ZÁTIŠIE
N E W R E A L E S TAT E D E V E L O P M E N T | B R AT I S L AVA
Mixed-use complex Zátišie creates a unique space for living, working and enjoying free time with a cup of good coffee. Zátišie is a place
WHERE LIFE CREATES THE CITY ZÁTIŠIE IN SHORT
Gross floor area
34 866 sqm
Flats and apartments
19 123 sqm / 370 pcs (1-room – 141 pcs, 2-room 150 pcs, 3-room – 58 pcs, 4-room – 21 pcs)
Office premises
5 006 sqm
Commercial premises
1 749 sqm
Storage premises
990 sqm
Underground parking places
576
Overground parking places
30
BRATISLAVA
437 735
600 000+
Inhabitants 31.12.2019
Inhabitants unofficialy
RESIDENTIAL MARKET
ZÁTIŠIE ACCESSIBILITY
Bratislava residential market currently misses approximately 40 000 units Between 2000 – 3000 units is built each year in Bratislava Price growth trend could be observed, from the beginning of the year each quarter prices grew at least 14% year-to-year
Trnavské Mýto – 1,8 km – 3 min City center – 3,7 km – 7 min D1 highway – 3,8 km – 6 min Airport – 5,3 km – 8 min.
OFFICES MARKET Office development completions 2020 – 50 000 sqm (till end of Q3 2020) - since 2016 each year more than 60 000 sqm of offices is completed Office development under construction – 87 000 sqm (Q3 2020) Vacancy rate Bratislava, whole city - 9,82% (Q2 2020) Vacancy rate Bratislava, inner city - 4,95% (Q2 2020)
UNEMPLOYMENT RATE Bratislava region - 4,62% Slovakia - 7,35%
Good bus connections
Located on a tram line
Railway connection
D1
ZÁTIŠIE D2 Airport Tomášiková St.
City center
D2
R7
D4
Projected prolongation of Tomášiková street
ZÁTIŠIE
LOCATION
Everything you need for the right work-life balance. Always at hand
train station – provides connection to Bratislava main train station direct connection to the city center – Vajnorská street with tram lane provides great accessibility
area with potential for future development of this location according to suitable city masterplan regulation Kuchajda lake - sport and recreation area, very attractive element from whole Bratislava III district Pasienky – multi sport zone with majority of football amenities but provides also possibilities for other sports. Its green fields enriches whole location offices – myhive towers, LakeSide Park – great source of people for retail and companies searching for better premises in same good location
shopping center VIVO!, grocery store YEME, Kaufland, Farmers market
favourite residential district
ZÁTIŠIE
Project is designed in the neglected area with warehouse and administrative function with a great potential. Goal of the project is to extend possibilities for living according to the demand, create office spaces adapted to requirements of sustainability and especially to maximization of the comfort of end users and to add civic amenities to restore vitality in the area and give it touch of a city character. That is why we choosed urban block structure as a starting point which we have formed to reach the sufficiency of privacy and also openness to its neighborhood.
WORK
Administrative spaces are situated along Vajnorská street so they are well visible and attractive for future tenants and also to create a filter for other buildings and public exterior spaces. We have diversified offices as the product into several types. First are A class offices in the Building B which is smaller building with possibility to be leased by single tenant and modified to tenants special requirements but also qualifies for a multitenant model. Building offers lot of modern benefits such as vegetative roof, loggias on each floor or generous space for coworking concept. Second type are B class offices or work-and-live concept, it is optional as an alternative in object A levels 3 to 6.
LIVING
Residential part is adapted to current requirements of the market and uses potential of the area at maximum. Flats and apartments are conceived to offer most of the possible benefits and eliminate negative influences such as noise from the Vajnorská street or railroad. Moreover the flats are split into categories according to prevailing advantages so the final target group is as wide as possible – attractive to different kind of buyers and accessible to more income groups.
