The Armed Forces completed the dispute about the cheap lease of the building of the Urvan Market in Novomoskovsk

Claim for 8 million rubles

From the court documents, you can learn that LLC "Urvan Market" previously engaged in leasing its own real estate. The main asset is a non-residential building in Novomoskovsk, with an area of almost 1500 square meters. meters on Mira Street. The sole owner of the legal entity since September 2017 was a businessman Yuri Tokhman.

In October 2021, the Arbitration Court of the Tula region received an application for bankruptcy of Urvan Market LLC. In June 2022, surveillance was introduced, and in September of the same year - competitive production. By this time, the requirements of Vneshprombank have already been included in the register for more than 20 million rubles.

Already in the process of bankruptcy, in January 2022, Urvan Market LLC and Yuri Tokhman signed a lease agreement. Under the terms of the contract, the entrepreneur rented the entire building for five months (from February 1 to June 30, 2022) for 1.49 million rubles, that is, 298 thousand rubles per month. The contract was simultaneously an act of reception and transfer. In fact, Yuri Tokhman rented the building from himself, as he was the sole owner of the legal entity. For what purpose he needed all this is an open question.

In turn, the creditor of Vneshprombank LLC (in the person of the bankruptcy manager of the state corporation ASV) considered the terms of the transaction unequal and demanded to recognize it invalid, in accordance with the bankruptcy law. According to the calculations of ASV, the difference between the market and the contract price amounted to almost 7.8 million rubles, which should be recovered from Yuri Tokhman in favor of the debtor.

The court of first instance, at the request of the defendant, ordered a forensic examination. The expert estimated the market cost of renting the building at the time of signing the contract at about 573 thousand rubles per month without VAT (about 688 thousand with VAT). That is, the contract rate was indeed significantly lower than the market rate.

Despite this, the Arbitration Court of the Tula region on June 11, 2025 refused to satisfy the claims. The Twentieth Arbitration Court of Appeal on September 24, 2025, fully agreed with this decision. The Arbitration Court of the Central District and the Supreme Court of Russia upheld the decision.

No income?

Why did the court make such a decision, and subsequent instances upheld it? As it turned out, the creditor and the bankruptcy manager did not provide evidence that at the time of the conclusion of the contract there were other potential tenants willing to pay more. Market valuation alone does not mean that someone actually offered a higher price. In addition, the rent was received by the bankruptcy estate and used to repay current obligations. No one disputed that.

Further interesting, the explanations of the parties and the absence of primary documents (acts of bank inspections, inventory materials) showed that before the contract, the building was not actually used by the debtor and did not bring income. Moreover, the lease allowed at least partially to cover utility costs and ensure the safety of property. Later, the competition manager was able to pass only about 300 square meters. meters out of almost 1500 and received about 430 thousand rubles a month. The fee, which Yuri Tokhman paid in the amount of 300 thousand rubles, did not look critically low against this background. How it happened that the huge market building in Novomoskovsk did not generate any income until 2022 is still not answered.

We will remind, earlier "MK in Tula" has repeatedly written about the bankruptcy of the company "Urvan market", which began 5 years ago. The company had to face a large debt to Vneshprombank, its counterparties and tax authorities, the amount of debts of the legal entity exceeds 137 million rubles. In September of this year, the term of competitive proceedings was extended until December 21, 2026.

A curious fact, most recently, in satisfying the application from the bankruptcy manager to attract persons who previously controlled the market, Borisov Oleg Gennadyevich, Tokhman Yuri Davidovich, Zaitsev Vladislav Nikolayevich to subsidiary liability for the obligations of LLC Urvan Market, the court was denied.

The property of the Urvan market in Novomoskovsk in may last year sold for 80 million rubles to businessman Oleg Aksenov.

MK in Tula is monitoring developments.