progressive buildings by nomo concept enhr 2013 english version

PROGRESSIVE BUILDINGS

PAPER

INDEX1 INTRODUCTION.................................................................................................................................................................................... 32 ¿WHAT IS PROGRESSIVE BUILDINGS?............................................................................................................................................. 33 COMPETITIVE ADVANTAGE................................................................................................................................................................. 3

3.1 PROGRESSIVE DIMENSION (SUPERFICIES UTILES)............................................................................................................. 33.2 MANAGEMENT MODEL (PROJECT MANAGEMENT)............................................................................................................... 3

3.2.1 ASSET MANAGEMENT........................................................................................................................................................ 43.2.2 LEGAL STUDY ..................................................................................................................................................................... 43.2.3 ECONOMIC STUDY............................................................................................................................................................. 4

3.2.3.1 BUYER......................................................................................................................................................................... 43.2.3.2 PRODUCTOR............................................................................................................................................................... 4

3.3 INCREMENTAL SURFACES (ACABADOS)................................................................................................................................ 53.4 SISTEMS PLUS (INCREMENTO DE PRESTACIONES)........................................................................................................... 53.5 MODEL OF MARKETING (PRODUCT MANAGEMENT).............................................................................................................. 5

3.5.1 NICHES ICWOO................................................................................................................................................................... 53.5.2 MANAGEMENT DYNAMICS IN DEMAND FUNCTION........................................................................................................ 53.5.3 MARKET STUDY ................................................................................................................................................................. 6

3.5.3.1DEMAND ANALYSIS..................................................................................................................................................... 63.5.3.1.1 FAMILY FACTORS............................................................................................................................................... 63.5.3.1.2OCCUPATIONAL FACTORS................................................................................................................................ 63.5.3.1.3 ECONOMIC FACTORS....................................................................................................................................... 73.5.3.1.4 SOCIAL FACTORS.............................................................................................................................................. 73.5.3.1.5 PERSONAL FACTORS........................................................................................................................................ 7

3.5.4 ARCHITECTURAL FEASIBILITY STUDY............................................................................................................................. 73.6 NOMO Evolution............................................................................................................................................................................ 73.7 BUILDING MODEL LEAN CONSTRUCTION (CONSTRUCTION MANAGEMENT)..................................................................... 8

3.7.1 MODULATION....................................................................................................................................................................... 83.7.2 PREFABRICATION (REDUCCION TIEMPO EJECUCION).............................................................................................. 83.7.3 INDUSTRIALIZATION ........................................................................................................................................................ 8

4 METHODOLOGY................................................................................................................................................................................... 85 AGENTS................................................................................................................................................................................................. 8

5.1 EQUITY INVESTOR...................................................................................................................................................................... 85.1.1 MIGRATION OF INVESTMENT TO THE PERIPHERY........................................................................................................ 8

5.2 CLIENTS........................................................................................................................................................................................ 8

INDEX OF FIGURESIlustración 1: Evolución de demanda de superficie. Fuente: NOMO Concept.......................................................................................... 6Ilustración 2: Régimen de vivienda. Fuente: NOMO Concept.................................................................................................................. 6Ilustración 3: Salario medio España. Fuente: INE..................................................................................................................................... 7Ilustración 4: Fuente: INE.......................................................................................................................................................................... 7


1 INTRODUCTIONThe composition rigid housing is not adapted to family needs that evolve over time.

Although in diferent regulations fxing the life of a residential building in 50 years and a public in 100 years, it is obvious that the life of a building is greater than the lifetime of the technologies implemented in it and that the time of use by a family. A building serves to support activities that change over time, therefore, the greater the flexibility of the building the higher its value.

It is obvious that a building project that takes into account the possible updates of applications, systems and user needs, controlling from the design stage the costs of these changes, increases the value and versatility of the investment.

Therefore, the project feasibility analysis should take into account not only the construction but also maintenance costs, updating and residual value.

2 ¿WHAT IS PROGRESSIVE BUILDINGS?Progressive buildings is a system of comprehensive residential building that caters to the needs of families in housing throughout the duration of family life.

Progressive buildings addresses the problem from the following points of view:

• Evolution of surface needs

• Investment capacity

• Aesthetic Evolution

• Family Financial Management

It is based on the ability of aggregation and segregation of housing units to the main house, for it carried out a study of composition and management system that allows these changes with very low cost of adaptation. The conversion time can range from one hour to one week so that this dynamism allows modifcation of the ofer very efficiently.