INFRASTRUCTURE
LIVING PARTER
Part of the project is an investment in public infrastructure through reconstruction of crossroad of Vajnorska and Tomášikova street and erection of 1st phase of Prolongation of Tomášikova street, which will create comfortable access to the project and enrich pedestrian pathways and spread the cycling infrastructure
Added value and attraction for future inhabitants, tenants or visitors will be retail premises on the ground floor, which will help to create urban atmosphere in connection with public spaces. Through this the project is enriching the whole location and adds something that is missing here. It is supposed to attract people from the whole neighborhood and offer connection friendly atmosphere
PROLONGATION OF TOMÁŠIKOVA ST. | corridor for 2nd phase
PROLONGATION OF TOMÁŠIKOVA ST. | PHASE I
Plot area
15 774 m2
Floor area
34 866 m2
BUILDING D | living PHASE II
BUILDING E | living PHASE II
PHASE II | plot area 4229 sqm Extensive green courtyard, which will include outdoor fitness elements, benches and a playground PHASE I Outdoor parking for visitors to fitness, wellness or other facilities PHASE I Semi-public courtyard PHASE II
Newly created square with terraces of restaurants or cafes, greenery and water features PHASE I
BUILDING C | apartments PHASE I More than 380 m of cycle paths, most of which are two-way with a minimum lane width of 1.5 m PHASE I
Reconstruction of the intersection, where new lanes will be added to make acces to project more comfortable PHASE I
BUILDING A | living and apartments PHASE I
BUILDING B | Office PHASE I
MIXED- USE OBJECT | I. P penthouses
BUILDING A
Object A is not only height dominant, but also expression dominant of the whole project. Object is situated right on the corner of Vajnorska and Tomášikova street thanks to what creates not only counterweight to neighboring office building Lakeside Park but is also well visible and offers incredible views of Kuchajda lake and sport and recreation area of Pasienky. This is biggest added value which we work with and emphasize it even further. Facade segmentation unfolds from different functions used in the building. Ground floor and mezzanine are dedicated to retail spaces and generous lobby and communicates with adjacent public square and surrounding pedestrian routes.
flats
interface terrace apts., office
3rd to 6th floor are dedicated to apartments with a possibility of transformation to offices and 8th to 17th floor are dedicated to living. 7th floor, so called interface floor contains another administrative premises and community space to raise standard of the building and panoramic terrace with greenery, views which is usable by office or flats owners.
No. Of above groundfloors No. Of flats + apts. Number of parking spaces Floor area
Sales area – flats & apartments
lobby, retail
17 103 + 44 171 12 209 m²
8 389 m²
Sales area – office
249 m²
Sales area– retail
269 m²
Typical floor effectivity
72,7 %
PHASE
Transition floor
Groundfloor
Covered terrace space Retail permises with mezzanine
Community spaces
fitness, family room – 184 sqm Office permises
Retail permises
Green terraces with views over Kuchajda lake
3rd – 6th floor | apartments
3rd – 6th floor | office option
3-room 78,0 + 6,3 sqm 2-room 61,5 + 5,3 sqm
1-room 36,3 sqm
2-room 50,1 + 7,2 sqm
1-room 41,1 + 5,0 sqm
3-room 78,0 + 6,3 sqm
2-room 61,5 + 5,3 sqm
2-room 53,1 + 9,9 sqm
2-room 50,1 + 7,2 sqm 2-room 53,1 + 9,9 sqm
1-room 38,0 + 5,0 sqm Direct view from the entrance to exterior
MIXED- USE OBJECT | I. PHASE BUILDING A
3rd – 6th floor are designed to maximum flexibility. Primary goal was to maximize space for living, but the final product is more apartment (non-flat) based with the layout scheme almost similar to typical residential floor. However, based on a market changes or authority requirements in the future, these floors are easily transferable into offices. Floor height is prepared for office requirements and also the facade solution offers possibility for further layout changes. This kind of variability supports the product diversification and reduces risks. Apartments count 1 – room flats (36 – 41 sqm)
12 (27,2 %)
2 – room flats (50 – 61 sqm)
24 (54,5 %)
3 – room flats (78 sqm)
TOTAL
8 (18,1 %)
44
BUILDING A | BILANCES ALTERNATIVE OFFICE & APARTMENTS No. of above groundfloors No. of apartments Number of parking spaces
Floor area
17 103 171
12 209 m²
Sales area - apartments
5 774 m²
Sales area – office
2 862 m²
Sales area– retail Typical floor effectivity
269 m² 72,7 %
MIXED-USE OBJECT | I. PHASE BUILDING A
Location, the whole expression and benefit in the form of views predetermines flats to be not fit only for buyers searching for their own housing but also for investment buyers. Such a product has a potential to attract more creditworthy clientele in the higher middle and higher segment. At the same time product remains relatively well accessible throughout whole spectrum of potential buyers despite higher price per sqm. It is secured by the flat composition and flat disposition solutions and floor layout.
