neretva elite residence - integral elektro...the neretva river is the most beautiful river of bosnia...
TRANSCRIPT
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Neretva Elite Residence Konjic, Bosnia and Herzegovina
By Integral Elektro doo
Sarajevo, Mart 2014
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Konjic Elite Residence
Integral Elektro doo Sarajevo
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Table of Contents
EXECUTIVE SUMMARY 3
HIGHEST AND BEST USE 4
PROJECT DESCRIPTION AND SITE LOCATION 5
SWOT ANALYSIS 10
PROJECT EXTERIOR RENDERING 11
PROJECT ZONING 15
BOSNIA AND HERZEGOVINA 16
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Konjic Elite Residence
Integral Elektro doo Sarajevo
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Executive Summary There is a strong demand in Bosnia and Herzegovina for well-built and serviced
accommodation that meets client’s standards. There is a lack of supply of quality and good
located residences providing relaxing atmosphere. Recently with an increase of a demand for
an elite and client oriented residences a new developments have began in the close range of
Sarajevo area. Sarajevo as a capital of Bosnia and Herzegovina is responding to the emerging
demand in certain and limited extends due to space limitation. Therefore, Sarajevo and other
Bosnian cities are
responding to emerging
demand with new hotel
capacities for shorter
stay, but for the long-
stay, capital city and
other cities of B&H
lack of such
accommodation.
Integral-Elektro, the
company with a long
experiance in
construction recognized
the potential of Bosnian
beauty in the emerging
market. The selected
location for Elite Residence has been carefully selected to emphasize Bosnian natural beauty
potential and to offer top-notch location and residential development. The undisturbed nature
of river Neretva provides unique experience. The project is located along the river shore, next
to the city of Konjic and it is well connected to road infrastructure. The location is easy
accessed from the capital city and the airport; it is just 45 minutes drive from the Sarajevo city
center. The Residence is well connected to the Mostar, Sarajevo, Croatia and many other
attractive locations.
The project is developed as a fully operated closed elite residence with a accommodation
capacity of 70 villas, hotel with a capacity of 22 rooms, recreation area, car parings and rent-a-
car facility, retail area. Community center is intentionally located in the center of The Elite
Residence community as a representative of community strength, surrounded with water as a
symbol of tranquility. The whole community developments are design to serve a client in the
achieving relax and unique experience.
City of Konjic
Bridge and tower
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Konjic Elite Residence
Integral Elektro doo Sarajevo
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Highest and best use
Area along the Neretva river from Konjic to Glavaticevo for many years now is used mainly as
a recreation area. As mentioned in Site description kayaking and rafting are two of most
popular sports in this region and they are attracting many visitors from Bosnia and
Herzegovina and visitor from other countries.
According to the some finding, little bit further from the site toward Glavaticevo, group of
enthusiastic young people are developing center for extreme sports. The natural resources are
in focus when it comes to this region.
City of Konjic (municipality of Konjic) invested a lot of resources in improving the overall
appearance of the city. The old bridge in Konjic has been reconstructed recently, and adjacent
properties were refurbished. New pedestrian zone along the river from the old bridge had been
developed, new city light are at place and currently the municipality authorities are planning to
install surveillance cameras at public areas to reduce risk of criminal, and to make a city safer
for there citizens and tourists.
Municipality of Konjic is supporting and developing tourism as main focus of the city
surrounding and city itself. In the recent years the hotel “Garden City” opened and they are
successfully filling their capacities with tourist.
Since the plot is not in the city zone the residential- apartments development of several stories
for local population is not feasible, since the city center is have sufficient capacity of
dwellings, and several new developments are in plan, additional majority of the local
population in the city and its surrounding prefer individual housing.
The area is nor suitable for a retail development due to the fact that the city entrance, on the
road from Sarajevo to Konjic is zoned as commercial area.
Taking into a consideration all, location and of the plot and allowed sort of developments we
can conclude that the type of the residential touristic oriented development is the best use.
Since the project is not developed to its final (approved concept and design development) the
highest utilization of the plot and the project cannot be examined and analyzed at this stage.
