Prime locations

Orange County, Rublevka, Knightsbridge. Different countries, different districts but they all have something in common - their super luxurious status. Of course, they are all planned for the highest-end of inhabitants.
These are quite not the only expensive places in the world, which offer style, class, comfort and countless extras for their occupants. But they are a good example how an area could become a symbol of luxury and lifestyle.
Examples of that class one cannot find in Bulgaria. Still, Bulgarian developers and architects are increasingly trying to follow the western models and designing patterns, to transfer them and to create luxurious living environments within their projects. It is also a fact that with the development of the market the gap between the high and low ends is widening as the shaping of new prime territories in the outskirts of the big cities turns to be a good alternative.
"Actually, we are following the long proved US model of residential areas. Yet, the current global trend is people to return to the city and many are looking for homes within the center", says Yulian Piperov, the architect who designed Simeonovo River Park, a community of 207 detached and semi-detached houses, which will be developed at the foot of Vitosha mountain. But the architect realizes that it's just the opposite, which is happening in Bulgaria, therefore a goal of his project is to create a living environment, which would provide facilities, now found only within the inner city.
A trend

more and more buyers to reorientate to locations outside the city borders
has been observed in Bulgaria. The reasons behind it are the overdevelopment in the traditional residential districts, traffic jams on central boulevards, the lack of parking space, noise and pollution. On the other side are the increased requirements of buyers for quality and homes with high standards not only of the property itself, but also of the environment. They are, which are missing. "The luxurious home does not depend on a master plan, but on the market. Currently, a wealthy class, which is aiming at high standard, is forming, while Sofia lacks high-end stock", says architect Yordan Kirkov, chief expert in the Habitation System department of Sofia Municipality.
Because of that more and more developers who realize these processes focus their attention on the areas outside the city, where they can find enough space and conditions for development the new type of projects. "The time of the large business parks outside the city, of the gated residential complexes and of high-end individual homes has come. The shift in the way people live has displaced the concept for prime homes, because the important factors now are not the distance and the availability of fast transport, but the quality environment and the comfort", says construction engineer Nikolay Galchev who runs a construction and property development group and builds the Residence Botanica, a residential complex in Sofia’s district of Boyana, which includes 250 apartments, located in 10 luxurious three and four-storey buildings.
Despite the differences in projects developers and experts unite about the elements, which are inherent for the prime residential areas. They include low densities, low construction intensity (a coefficient of intensity is the ratio between the built-up area compared to the land plot area), lots of gardens, clean environment, comfortable and fast access, public transport in the proximity, water-main, electricity, sewerage, natural gas and heating networks and access (in the future) to subway. High-quality and environmentally friendly materials are a must, and the use of energy effective sources is recommendable. The prime habitation should offer also a proper combination of the different types of architectural styles of houses in order to avoid monotony, as well as the combination between villas and multifamily residential buildings because the luxurious habitation could exist both in individual houses and in apartments.
Architect Dimitar Dimitrov, of Vesta, the architecture bureau, comments: "A 400-600-sq m luxurious house should be raised on a plot of at least 1,000 sq m. For quality environment in a gated community the ratio between the green areas and the built-up area should be at least 20%". He adds, "I think the quality apartment should be in the center between the city and the mountain, in a building not higher than three of four storeys and with not more than one entrance. In Western Europe these models are called suburban villas as to offer luxury, such scheme should have percentage of development density not more than 30%".
The number of the complexes, which correspond to these requirements, is still small, as overdevelopment is one of the main reasons for the failure of a project. There are few developers who realize that the high percentage of the built-up area leads to decrease of the quality. Their excuses are the current business conditions. The construction of infrastructure, roads and sewerage, water and gas are huge expenses and higher construction densities are needed to balance the accounts.
Tanya Emilova, Key Clients Manager at Colliers International real estate consultants, adds that it is important prime habitation to include basic services like shops, a pharmacy, a medical center, a kindergarten, schools. And if a scheme does not provide these services the developer should develop the areas around as the comfort of the occupants in the new residential complexes is part of the luxury lifestyle. Even the presence of service providers, known for their quality, is crucial and should be part of the concept of a future complex.
According to Mr. Piperov, luxurious brands increase the luxury of the complex.
"Buildings should be made of high-quality and eco-friendly materials, while energy efficient systems and technologies must be included in the design to allow the combination of luxury, comfort and practicality", adds Mr. Galchev.
As a key moment to determine an area as prime, specialists point the

availability of property management.
The package of services for the maintenance of the common areas and facilities and the management of the buyers’ properties is a key factor for a purchase. The location of a complex and the remoteness from the city makes it a necessary, even an obligatory condition.
"To the inhabitants of high-end properties time is of most significance. That is why the opportunity someone to take care of their properties is exceptionally important. An substantial condition is the package of services, which includes regular cleaning of the property, paying the taxes and bills, and repairs", says Daniela Stefanova, manager of PLH Invest, an investment company, part of the Planex Holding group. She adds that the professional management of the property is equally important to Bulgarians and foreign citizens who invest in real estate in Bulgaria.
"In the last few years this service has become increasingly popular in the gated communities. Their occupants maintain high living standards and have high criteria; they do not have enough free time, and in the same time would like to live well-appointed, to have gardens and enjoy cleanness. For this balance they need professional help to make their lives easier", says Marian Belyakov, Director of the Property Management department of Winslow Developments, a development company with projects in Sofia and Bansko. However, to have absolutely effective management, the company that is providing the service should participate in the project from the beginning of the design and to observe the realization process.

The main issue for the developer
is to find a plot in a suitable location, which allows the future residential area to be included in the urban plan. "Even the best materials and the perfect design will fail, if the location is inappropriate. The second problem is that usually these plots are located in areas with bad or no infrastructure", Galchev comments.
Arch. Piperov adds: "In the end it turns out that the investor has to cover the expenses and then grant the infrastructure to the municipality. It is not like that in the other countries where public-private partnerships between the investor and the state are concluded".
According to Tanya Emilova, of Colliers, in whatever direction Sofia is developing, the access to the city will be crucial for the clients’ choice. And this is the reason why some of the locations around Sofia are difficult to sell. 
 

Client profile: - age 25- 45 years - with family or planning a family - private business - income above the average - high management - employees in embassies

What makes an area a prime: - environment - location - high percentage of green areas - low-rise development (houses with large yards, 3-4-storey buildings with large apartments) - proper combination between residential and public areas - availability for quality basic services, presented by renowned brands in or around the complex - good infrastructure - access to public transport - high quality and eco-friendly construction materials - energy efficient systems and technologies