4-room 127,3 + 39,5 sqm
4-room 122,7 + 45,6 sqm
Majority of flats consists of 2-room flats, on typical floor there is 6 of them and they are diversified regarding the interior area to reach different absolute prices. 3-room flats offer attractive accessible flats but still with nice views of the hills. 1-room flats complement the flat composition so the whole floor layout has ratio and maximally uses the total floor area. Plus, these smaller flats will push the price per sqm higher. Generally we have focused on to daily space, to bell well furnishable and connection between exterior areas and views, sufficiency of storage space and avoidance of useless hallway space. Flat composition is complemented by 4 high standard 4-room penthouses with terraces and amazing views. 4-room 127,3 + 39,5 sqm
1 – room flats (32 – 40 sqm)
27 (26,2 %)
2 – room flats (48 – 59 sqm)
54 (52,4 %)
3 – room flats (74 sqm)
18 (17,4 %)
4 – room flats (122 – 127 sqm)
4
TOTAL
103
4-room 122,7 + 45,6 sqm
(3,9 %) 17th floor - penthouses Direct view from the entrance to exterior
3-room 74,1 + 6,3 sqm
VIEW
2-room 59,3 + 5,4 sqm
lake, city, hills
1-room 32,9 + 6,7 sqm
2-room 48,6 + 7,1 sqm 3-room 74,1 + 6,3 sqm
GENEROUS living space
1-room 40,4 + 5,0 sqm
SUFFICIENT Storage space
2-room 59,3 + 5,4 sqm
2-room 55,4 + 6,1 sqm 2-room 48,6 + 7,1 sqm
DIVERSITY of the product
2-room 55,4 + 6,1 sqm
1-room 37,4 + 5,0 sqm
Typical floor with residential units
Direct view from the entrance to exterior
OFFICE BUILDING | I. PHASE BUILDING B
Building B, except for retail premises on the ground floor is monofunctional, with focus on the office spaces. A class administrative building in such a small scale (less than 5000 sqm NLA) will be interesting product on the office market. It reacts to current companies needs and lot of negative feedback to standard administrative buildings. Building can function in a single tenant model but also in a multi tenant model where companies can lease whole floor or its part. Biggest benefits are quality interior environment, which is supported by opening windows, exterior areas on each floor, good visibility of the building form frequented crossroad, possibility to rest outside on the public square or courtyard and design community roof for organizing company meetings or just relax which is unique in this location. 1st and 2nd above ground floor offer spaces for co-working concept, support its basic principles such as accessibility or openness and create good working environment for starting companies
Number of floors Number of park spaces
7 132
Rough floor area
5 903 m2
GLA office
4 758 m2
NLA office
4 586 m2
GLA – retail GLA to GBA ratio
436 m2 88 %
SUSTAINABLE building
MAXIMUM flexibility
HEALTHY office environment
VISIBILITY from each corner
Furniture storage
Business lunch and meetings
Relax zone, activities and interaction
Inner green island
Informal meetings Activities and interaction
APARTMENTS | I. PHASE BUILDING C
Building C has from the location point of view least attractive position. That is why we have focused on elimination of negative aspects during designing the building to create another product with a potential. Characteristic sign is exterior hallway in the lower part of the building. Because of this, all the units could be oriented into green courtyard. Regarding higher parkt of the building, we have applied more common principle with building core in the middle for maximal usage of floor area and flexibility of spaces regarding change of function. In the apartment alternative, the product is aimed to middle segment with focus on smaller units, starting apartments, apartments for single people or young people. Units will be designed in detail to meet the nowadays requirements of specified target group and should offer something extra which will attract the target group. In the office alternative, we have created product for smaller companies, businessmen or self employed for whom is better to own their premises instead of leasing while the liquidity is secured by possibility to change the office to apartment and sell, or sell as an office with tenant. Units are matchable so the size of the space can be adapted to different needs.
