{"source": "ЕРЗ.РФ list-map snapshot 2026-05-22; regionKey=145441001; placeKey=145453001", "method_note": "Конкурентное окружение по каталогу ЕРЗ. Остатки — оценка по публичному предложению. Микрорайоны: справочник neagent.info (названия) + границы OpenStreetMap. Округа: административные контуры OpenStreetMap. Прогноз цены: микрорайон при ≥3 активных ЖК, иначе округ.", "data_files": {"catalog_json": "/data/erzrf_tyumen_newbuilds.json", "catalog_csv": "/data/erzrf_tyumen_newbuilds.csv", "all_geojson": "/data/newbuilds_all.geojson", "active_geojson": "/data/newbuilds_active.geojson", "raw_snapshot": "/data/raw/erzrf_tyumen_list_map_2026-05-22.json"}, "totals": {"all_projects": 273, "all_with_geo": 273, "active_projects": 90, "active_with_geo": 90, "active_competitors": 88, "talan_active_projects": 2, "active_inventory": 21069, "competitor_inventory": 20611, "visible_price_projects": 82, "median_active_price_m2": 120776, "median_all_price_m2": 120656, "hhi_inventory": 905, "hhi_level": "низкая"}, "top_developers": [{"developer": "ГК Страна Девелопмент", "active_projects": 5, "all_projects": 11, "inventory": 5401, "objects": 47, "talan": false, "share_inventory_pct": 25.6, "median_price_m2": 137716, "min_price_m2": 120656, "max_price_m2": 172120}, {"developer": "Характер Девелопмент", 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3.6, "median_price_m2": 131382, "min_price_m2": 131382, "max_price_m2": 131382}, {"developer": "ГК ARSIB development", "active_projects": 3, "all_projects": 6, "inventory": 738, "objects": 20, "talan": false, "share_inventory_pct": 3.5, "median_price_m2": 119355, "min_price_m2": 114240, "max_price_m2": 133416}, {"developer": "Компания 4D", "active_projects": 2, "all_projects": 6, "inventory": 597, "objects": 22, "talan": false, "share_inventory_pct": 2.8, "median_price_m2": 102787, "min_price_m2": 102506, "max_price_m2": 103068}, {"developer": "Строительная экосистема Звезда", "active_projects": 5, "all_projects": 12, "inventory": 586, "objects": 7, "talan": false, "share_inventory_pct": 2.8, "median_price_m2": 115862, "min_price_m2": 112870, "max_price_m2": 124833}, {"developer": "ГК СКАНДИА", "active_projects": 4, "all_projects": 8, "inventory": 543, "objects": 23, "talan": false, "share_inventory_pct": 2.6, "median_price_m2": 113698, "min_price_m2": 106762, "max_price_m2": 120294}, {"developer": "ГК Создатели", "active_projects": 2, "all_projects": 6, "inventory": 538, "objects": 10, "talan": false, "share_inventory_pct": 2.6, "median_price_m2": 104634, "min_price_m2": 104316, "max_price_m2": 104952}, {"developer": "ДК {ХаризМЫ} / СЗ Новатор-1", "active_projects": 1, "all_projects": 1, "inventory": 497, "objects": 4, "talan": false, "share_inventory_pct": 2.4, "median_price_m2": 117974, "min_price_m2": 117974, "max_price_m2": 117974}, {"developer": "Талан", "active_projects": 2, "all_projects": 3, "inventory": 458, "objects": 4, "talan": true, "share_inventory_pct": 2.2, "median_price_m2": 103168, "min_price_m2": 103168, "max_price_m2": 103168}, {"developer": "СЗ Стройлюкс", "active_projects": 1, "all_projects": 1, "inventory": 442, "objects": 3, "talan": false, "share_inventory_pct": 2.1, "median_price_m2": 122373, "min_price_m2": 122373, "max_price_m2": 122373}, {"developer": "ГК ТИС", "active_projects": 2, "all_projects": 7, "inventory": 424, "objects": 6, "talan": false, "share_inventory_pct": 2.0, "median_price_m2": 114122, "min_price_m2": 104125, "max_price_m2": 124119}], "cluster_pressure": [{"cluster": "Калининский округ / западный вектор", "active_projects": 35, "inventory": 9749, "share_inventory_pct": 46.3, "median_price_m2": 116672, "priced_projects": 