3 COMPETITIVE ADVANTAGE

3.1 PROGRESSIVE DIMENSION (SUPERFICIES UTILES)

The surface of the families needs evolve over time and therefore the house must evolve with them. The creation of combined primary units allows dimensional evolution of housing in a way that overcomes the gap between family needs and housing capabilities.

The compositional structure of the buildings allows progressive buildings varied combination of these elements that spans the spectrum without generating the idea dimensional duplicate items.

Superfcieal this combination it is possible both on the same floor as successive plants. Although product rationality is limited, afer having analyzed the market variables, the initial plant and immediately above and below.

By the same criteria as the project analyzes the target market in all its aspects is optimized initial unit combinatorial perimeter 8. Obviously we have analyzed the possibility of generating a complete plant housing and by extension The factors according to established a house of 3 floors complete.

3.2 MANAGEMENT MODEL (PROJECT MANAGEMENT)

It is obvious that the fnancial market since the crisis of 2007 and beyond, it will not continue to fund property developments with no real guarantee of the promoter and always limited, except in certain very specifc cases, the funding to a range between 60 and 80% of Finished Building hypothesis (HET). Thus it becomes evident the necessary emergence of a type of promoter that has long been like the equity residual.

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The buildings, in general, there MUST be produced as a good construction and sales but it MUST be conceived as an investment as a rental building that may or may not evolve into a progressive sale. Thus the vision of a promotion that part of a sale and other items for rent and the management of them is smarter, according to the current market situation (and this does not seem to be acambiar for many years)

3.2.1 ASSET MANAGEMENT

This new scenario is used by asset management promotions, (instead of the traditional production-sales scheme) in that part of the promotion is intended for sale and rent another.

These housing for rent, with time limited contracts, booking will surface to add previously sold homes.

A system option commitments can increase the total value of the promotion and generates a yield curve lying and therefore a lower tax.

The project arises with this premise and resolves allowing changes technically simple and inexpensive. For instance is to double surface is only necessary scoring 5 meters of partition.

3.2.2 LEGAL STUDY

The management system required only in Spain, for the inclusion in the articles of constitution of condominiums, a clause that allows the aggregation and segregation units. Such operations of aggregation and segregation are lifable to the public today and are part of a common practice in land, both rustic and urban. Their realization, therefore, is not unusual properties.

3.2.3 ECONOMIC STUDY

The economic study has diferent aspects. On one side is the other buyer and the producer. Economic issues of the rest of the chain, while signifcant, are not a priority and that are part of the traditional real estate agent and property administrator (fgures both in need of a "full reset" in Spain)

3.2.3.1 BUYER

For the buyer PROGRESSIVE BUILDINGS represents a paradigm shif, because instead of having to buy goods which do not necessarily need and mortgaged to it until 40 years and assume fnancial expenses that can reach easily, in 150% of the sale price property, a mortgage can set much lower (around 40% of the usual in Spain and thus assume a much lower cost of fnancial expenses) and generate a reserve fund this amount may be used in the acquisition of the expansion unit or units.

The cost of acquiring reserves is in the form of partial cost endorsement so that capitalization does not occur in this area.

The interest savings can approach 50% in determiandas operations.

On the other hand there are several scenarios of liquidity and proftability in the process of disinvestment when housing is not necessary.

Rental unit that is no longer used: savings of rent and related occupancy costs.

Unit is rented property: rental income and disposal costs habitability

Owned unit sold: total income of sale and disposal costs habitability

Property unit in reserves: income of booking and negotiating ability of occupancy costs

This position is very important added is the ability to unwind positions and face liquidity problems easily cope with the situation by default foreclosure albeit a small part. The family in case you can not deal with the mortgage in some of the units may choose to liquidate or sell to, thus, raise cash and reduce its debt.

This is the best way to remove a pressing problem as that of the families lef homeless by seizure of their residence.

This PROTECTED CELL, could have, by the administration, a special character and be protected by the law as has been done with bank deposits.

3.2.3.2 PRODUCTOR

For producer the system assumes a change of mind (in Spain) and induces a investment management, fnancial and other tax revenue streams that come from the rental income and management (product management) and extraordinary income from the sale of the properties.

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On the other hand it generates additional business line as building maintenance that must be borne by all owners and the producer of the building situal a bargaining advantage because it has most of the parts.

