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SUSTAINABLE DESIGNon with the business, there are a series of activitiesamong of them is select the architect, isabout the importance on this selection and itsconsequences the topic of this occasion.It is frequent to see big names associated toreal estate development; Philip Stark, Porsche,Pininfarina, etc., that has become branding forprojects. In our Country the name of a designeror international architect began some yearsago, although these firms have limited participationor to certain part of the design process,finished for some local architect who may ormay not put his name in the development. Thenames are used as marketing strategy, bringingthe real estate product to levels of consumerproducts, names associated become also inconsumer product.The final customer is seduced by marketingand name who brands the project, whichgenerates a lot of expectations to its acquisitionand must be satisfied and overpassed toavoid disenchantment and bad promotion fromcustomer; the most harmful to the developerreputation.The reduction in the cost of investment itis possible the most important attribute to realestate developer, due to more narrow markupsand the financial cost over time is wider; lowinterest rates, high cost of money, inflationarypressure and exchange rates, are the ghoststhat surround the head of investor. Is herewhere good design makes the difference, it cansubmit a more attractive product and enhancethe investment vs return ratio; but, what is itunderstood as a good architectural design?The answer is complex because it involvesaesthetic aspects of subjective judgment, so Iwill put those judgments aside for a momentand will see more objective qualities, a gooddesign must gather information related to:• Site, orientation, vegetation, winds,weather, rain, contours, communicationroutes, public transportation, surroundingbuildings, etc.• Codes, density, occupancy, infiltration,maximum height, setbacks, etc.• Information of project needs, uses, size andproportion of every one of each use, amenitiesand other facilities that project mayoffer.• Market, to whom is oriented the projectand it final cost.• Investment, how much is planned to be investedin the development.• Timing, what is the time frame of sales orlease to define phases.Once the above are set, the project mustrespond to every single one of the approachesand needs, which in conjunction are named asthe program. A good design starts with a goodprogram so the benefits to the business are evident;efficiency ratios in the beginning, alignedwith investment are crucial to make the businessmore profitable.More over, a good design must integer othertechnical aspects of the project; structure,for instance, could go up to 30% of direct cost,MEP systems up to 35%, while finishes around12%, the rest are in subjects like preliminaryworks, exteriors, masonry, etc.. From here abad selection of structural system or lack ofcareful in MEP, trajectories and systems couldLa mejor proporción entre áreas comunes y privativas es uno de losfactores más importantes en la rentabilidad del negocio imbiliarioThe adequate section ofarchitect is crucial for realestate development, a goodproject is no a cost, it is aninvestment that may and mightbring tangible economicalbenefits to developer.blow up a good real estate business.It is not in finishes where the potential savingare, but they are in the perception of thecustomer and comparison with other developments.Area the systems that support the buildingwhere the adequate plans and design makethe major difference; a good designer will takethis issues into account and will make a moreefficient design, without unnecessary waste inarchitectural whims that came higher structuraland MEP costs. The engineering have a greatvalue in the investment, but is the architect,who makes the initial design that may comewith higher costs or make it more efficient.The comparison is therefore imperative betweentwo design proposals, which one havemore efficiency, building gross vs rentable orsaleable, more clear and simple structure, MEPintegration more flexible and adaptable, whichmay offer lower consumption of energy due toits better orientation and every one of this witha lot of little issues that make building more efficient.The adequate section of architect is crucialfor real estate development, a good projectis no a cost, it is an investment that mayand might bring tangible economical benefitsto developer, to whom at same time must havea clear idea of issues before mentioned, andknow with as most accurate as possible whathe expects from design.Once we saw the objective issues of design;performance and efficiency, come intoplay other aesthetic issues that, obviously havea great value and must weight in the designjudgment, but if those objective issues are notsatisfied, the design is hollow, lack of sensibilityand empathy, essential ingredients in realestate success. Think in those developmentswithout success, find the causes and it is possiblethat you will find the lack of any of theseingredients.Keep in mind that the final customer willmake comparison between your developmentand others in the market, and their selectionwill be to those that have a better relationshipbetween cost and quality. Certainly the goodmarketing will point to the best attributes ofa product, explode the emotional part and promotesthe buy experience, but it is also truethat they must promote a good product thatsupports the sale.•www.inmobiliare.com 19