This is an enhanced commercial lease agreement for a non-residential premises intended for operating a restaurant within a shopping mall or a similar commercial complex. It is designed for cases where the parties need the highest level of contractual regulation: clear permitted use, handover and return procedures, term and registration with the Unified State Register of Real Estate (EGRN), payment structure, operational rules, tenant fit-out requirements, turnover reporting, liability, and termination triggers. It is particularly suitable for large and high-value premises where operational risks and potential disputes must be mitigated through detailed drafting.

The template is especially relevant when the premises is delivered in Shell&Core condition and the tenant is expected to perform substantial fit-out and installation works, including ventilation, grease traps, noise control, and other technically sensitive systems. It allocates responsibilities for repairs and maintenance in a practical way (landlord—structural/capital elements and common systems; tenant—ongoing maintenance and in-premises engineering), and sets a structured workflow for designs, approvals, scheduling, and the opening date.

A key advantage is the financial framework tailored to retail and F&B leasing: base rent and (where applicable) turnover rent, a defined turnover calculation and reporting methodology, operating charges, a marketing/advertising contribution governed by a dedicated regulation, indexation, and performance security via an independent bank guarantee (on-demand, irrevocable) or a security deposit. Control mechanisms such as turnover reporting and the landlord’s audit right are included, alongside clear payment timelines and remedies for late payment, as well as an enhanced holdover penalty for late return of the premises.

This agreement is a strong fit where the landlord operates a shopping center with binding center rules (opening hours, logistics, access, cleaning, safety, signage) and the tenant needs transparent and enforceable operational standards. It also works well where strict compliance is required with F&B sanitation, fire safety, ventilation/odor containment, waste handling, and (if applicable) alcohol sales subject to licensing requirements.

The package includes attachments covering the technical and operational layer of the deal: premises plan and area schedule, mall and common areas scheme, mall rules, tenant fit-out manual, handover/return deed templates, landlord’s Shell&Core scope and connection points, marketing contribution regulation, independent bank guarantee form, turnover reporting rules and templates, signage zones scheme, and utility/engineering technical specifications. The overall structure is suitable for leases that must be registration-ready with the EGRN for terms of one year or longer.