Other unusual income to date arising from asset management and reserves, in addition to the short term rental that occur in one part of the house with option to buy or rent

3.3 INCREMENTAL SURFACES (ACABADOS)

The generation of a project very carefully to analyze the evolution of the building on issues of fnishes, fxtures and tiles and therefore can be adjusted initial investment genereando sales units with a basic level of fnishes that will be modifed and increasing as the owner wants.

We have established 3 levels of INCREMENTAL SURFACES:

-NOW WE START

-GROWING

-luxing

each involves specifc solutions to housing conditions and are scalable, so that it may, by a previous study, passing from one to other levels generated one an investment where there is increasing economic losses.

3.4 SISTEMS PLUS (INCREMENTO DE PRESTACIONES)

We have developed a system of increased housing benefts based on family evolution and this system can generate specifc spaces for certain personal and family activities in optimal conditions. These are some of the specifc solutions:

PLUS private wellness

PLUS urban garden

PLUS sport

PLUS working area

PLUS climate

PLUS cook & fun

PLUS epicure

PLUS car show room

PLUS sound & video

PLUS domotic

PLUS accesibility

3.5 MODEL OF MARKETING (PRODUCT MANAGEMENT)

3.5.1 NICHES ICWOO

PROGRESSIVE BUILDINGS allows niche markets and social groups have not met their needs can have an ofer that meets your needs.

From large families, students or expatriates numerous social groups (family clans, religious groups) are eligible for a home that meets your expectations out of the conventional supply.

3.5.2 MANAGEMENT DYNAMICS IN DEMAND FUNCTION

The rapid modifcation of space and the ability to perform economic system allows the salesperson or manager products put on sale the demand function in a very dynamic, even for sporadic events such as sports and cultural competitions mass

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3.5.3 MARKET STUDY

3.5.3.1 DEMAND ANALYSIS

The end user demand regarding housing evolves over time. This development not only has to do with aesthetic tastes, but especially for adequacy needs space and surface. The reasons, among others, are:

• Family.

• Labor.

• Budget.

• Social.

• Personal.

Referencing the Spanish traditional residence Concept NOMO has studied this evolution and the results of this analysis are worrying about the structure of the housing market.

3.5.3.1.1 FAMILY FACTORS

Starting from the acquisition of the property by an individual, family formation and evolution to the end of life of the owner, lead to a determination that:

The surface of the acquired dwelling never satisfy the demand.

The evolution of the demand for useful surface area of a house frst inhabited by a single person and the housing developments of a couple with two children and the situation afer the emancipation of these, produces the following curve:

From 10th year housing surface will have a defcit between 33% and 50%. This anger defcit decreasing to represent a defendant surface excess of 30%.

It is verifed that the majority of existing homes on the market do not meet the needs of buyers.

3.5.3.1.2 OCCUPATIONAL FACTORS

Investment in home ownership, despite the obvious beneft asset, involves "binding" professional place of residence since many of them are "anchored to your mortgage." Besides the cost becomes unafordable mortgage ofen in times of crisis.

The geographical immobility in Spain work fnally begins to feel like a waste of opportunity and, compared with the rest of the European Union, may explain one of the reasons for the lack of competitiveness of Spain.

More and more workers, especially professionals and executives perceive their professional future depends on their geographical mobility.

In Figure 2 you can see the huge diferential between Spain rental housing and community partners.

Thus promotions that are consistent with this approach must contain a sufficient amount of housing stock to meet the demand for rental.

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Ilustración 1: Evolución de demanda de superficie. Fuente: NOMO Concept

05

1015

2025

3035

4045

5055

6065

70

0

50

100

150

200

EVOLUCION DE NECESIDADES

Matrimonio con 2 hijos

SUMATORIO SUPERFICIES MINIMAS VIVIENDA

Tiempo desde la adquisicion (años)

Sup

erfic

ie m

ínim

a (m

2)

Ilustración 2: Régimen de vivienda. Fuente: NOMO Concept

EUROPAESPAÑA

ALEMANIA

0,00%20,00%40,00%60,00%80,00%

100,00%

REGIMEN DE VIVIENDAS

ALQUILER

PROPIEDAD


3.5.3.1.3 ECONOMIC FACTORS

The evolution of income of most families has a parabolic shape, so the more investment fts in well as high-priced housing, the curve, the family will have greater fnancial stability.