No. Of Above Ground Floors No. Of Units No. Of Parking places
DESIGN WITH INDUSTRIAL ELEMENTS
98 108
7 993 sqm
Sellable area – flats
4 844 sqm
Typical floor effectivity
MIDDLE SEGMENT ORIENTED
4/9
Gross floor area
Sellable area – retail
FLEXIBLE LAYOUTS
544 sqm 75,1 %
SWITCHABLE FUNCTION
Oriented to quite courtyard
Exterior hallway
Typical floor – version with apartments
Small 1-room units
Typical floor – office units alterantive
PHASING OF CONSTRUCTION I. PHASE – part 1
During the 1st phase of construction should be finished 1.part of Prolongation of Tomasikova street including neccessary modifications on Vajnorská Street, crossroad Vajnorská – Tomášiková, pedestrians pathways and bike paths. With these works, left turn from Vajnorská street and also separate right turn lane to access the project will be created. During this phase it will be neccessary to erect circular road around the project Zátišie with temporary access to the garages under Building A. Underground garage in this part of construction will be built only for needs of building A. With this building first part of public square will be built plus green filters on the sides of the building and part of the green courtyard.
I. Phase – part 2
I. Phase – part 3
◄ I. Phase – part 2 In this part of 1st Phase project will be supplemented with administrative building B with extension of garage to cover the needs for parking. While this part of garage is also a foundation for the public courtyard, it will start to gain its final contours.
◄ I. Phase – part 3 In 3rd Part of 1st Phase a border from Vajnorská street and railway will be finished by erecting Building C which will make public courtyard comfortably usable. During this part of the phase main entrance to garages is built which is situated in northern part of Building C.
▲ II. Phase – project finalization During 2nd phase, Buildings D and E will be concstructed, which will give the project its final look and will complete all the spaces to give them projected atmosphere. For example the square will be bounded from all sides to get its urban feeling. If neccessary, garages from both Phases can be connected into one.
◄ II. Phase – parking Underground garage covering needs for static transport of the 1st Phase works as a whole, but it is designed to be constructed sequentally so during each part of the phase, previous part can work without bigger restrictions.
DESIGNING AT GROUND Public life is the essence of urbanism. In a good urban neighborhood, the groudng floors of the building work symbiotiacally with the surrounding sidewalks and public spaces. That is what we have focused on in project Zátišie. To create vital ground level environment that brings city atmosphere to attract people. Ground level in project Zátišie is a thoughtful network of interior and exterior spaces that work together well.
1 749 sqm
of retail premises
Forecourt – filters noise, dust and eliminates local heat island
New bus station
1 000 sqm public square
1st Phase café 1st Phase Beer pub
Building A lobby Building B lobby
120 sqm
Of terraces for cafés and restaurants
Green filter
FLOOR | I. PHASE
Exterior spaces are designed to be safe, comfortable and engaging without any obstacles on important and logical routes and also contain places that encourage to stop and relax for a while and offer places to hide from sun during hot summer days but also otherwise offer places to enjoy the sunglight when necessary. Interior places are dedicated mostly to civic amenities to supplement the necessary shops and services.
Where building meets the street They are situated on the most exposed and visible places and according the character of exterior space around. Public square is an element that is missing in a wider area. Kuchajda lake offers perfect daily space during the summer, but at one point the life there ends and people have to go somewhere else, and it has to be far away. There is only a few places around to have a coffee on a nice terrace that provides city atmosphere or a drink at night throughout the whole year.