What is known currently at the stage of design in place is that the project is fulfilling elements
from which the positive conclusions can be driven.
The room rates at the Garden City hotel for month of June is 75 Euros per a night; it is four-
star hotel as per hotel categorization of hotels in Bosnia and Herzegovina. There are few more
accommodation capacities in Konjic.
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Konjic Elite Residence
Integral Elektro doo Sarajevo
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Project Description and Site Location
Site Location
The site is located in the Glavaticevo place, 10 minutes away from the city of Konjic and 45
minutes from The Capital of Bosnia and Herzegovina and in the same distance to the city of
Mostar. In the near area of the location the Boracko lake, Jablanicko lake and Blatacko lake are
located. The site is located along the Neretva river shore, surrounded by the river from three
sides, from one side the site is connected to the local road. The local road leads to the city of
Konjic from one end and the Glavaticevo place from the other end. The same road is a
connection to The Bjelasnica mountain (ski resort). Along the road to Bjelasnica a lot of
heritage sites took place.
The area of Konjic is covered with up to 80% of forest. The city of Konjic has a population of
26 000 people, with a majority of Muslim population. It is one of the oldest settlements dating
from approximately 4000 years ago. It lies on both side of Neretva River, the city sides are
connected with several bridges out of which the most beautiful is the old pedestrian bridge
dates from ottoman period. Most of the Konjic’s architecture dates from the ottoman period
and in the sole center of the city several buildings from Austro-Hungarian period emerge in the
town view.
The site is in a curved shape what allows larger number of residences to be oriented toward
river, the plot is covering area of 59883 m2.
SARAJEVO
KONJIC
Adriatic coast
MOSTAR
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Konjic Elite Residence
Integral Elektro doo Sarajevo
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The plots are arranged to follow the curve of the site along the River, sellable houses are
designed to accommodate location. Main community zone is design around the lake at the
center of plot with natural redirected river water. At this part the river water is clean and
drinkable, since there is no contamination of the river of any kind.
The Neretva river is the most beautiful river of Bosnia and Herzegovina, with a length of 230
km. Many recreational activities take place along the river, such as rafting, kayaking, hiking,
fishing. There are several River beaches along the river and one of the local beaches is next to
the site. The site is design with a pedestrian zone around the site along the river.
The Site
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Konjic Elite Residence
Integral Elektro doo Sarajevo
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Boracko Lake
The City of Konjic
Raketnica River
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Konjic Elite Residence
Integral Elektro doo Sarajevo
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Project Description
The whole resort is design as top-notch community where serenity and nature are united in
offering unique experience. The accent is given to natural resources and beauty of what B&H
can offer. Regardless to season, the resort design accommodates community’s needs, whether
to escape from summer heat, or to enjoy in white Bosnian winter.
The land is categorized as a construction land (“bonitet 5”), in the preliminary communication
with a municipality there are no legal obstacles for obtaining construction permits.
The community Resort is design as separate entity independent from the surrounding with the
green fence; the community access is possible only via the control gate, what allows privacy to
the community residents. The site is divided into 70 parcels allocated for individual villas, the
community center with kindergarten and the mosque is located in the center of the community
next to the small lake surrounded with a greenery. The recreation area, tennis court, football
court, Volleyball court, Basketball court, Indoor and Outdoor pool, are located at the west site
of the site next to the Resort entrance. The parking and rent-a-care (travel agent) and retail area
are at the entrance of the resort from the left side while hotel with a restaurant is on the right
side of the entrance.
The recreation area covers more then 3000 sqm of total site. Pedestrian track and cycling track
is designed along the river shore.
There are 70 villas, and each vila is designed with a garage and 2 outdoor parking plots and
with a front yard and backyard. Sizes of the villa plots vary from the 450 to 750 sqm.
Additional garden improvements are available upon the request. The idea of the developer is to
offer the future owner of the villa possibility to furbish villa as per the owner’s tastes and
needs. The resort can offer three types of villas to be fully owned.