32, "talan_projects": 2, "top_developers": [{"developer": "Характер Девелопмент", "projects": 4}, {"developer": "Мидгард Рус", "projects": 3}, {"developer": "newton", "projects": 3}], "status": "[geo-proxy] микрорайон OSM/Nominatim; достаточно ЖК для локальной медианы"}, {"cluster": "Ленинский округ / южный и юго-восточный пояс", "active_projects": 28, "inventory": 5355, "share_inventory_pct": 25.4, "median_price_m2": 117056, "priced_projects": 25, "talan_projects": 0, "top_developers": [{"developer": "Брусника", "projects": 2}, {"developer": "ГК ЭНКО", "projects": 2}, {"developer": "ГК Страна Девелопмент", "projects": 2}], "status": "[geo-proxy] микрорайон OSM/Nominatim; достаточно ЖК для локальной медианы"}, {"cluster": "Центральный округ / зрелая городская ткань", "active_projects": 25, "inventory": 4703, "share_inventory_pct": 22.3, "median_price_m2": 133219, "priced_projects": 23, "talan_projects": 0, "top_developers": [{"developer": "Брусника", "projects": 3}, {"developer": "ГК ARSIB development", "projects": 2}, {"developer": "ДК Люди", "projects": 2}], "status": "[geo-proxy] микрорайон OSM/Nominatim; достаточно ЖК для локальной медианы"}, {"cluster": "Восточный округ / новый восточный вектор", "active_projects": 2, "inventory": 1262, "share_inventory_pct": 6.0, "median_price_m2": 124678, "priced_projects": 2, "talan_projects": 0, "top_developers": [{"developer": "ГК Корней", "projects": 1}, {"developer": "ДК {ХаризМЫ} / СЗ Новатор-1", "projects": 1}], "status": "[geo-proxy] микрорайон OSM/Nominatim; мало ЖК — для модели использовать округ"}], "delivery_pipeline": [{"finish_year": 2026, "projects": 27, "inventory": 3490, "objects": 91}, {"finish_year": 2027, "projects": 30, "inventory": 5340, "objects": 124}, {"finish_year": 2028, "projects": 21, "inventory": 4844, "objects": 84}, {"finish_year": 2029, "projects": 7, "inventory": 1750, "objects": 148}, {"finish_year": 2030, "projects": 5, "inventory": 5645, "objects": 48}], "price_by_class": [{"class": "gk-business", "projects": 7, "median_price_m2": 174778, "min_price_m2": 141370, "max_price_m2": 215230}, {"class": "gk-comfort", "projects": 52, "median_price_m2": 121457, "min_price_m2": 98832, "max_price_m2": 175116}, {"class": "gk-comfort-business", "projects": 1, "median_price_m2": 172861, "min_price_m2": 172861, "max_price_m2": 172861}, {"class": "gk-econom", "projects": 11, "median_price_m2": 104952, "min_price_m2": 91450, "max_price_m2": 171717}, {"class": "gk-econom-comfort", "projects": 14, "median_price_m2": 114240, "min_price_m2": 100000, "max_price_m2": 150800}, {"class": "gk-elite", "projects": 2, "median_price_m2": 364000, "min_price_m2": 364000, "max_price_m2": 364000}, {"class": "pt-business", "projects": 1, "median_price_m2": 106750, "min_price_m2": 106750, "max_price_m2": 106750}, {"class": "pt-comfort", "projects": 2, "median_price_m2": 110025, "min_price_m2": 110025, "max_price_m2": 110025}], "largest_active_projects": [{"id": "26843730001", "name": "ЖК Остров-сад", "developer": "ГК Страна Девелопмент", "cluster": "Калининский округ / западный вектор", "inventory": 1770, "price_m2": 120656, "finish": "I кв. 2030", "url": "https://erzrf.ru/novostroyki/zhk-ostrov-sad-26843730001?region=tyumenskaya-oblast&regionKey=145441001&costType=1&sortType=cmxrating&place=%D0%A2%D1%8E%D0%BC%D0%B5%D0%BD%D1%8C&placeKey=145453001&gkId=26843730001"}, {"id": "20829904001", "name": "ЖК Домашний", "developer": "ГК Страна Девелопмент", "cluster": "Калининский округ / западный вектор", "inventory": 1660, "price_m2": 134494, "finish": "I кв. 2030", "url": 