Public courtyard Retail premises in Building D and E Step seats for relax and to connect square and courtyard
Two-story space for fitness and wellness Building C lobby Two story Co-work space
New bus station
II. PHASE BUILDING D & E
Part of the plot dedicated to 2nd phase of the project has good conditions for residential function. Two buildings isolated from Vajnorská street and railway complement spatial concept of the project. Building D is located along Prolongation of Tomášikova street and reflects to street type of urban development or even block development if we look at the project as the complex. Building E is even more isolated from negative influences and with its location in the middle of the projects it determines public and semi public courtyard. Regarding the different level of quality of these buildings we have chose different conceptions in flat composition but together with Building A they fit into the market needs. Building D contains smaller apartments, with more accessible absolute price. It will be interesting for investment buyers and middle segment buyers with lower budget searching for their own housing. As many as possible flats will be oriented into courtyard and when necessary, to the Tomášikova street will be facing only smaller units or only part of 3-room flats. Majority of flats will be 1-room and 2-room flats.
Large semi public courtyard
Product diversity
Building E is a product for living which consists mainly of 2- to 4-room flats and more than to absolute price it is focused on flat disposition quality and should meets all the requirements for long term housing. Bases for such a concepts comes from building location while both sides of the building are oriented to courtyards. Top floor of both buildings are dedicated to larger penthouses with terraces.
2nd phase of the project is now based on older study of apartment buildings and mathematical model of balances of future building designs which are expressed based on regulations from City masterplan and the former architectural study. That is how we were able to extract gross floor areas, sellable areas, etc. With relatively small deviation.
Quite and cosy housing environment
6
7
1 – room flats
26 (23,6%)
No. Of Units
53
57
2 – room flats
55 (50,0%)
No. Of Parking places
75
90
3 – room flats
17 (15,5%)
Gross floor area
3 700 m2
5 820 m2
4 – room flats
12 (10,9%)
Sellable area – flats
2 420 m2
3 682 m2
TOTAL
250 m2
250 m2
73 %
73 %
No. Of Above Ground Floors
Sellable area – retail Typical floor effectivity
110
PROJECT
HIGHLIGHTS OUTSTANDING PUBLIC SPACES
Ideal sized square with restaurants and cafés to bring active life to location and attract future inhabitants or tenants. Square contains greenery, water elements, urban furniture and step seats as a connection with other public spaces
Large common courtyard
with lot of greenery between building C and E offers space to play, rest, sit, walk or workout plus helps create good environment for surrounding buildings and it will positively impact staying in buildings through perception of the space and greenery.
Semi-public courtyard
between Buildings D and E brings greenery with its positive influecnce right into the homes of people
SUSTAINABLE SOLUTIONS Rainwater retention and reuse systems Extensive greenery systems on roofs Retention tiles on outer parking spaces Rain gardens
Water nebulizers Windbrakes and Hedges
ATRIOS GROUP
The Atrios brand was created on January 1, 2000 in Vienna and soon after that has expanded to Slovakia. Today we have three independent subsidiaries in Bratislava, Košice and Vienna. Atrios group now consists of three divisions - architecture, project management and development and they are interconnected. Thanks to the division and their mutual cooperation, ATRIOS is a guarantee of quality work from the architectural design to the handover of the finished building into the hands of its end users. Our brand is something we deeply care about and we want this connection to be seen in our every project. We believe, that real estate development can be done decently, responsibly and with the respect to the existing environment and community.
At the heart of our efforts is always a project - a new value.
PROJECT DEVELOPER:
Vladimír Jakša v.jaksa@atrios.eu +43 664 410 15 10
Peter Kysela peter.kysela@atrios.sk +421 917 233 333
Matej Jelínek matej.jelinek@atrios.sk +421 918 245 445
Atrios real estate s.r.o.
Pavol Čechvala chief architect A3 ARCHITEKTI s.r.o.
TEAM Matúš Slamka, Radka Slaná, Michal Poljak, Zuzana Basandová, Michal Borský, Marko Brix, Alex Turan, Dušan Cintula, Ján Synak, Zuzana Konečná, Hana Baňacká
Oskar Mészár architect A3 ARCHITEKTI s.r.o.
www.atrios.sk