«Kovcheg», a settlement
worth driving to.
Outside, the familiar world. On board, another life. Russia's first settlement where ecology is engineering, not banner promises. Where the dairy farm is a working business with its own creamery. Where burrata and trout under the Kovcheg brand reach Moscow restaurants. 150 families · ~60 hectares · CAPEX 3.6B ₽ · 7-year ROI up to +1.5B.
- // CAPEX3.6B ₽farm + creamery + homes included
- // EBITDA y4+135M ₽steady-state
- // home-building+2.75Bmargin on 90 homes S/M/L
- // 7-year ROI+1.55Blevers 1+2+5+3 stacked
We don't sell a plot. We sell a different way to live. Morning milk from your own cow, kids walking without anxiety, neighbors you know by name, burrata made yesterday, and an electricity bill drifting toward zero.
Agro launches first. A live farm with creamery is a marketing instrument that lets us sell homes for 50-85M ₽ instead of 30-40M. That difference is the real return from the farm. First two years the farm runs at a loss, that's the plan, not failure. The loss is covered by management dues and recovered by the home-building margin.
Main profit source, 90 ManCo homes (margin +2.75B). Glamping and creamery are demand engines for the homes and stabilized cashflow from Year 4.
Six living businesses
inside one perimeter.
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01 / Territory
~60 ha: 22.5 ha residential + 25 ha farm + 12 ha lake & glamping
Residential, 150 plots of 12-15 sotka, unified architecture, living hedges up to 1.5 m, no fences between neighbors. Agro zone, farm, greenhouses 2 to 5 ha, fish farm. Settlement center, gatehouse, sports complex, 25 m pool, agro-school, kindergarten, medical post, coworking, 600 m² ManCo office. Distance from MKAD, 35-70 km.
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02 / Farm + creamery
100 cattle · 200 sheep · 1,000 birds · Kovcheg brand
Simmental/Holstein, 600,000 liters of milk per year: 20% sold direct, 80% routed to the creamery. Fresh cheeses from month 8: mozzarella, stracciatella, burrata, ricotta (900-2,200 ₽/kg). Aged cheeses from month 18: semi-hard, gouda, alpine (1,400-2,800 ₽/kg). Kovcheg brand filed with Rospatent (classes 29, 30, 31, 43, 44). Farm+creamery revenue from Year 3: 93.8M/year, EBITDA +40.8M.
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03 / Greenhouses 2→5 ha
Vegetables + greens + berries under one brand
Phase 1: 20,000 m², tomatoes/cucumbers/peppers (40%), salads/basil/spinach/microgreens (30%), strawberries/raspberries (20%), packing workshop (10%). Phase 1 revenue, 49.4M/year, EBITDA +12M. Phase 2 (50,000 m²), EBITDA +35M. Supply to premium retail and to our own glamping restaurants.
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04 / Fish-farm + glamping
Trout 15 t/year · 24 cottages over water · 7,500 ₽ a night
Fish farm: trout in cages 15 t (650 ₽/kg), carp 12 t (250 ₽/kg), processing, paid fishing for guests. Revenue 18.9M/year, EBITDA +6M. Glamping park of 24 cottages at 40% load, revenue 37.1M/year, EBITDA +23.6M. Every guest is a prospective lot buyer.
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05 / Three home series
S/M/L · 25M / 50M / 85M ₽ · showroom before contract
Series S "Prostor", 100 m², 25M (cost 14M, margin +11M). Series M "Bereg", 160 m², 50M, the flagship. Series L "Kovcheg", 240 m², 85M (margin +56M, 193%). Total 90 ManCo homes (20+50+20), average build cost 22M, total margin +2.75B. Plus 60 self-build plots × 13M = +780M.
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06 / Agro-school + community
School with farm program and a co-op as loyalty anchor
The school weaves biology, hands-on work, ecology and entrepreneurship into one curriculum. Ages 6-7, feeding the animals; 8-10, greenhouses; 11-14, agronomy, ichthyology, cheesemaking. In parallel, the SPK co-op (193-FZ): residents buy in at 2M, earn 27% annual yield from agro profits (ESKhN tax 6% vs. 20% LLC, 11.5M/year saved).
Base +458M.
With levers, +1,554M.
Base 7-year ROI, +458M. With levers 1+2+5+3 stacked, +1,554M. All levers fire in Year 1 except upsell (from month 13, post-showroom) and resale (parked until project maturity in Years 4-5). The critical move, publicly announce the price escalation before first sales: buyers see a living project and stop waiting for the next wave.
Agro is marketing, not the profit center. The live farm with creamery lets us sell homes for 50-85M instead of 30-40M. That difference is the real profit from the farm.Zafarkhon Alikhodjaev IDEAL Consult · principal of Kovcheg
Neighbors in Principal Holdings.
Full portfolioReady to look, we'll send the complete pack.
17-page investment memorandum v3 with financial model, P&L per agro block, 24-month roadmap, analysis of five monetization levers. Under NDA, within one business day.