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"https://erzrf.ru/novostroyki/zhk-fatera-27041379001?region=tyumenskaya-oblast&regionKey=145441001&costType=1&sortType=cmxrating&place=%D0%A2%D1%8E%D0%BC%D0%B5%D0%BD%D1%8C&placeKey=145453001&gkId=27041379001"}, {"id": "21181582001", "name": "ЖК Корней", "developer": "ГК Корней", "cluster": "Восточный округ / новый восточный вектор", "inventory": 765, "price_m2": 131382, "finish": "II кв. 2028", "url": "https://erzrf.ru/novostroyki/zhk-kornej-21181582001?region=tyumenskaya-oblast&regionKey=145441001&costType=1&sortType=cmxrating&place=%D0%A2%D1%8E%D0%BC%D0%B5%D0%BD%D1%8C&placeKey=145453001&gkId=21181582001"}, {"id": "29065231001", "name": "ЖК Сезоны", "developer": "Компания 4D", "cluster": "Калининский округ / западный вектор", "inventory": 548, "price_m2": 102506, "finish": "III кв. 2028", "url": "https://erzrf.ru/novostroyki/zhk-po-ul-vladimira-abazarova-29065231001?region=tyumenskaya-oblast&regionKey=145441001&costType=1&sortType=cmxrating&place=%D0%A2%D1%8E%D0%BC%D0%B5%D0%BD%D1%8C&placeKey=145453001&gkId=29065231001"}, {"id": "26290830001", "name": "ЖК Окинава", "developer": "ГК География", "cluster": "Центральный округ / зрелая городская ткань", "inventory": 538, "price_m2": 138462, "finish": "I кв. 2029", "url": "https://erzrf.ru/novostroyki/zhk-okinava-26290830001?region=tyumenskaya-oblast&regionKey=145441001&costType=1&sortType=cmxrating&place=%D0%A2%D1%8E%D0%BC%D0%B5%D0%BD%D1%8C&placeKey=145453001&gkId=26290830001"}, {"id": "15970916001", "name": "ЖК Сердце Сибири", "developer": "ГК Страна Девелопмент", "cluster": "Ленинский округ / южный и юго-восточный пояс", "inventory": 534, "price_m2": 137716, "finish": "IV кв. 2029", "url": "https://erzrf.ru/novostroyki/zhk-serdce-sibiri-15970916001?region=tyumenskaya-oblast&regionKey=145441001&costType=1&sortType=cmxrating&place=%D0%A2%D1%8E%D0%BC%D0%B5%D0%BD%D1%8C&placeKey=145453001&gkId=15970916001"}, {"id": "24642488001", "name": "ЖК Новатор", "developer": "ДК {ХаризМЫ} / СЗ Новатор-1", "cluster": "Ленинский округ / южный и юго-восточный пояс", "inventory": 497, "price_m2": 117974, "finish": "II кв. 2028", "url": "https://erzrf.ru/novostroyki/zhk-novator-24642488001?region=tyumenskaya-oblast&regionKey=145441001&costType=1&sortType=cmxrating&place=%D0%A2%D1%8E%D0%BC%D0%B5%D0%BD%D1%8C&placeKey=145453001&gkId=24642488001"}, {"id": "23486917001", "name": "ЖК Ботаника", "developer": "Талан", "cluster": "Калининский округ / западный вектор", "inventory": 458, "price_m2": 103168, "finish": "III кв. 2027", "url": "https://erzrf.ru/novostroyki/zhk-botanika-23486917001?region=tyumenskaya-oblast&regionKey=145441001&costType=1&sortType=cmxrating&place=%D0%A2%D1%8E%D0%BC%D0%B5%D0%BD%D1%8C&placeKey=145453001&gkId=23486917001"}, {"id": "28532611001", "name": "ЖК Городской квартал ИГРИМ", "developer": "СЗ Стройлюкс", "cluster": "Ленинский округ / южный и юго-восточный пояс", "inventory": 442, "price_m2": 122373, "finish": "II кв. 2028", "url": "https://erzrf.ru/novostroyki/zhk-gorodskoj-kvartal-igrim-28532611001?region=tyumenskaya-oblast&regionKey=145441001&costType=1&sortType=cmxrating&place=%D0%A2%D1%8E%D0%BC%D0%B5%D0%BD%D1%8C&placeKey=145453001&gkId=28532611001"}, {"id": "22848097001", "name": "ЖК Отличие", "developer": "Характер Девелопмент", "cluster": "Калининский округ / западный вектор", "inventory": 429, "price_m2": 115000, "finish": "I кв. 2027", "url": "https://erzrf.ru/novostroyki/zhk-otlichie-22848097001?region=tyumenskaya-oblast&regionKey=145441001&costType=1&sortType=cmxrating&place=%D0%A2%D1%8E%D0%BC%D0%B5%D0%BD%D1%8C&placeKey=145453001&gkId=22848097001"}], "quality_gate": {"object_id_completeness_pct": 100.0, "coordinates_completeness_pct": 100.0, "active_coordinates_completeness_pct": 