Obviously it makes no economic sense to invest a lot of money in the initial stages of incorporating young couples to the labor market and paradoxically is what happens in most families.

3.5.3.1.4 SOCIAL FACTORS

Career progression and increased derivative fnancial resources usually involves a change of address at least one family member or need to increase the area of housing, as the inadequacy of the surface of the housing to the needs of the family is in the basis of the problem, this is not possible today.

On the other hand it is found that as socially scales further appreciate the importance of display of wealth in the family home. This investment in housing has to do with slight compositional changes but a high increase in the value of the facilities and coatings.

This increase should be considered from project and can be programmed fnancially.

3.5.3.1.5 PERSONAL FACTORS

The vital evolution involves a progressive loss of physical abilities, primarily motor that necessitate that housing meets these new requirements.

But it is also necessary to consider that it takes care of older people involved that households must readjust to this situation, creating suitable living conditions.

3.5.4 ARCHITECTURAL FEASIBILITY STUDY

There have been numerous feasibility studies architectural buildings both in height and low density housing.

These studies obviously are beyond the scope of this preentacion. They are available under certain conditions, more info at [email protected]

3.6 NOMO Evolution

It is the service company that provides the ultimate purchaser, throughout the life of the building, all the services required in the maintenance and adaptation of housing, support him in every technical aspect of property development appears along the time.

It is the end user providing any services you may require in your home, from maintenance to the provision of services like catering or family caregivers.

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Ilustración 3: Salario medio España. Fuente: INE

Ilustración 4: Fuente: INE

mailto:[email protected]


3.7 BUILDING MODEL LEAN CONSTRUCTION (CONSTRUCTION MANAGEMENT)

3.7.1 MODULATION

The modulation, as basic element PRODUCTIVITY has been analyzed extensively both unitary elements of room (bathrooms, kitchens, bedrooms, etc.) and composite housing

3.7.2 PREFABRICATION (REDUCCION TIEMPO EJECUCION)

PROGRESSIVE BUILDINGS from the construction point of view considers these elements as overall system optimization and increased quality

3.7.3 INDUSTRIALIZATION

All furniture system has been analyzed from the standpoint of employment modular and efficient products

4 METHODOLOGYMarket analysis used data published by the statistical agency in each country, the relations of $ / m2 for each type (detached, single-family, low density condo, condo in height) and area in urban structure (ring periphery ring suburb, residential ring, middle, high level areas).

For numerical studies use the following worksheets in its latest version (if you do not fnd the link search later version):

typologies demand analysis by country

Appointed typologies analysis lifecycle

Considering the target market environment in all of its parameters, minimum floor space per person, number of family members and household income, the situation is as follows:

5 AGENTS

5.1 EQUITY INVESTOR

For the investor is a business line sustained over time and regularly in billing, with the advantages that this entails from the point of view of accounting, fnancial and tax.

The heritage character is a business model change is perceived as stable as product performance persists over time and opens a window for extra liquidity as the environment gains value.

The level of fnishes on demand produces a smaller investment, and who will own those who increased according to their purchasing power.

5.1.1 MIGRATION OF INVESTMENT TO THE PERIPHERY

There is a system of analysis and evolution zonal opportunity exceeds this presentation

5.2 CLIENTS

For the buyer is a lesser burden because it acquires surface as the need arises and this is usually in line with the natural increase family income over time. Besides fnancial expenses and overheads are lower operation. From the point of view of property acquired expectation is met with a minor loss of liquidity.

The ownership unbundling implies the possibility of acquiring other assets that give variety to the family estate, which is, in turn, greater ease in through mortgage refnancing.

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For the tenant assumes the possibility of, through the option to buy back some of the rental expense.

Another customer objective of this type of housing are private companies with high mobility of staf that can make internal use of their employees displaced location, in combination with short-term rental service to other companies (computer equipment furnished offices and technical ). It thus creates an asset that can be traded as zonal evolution substantially increase asset value.

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DESIGNED IN VALENCIA BY NOMO Concept

Contact us at:

web: www.nomoconcept.com

e-mail: [email protected]

phone: +34 961 402 050

twitter: @NOMOCONCEPT

The information contained in this document may not be the updated and current. The updated version can be obtained by writing to the e-mail contact. All information contained in any of our documents, whether in paper or electronic form may be modifed by NOMO Concept SL at any time without prior notice

progressive buildings by nomo concept enhr 2013 english version

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