Type of the construction is solid reinforced concrete construction.
Rafting on Neretva
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Konjic Elite Residence
Integral Elektro doo Sarajevo
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Villas Breakdown structure – Table 1
Villas Plot area Net Area sqm Total number of villas
Type 1 450-750 120 24
Type 2 450-750 160 28
Type 3 450-750 200 25
11,880.00
Breakdown facilities structure – Table 1
Villas Plot area Net Area sqm Total number of units
The Neretva Hotel 1,010 22
Restaurant 165 1
Retail area 300 5
Mosque 162 1
Kindergarten 80 1
Service building 135 1
Indoor pool 1,200 1
Entrance gate with
rent-a-car service
177 1
Football 924 1
3.750,00
Expected duration of the project is 3 years from the day of construction starts. The construction
start is expected in 2013. The project is scheduled as self-investment project with an initial
capital for the phase 1.
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Konjic Elite Residence
Integral Elektro doo Sarajevo
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SWOT Analysis
Strength Opportunities
Proximity Konjic /
Old Town Tourism
Attractions
Natural resources
Good position
There is no land
issues regarding
ownership or
possibility of a
construction
Construction
knowledge of
Integral-Elektro
Amazing location and
easy travel to Bosnian
touristic attractions
The resort operation is
a main generator of
business developments
Increasing number of
GCC guests
Employments of local
population
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Konjic Elite Residence
Integral Elektro doo Sarajevo
Page 11
Project Exterior Rendering
Note: Design of individual building is not finalized till date, therefore, there are subject of
change. The concept design is in the development stage at the time of writing of feasibility
study.
Mosque at Community Center
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Konjic Elite Residence
Integral Elektro doo Sarajevo
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Villa Type 1
Villa Type 1
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Konjic Elite Residence
Integral Elektro doo Sarajevo
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Villa Type 2
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Konjic Elite Residence
Integral Elektro doo Sarajevo
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Villa Type 3
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Konjic Elite Residence
Integral Elektro doo Sarajevo
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Project Zoning The site is divided in several zones:
1. Community center – is located in the middle of the plot and it is surrounded with a villas
2. Recreational area – Is aligned with a main access road 3. I – residential zone – closer to the river 4. II – residential zone – close to community center 5. Entrance zone 6. Pedestrian zone next to the river shore
Each villa plot is accessible by the internal two-way road of 6 m, and walkway from both sides
of the road.
Residential area is divided into two zone due to the position at the plot, since the plot receiving
on its value due to closeness to the river. Therefore, the first residential zone is closer to the
river and plots are bordering with two neighboring plots while in the II residential zone plots
are bordering with max five neighboring plots.
Master Plan
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Konjic Elite Residence
Integral Elektro doo Sarajevo
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Bosnia and Herzegovina
The capital city of Bosnia and Herzegovina is Sarajevo, which is becoming a new business
tourism destination. The Country is in the process of entering European Union. The Capital
City of B&H with over 700,00 inhabitants, is a city with a strong heritage legacy and
impressive history. Sarajevo airport features daily flights to various EU capital cities and hosts
world famous Sarajevo Film Festival, International Jazz Festival, Mess Theatre Festival, as
well as Bascarsijske Summer Nights Festival. Cities such as Mostar and Konjic have their own
festivals during a summer period such as traditional music festival, Theatre festival or food
festival. Konjic is well known by handcrafting, especially emphasized wood crafting. This area
due to its climate and natural resources is developing in the strong touristic center of Bosnia
and Herzegovina.
Real Estate Market
There is a lack of the high-end developments such as the Resort. In last few years potential
buyers are looking into investing in a similar projects. Most of the developments are taking
place in Sarajevo while not many or not even one is undergoing in natural surrounding.
Sarajevo is emerging market mostly for hotels and administrative building while Konjic is
unexplored city for high investments.
As a reference, number of touristic is increasing each year, especially during a summer period.
Out of overall visitors to Bosnia and Herzegovina there is an increasing interest of visitors
from GCC countries.