii area, private housing is set for demolition in the future; near the Televizionny Zavod, it«s low-rise houses.
Exactly the same type of buildings are located in Stary Kirovsk in the area of Semirechenskaya Street, where there are currently both private houses and industrial buildings. There are no clear boundaries for the latter location.
In Port Arthur, they plan to allocate for the CDP the territory between the parallel streets 1-ya Electrovoznaya and 1-ya Teplovoznaya. The area is over 27 hectares. Currently, there are private houses, a vacant lot, and a lake.
Another plot of 14 hectares will someday be allocated for the CDP in Moskovka (in the area of Frezernaya — Motornaya streets).
Over 13 hectares is the area of future development on Melnichnaya — Perova. The territory includes the current Samarka neighborhood with hundreds of houses. But residents shouldn«t worry yet that their homes will be demolished soon — there are also no implementation timelines for the CDP here.
Nearby is the Novostroyka neighborhood, which the authorities want to allocate for the CDP. Its area is 5.7 hectares.
Approximately 14 hectares is the territory of the CDP location on Volgogradskaya. The plots allocated for the program are not contiguous, so boundaries cannot be named. The same applies to the private housing on 10 Let Oktyabrya Street.
The smallest plots for the CDP are located in the Neftyanik district (3.2 hectares in the area of 20-go Partsyezda Street) and the Kordny settlement (0.5 hectares on Kordnaya Street).
These territories currently contain old two-story buildings, which in the future are set for demolition. But when that will happen is still unknown.
Why developers are in no hurry to participate in the CDP program
One of the largest developers, Oleg Zolotov, chairman of the board of directors of the Stroybeton Group, does not see the point in participating in the resettlement of private housing, although his company is involved in the CDP program.
«It»s complete foolishness to pay the city for land that you are already buying from private housing residents. The program is unviable. The current situation is not one for squeezing money out of developers. These auctions for plots are being spun — it«s empty talk. Nothing good will come of it. We will not participate in them; we have enough land and places to work.»
According to the head of Stroybeton, the program specifically for resettling private housing will not work, even if developers are given land without any auctions.
«There was such a thing under Mayor Schreider. But even then, buying out those wooden houses didn»t work out. You agree with 10 owners, but the 11th and 12th don«t want to relocate. And you can»t do anything. The only option is how developer Shamil Shikhmirzaev works. He slowly negotiates, resettles private housing, and builds. But not whole blocks, just 1-2 houses at a time,« says Zolotov.
Shamil Shikhmirzaev himself, in a conversation with an NGS55.RU journalist, stated that the CDP program is generally good, but there are nuances.
«Overall, the CDP mechanism is correct. It is developing in many cities. Out-of-town companies can also participate — it»s not like Shamil wants a plot and takes it. For the plot on the Severnye streets, the buyout amount was huge. If something interests us, we will participate. If we consider it profitable, we will participate.«
For now, the company Nordstroy, owned by Shamil Shikhmirzaev«s daughter Elina, is building high-rises in the Severnoye Siyanie residential complex. The developer admitted they have to act surgically, buying out housing from private homeowners.
«What I can do, I do there within the law. Carefully. But now, of course, the economic situation is unstable, there is uncertainty, this has an impact.»
Out-of-town companies can also participate in the CDP project. Interest in the program is shown by the large developer Brusnika, which is building the Kvartaly Draverta residential complex on the Left Bank. The company plans to enter two sites in Omsk that are involved in comprehensive development.
«Brusnika specializes in reimagining urban spaces. Today, the company»s portfolio includes 14 projects involving territory redevelopment. In Omsk, the company is also interested in implementing CDP projects. Currently, the company is considering participation in the development of two sites. Specific information on timelines and addresses will appear in the first half of 2026,« clarified a representative of Brusnika.
«The CDP program is good if it works»
Independent expert Maxim Repin, head of the consulting company OmEKS and a member of the Russian Guild of Realtors, says that in many large cities across the country the program has long been successfully implemented, including with the resettlement of private housing.
«Undoubtedly, the CDP is good, it»s a prospect, but the program needs to be better thought out and the demands of developers understood. If other regions are implementing the CDP, then why is Omsk worse? We just need to prepare competitions and documentation better, make the conditions more attractive for potential investors. The program should be more balanced and more comprehensive. Dozens of projects are being successfully implemented in other cities. The fact that we haven«t gotten to construction here speaks to insufficient preparation and non-market-oriented decisions.»
The second aspect involves timeframes. According to Maxim Repin, when the CDP program is stretched over many years or even decades, it becomes profitable only for banks.
«When the long implementation (construction) period becomes unprofitable due to expensive loans, the CDP goes into the red. It»s not enough to just plan territories; business models must be embedded in them. Developers calculate everything; they understand that the bank will make money, while the developer themselves will incur a loss. This generally holds back the construction industry. That is, the two main problems holding back the CDP in Omsk are insufficient development of the program itself and expensive loans,« concluded Maxim Repin.
The expert added that if conditions for family mortgages are seriously tightened in February, the construction industry will essentially come to a standstill, because 90% of apartments are sold through the «family» mortgage. And then there will be no talk of any CDP program.
Earlier, we reported on how residents of private housing reacted to the news of its resettlement.