100.0, "price_completeness_active_pct": 91.1, "finish_year_completeness_active_pct": 100.0, "manual_spot_check": "не выполнен; нужен перед ИК/КЭП", "data_limitations": ["ЕРЗ — источник рыночного предложения, не фактических сделок", "остаток/цена — proxy из публичной карточки", "микрорайоны требуют валидации GIS/2ГИС справочником", "для ФЭМ нужны сделки/бронь/экспозиция/скидки"]}, "microdistrict_pressure": [{"cluster": "Бабарынка", "active_projects": 6, "inventory": 3565, "share_inventory_pct": 16.9, "median_price_m2": 104562, "priced_projects": 6, "talan_projects": 0, "top_developers": [{"developer": "Характер Девелопмент", "projects": 2}, {"developer": "Брусника", "projects": 1}, {"developer": "ГК ТИС", "projects": 1}], "status": "[geo-proxy] микрорайон OSM/Nominatim; достаточно ЖК для локальной медианы"}, {"cluster": "Комарово парк", "active_projects": 9, "inventory": 2299, "share_inventory_pct": 10.9, "median_price_m2": 105857, "priced_projects": 8, "talan_projects": 1, "top_developers": [{"developer": "Компания 4D", "projects": 2}, {"developer": "ГК СКАНДИА", "projects": 2}, {"developer": "ГК Меридиан", "projects": 1}], "status": "[geo-proxy] микрорайон OSM/Nominatim; достаточно ЖК для локальной медианы"}, {"cluster": "Дом Печати", "active_projects": 7, "inventory": 2167, "share_inventory_pct": 10.3, "median_price_m2": 124578, "priced_projects": 6, "talan_projects": 0, "top_developers": [{"developer": "Брусника", "projects": 2}, {"developer": "ГК Страна Девелопмент", "projects": 1}, {"developer": "ГК ТИС", "projects": 1}], "status": "[geo-proxy] микрорайон OSM/Nominatim; достаточно ЖК для локальной медианы"}, {"cluster": "Плеханово", "active_projects": 1, "inventory": 1660, "share_inventory_pct": 7.9, "median_price_m2": 134494, "priced_projects": 1, "talan_projects": 0, "top_developers": [{"developer": "ГК Страна Девелопмент", "projects": 1}], "status": "[geo-proxy] микрорайон OSM/Nominatim; мало ЖК — для модели использовать округ"}, {"cluster": "Ватутина", "active_projects": 7, "inventory": 1330, "share_inventory_pct": 6.3, "median_price_m2": 124833, "priced_projects": 7, "talan_projects": 0, "top_developers": [{"developer": "ГК География", "projects": 1}, {"developer": "ГК Родина", "projects": 1}, {"developer": "ФЭНСИ", "projects": 1}], "status": "[geo-proxy] микрорайон OSM/Nominatim; достаточно ЖК для локальной медианы"}, {"cluster": "Харьковская", "active_projects": 9, "inventory": 1039, "share_inventory_pct": 4.9, "median_price_m2": 137393, "priced_projects": 8, "talan_projects": 0, "top_developers": [{"developer": "ДК Люди", "projects": 2}, {"developer": "Брусника", "projects": 1}, {"developer": "ГК ЭНКО", "projects": 1}], "status": "[geo-proxy] микрорайон OSM/Nominatim; достаточно ЖК для локальной медианы"}, {"cluster": "Лесобаза (Лесобаза Тура)", "active_projects": 6, "inventory": 994, "share_inventory_pct": 4.7, "median_price_m2": 104382, "priced_projects": 6, "talan_projects": 0, "top_developers": [{"developer": "ГК ЭНКО", "projects": 2}, {"developer": "ДК {ХаризМЫ}", "projects": 1}, {"developer": "ГК Создатели", "projects": 1}], "status": "[geo-proxy] микрорайон OSM/Nominatim; достаточно ЖК для локальной медианы"}, {"cluster": "Тюменская слобода", "active_projects": 5, "inventory": 777, "share_inventory_pct": 3.7, "median_price_m2": 118602, "priced_projects": 4, "talan_projects": 1, "top_developers": [{"developer": "Мидгард Рус", "projects": 2}, {"developer": "ГК ЭНКО", "projects": 1}, {"developer": "ГК СКАНДИА", "projects": 1}], "status": "[geo-proxy] микрорайон OSM/Nominatim; достаточно ЖК для локальной медианы"}, {"cluster": "Корней", "active_projects": 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