How has the housing construction in our country changed over the last ten years, what are the buyers looking for and what are the new projects of ARTEX - interview with architect Vesela Miryanova, Chairman of the Board of Directors and majority owner of the company.
ARTEX Executive Director architect Plamen Miryanov will be one of the lecturers at the Construction of Tomorrow forum, organized by Investor.bg and Imoti.net on September 30th.
Construction of Tomorrow will take place on September 30th at Inter Expo Center in Sofia. You can register for attendance HERE. https://www.investor.bg/a/572-intervyuta/419750-arh-vesela-miryanova-zhilishtniyat-pazar-v-sofiya-shte-ostane-aktiven-a-stroitelstvoto-burno
- Architect Miryanova, how would you describe the housing market in Sofia so far in 2025? What determines the strong activity on the market, judging by the number of real estate transactions? Bulgarians, as we know, always have the desire to buy a home. With the thought of euro adoption, many clients have actually accelerated their long-standing plans to acquire their first home. Others see no more stable investment than this, especially the clients of ARTEX who have witnessed its rapidly increasing value. People also come to us who simply want to live better: in a greener environment, in a better quality built home, in a beautiful building with shops, services, and sports facilities. Usually, they rent out their old home or sell it.
A specific group are Bulgarians who have lived abroad and are now returning, seeking international standards for real estate here. We can expect this group to increase, stimulating this segment of the market.
- Can you tell us about the main projects you are currently investing in?
- We are extremely excited about our pilot project in partnership with Billa in "Mladost" on "Alexander Malinov" Blvd and "Andrey Lyapchev" Blvd. ARTEX not only offers a dynamic, modern, multifunctional building, with a large part of it open for sports, shopping, and leisure for everyone, but also aims to turn the currently hot and deserted asphalt parking lot into a green space that will be enjoyed by many people. It brings us joy and pride that the new buffer parking lot will facilitate and encourage the use of the metro, and with the kindergarten, daycare center, and children's therapy center created and donated by us, we will also help many families.
Another realization is the complex "Enlightenment" near "Kambanite", where one can immediately feel the peacefulness of the place and the positive impact of environmental principles in its construction. The detached single-family houses provide personal space, greenery, and plenty of room for children to play.
On "Asen Yordanov" Blvd., the 20-story "Height" building will bring life to the industrial zone of "Slatina" with its new residents and accompanying business initiatives, sports, and cultural events. But first, "Height" will capture attention with its lush greenery both horizontally and vertically, designed and maintained by ARTEX.
And of course, the "Golden Age". For our clients, this architectural complex will be their home, and for all residents and guests of Sofia, it will be a valuable addition. He will offer countless opportunities for people to touch preserved monuments of our cultural and spiritual heritage, to attend performances, to create in schools and workshops, to read in the library, to engage in sports and relax in pleasant places. And of course, to touch the "Golden Age" as a peak in the development of Bulgarian architecture and construction.
- What new projects do you have planned, what locations are they at, and what are the main factors you consider when choosing a location? - We select areas near wide, well-lit boulevards with good public transport options. We greatly value proximity to a park, as it allows us to create a green and/or bicycle connection between the building and the park and to integrate it as a truly "green" neighbor. However, with each building, we make our contribution to the improvement and maintenance of the infrastructure. We also focus on areas at the foot of Mount Vitosha with incredible views, some of which are near thermal springs. Settlements like "Ozarenie", for example, will provide the opportunity for a "village-like" lifestyle just minutes away from the city center.
Our public-private partnership with "Billa" reveals how we can participate in solving the city's problems, which go beyond just construction.
And the densification of the urban fabric right where it is needed - with people, greenery, and business activity - in previously neglected industrial areas - opens up new perspectives for ARTEX.
- How has residential construction changed compared to ten years ago, for example? What are the main new trends? - Green, energy-efficient, sustainable. The consequences of these principles - principles, not just wishes! - are all-encompassing and increasingly becoming mandatory. Choosing the optimal and environmentally-friendly location for buildings is just the beginning. More and more natural materials will be incorporated. Let's take CLT, the multi-layered panels made of solid wood, for example, which not only speed up and optimize construction, not only allow for innovative architectural designs, but also have a positive impact on the microclimate. Today's windows are light-years ahead compared to those from decades ago, not just because of a desire for innovation, but because the weather is getting hotter and cooling is becoming more expensive.
The well-designed building today teaches us about saving, recycling, and most importantly: makes it easier to practice these behaviors. ARTEX invests huge resources in researching and implementing the most current and necessary technologies in our environment, which, paradoxically, can bring us back to a lifestyle that is in harmony with nature and can be called environmentally responsible.
- The preferences of buyers are also changing. What is the general image of the typical home buyer in Sofia at the moment and what must they definitely find in their future home? - Today's client is not willing to compromise and thinks long-term. For example, they may buy a 4-bedroom or 5-bedroom apartment, in which we have already incorporated the possibility to be divided into two smaller homes when, for example, their children grow up.
The facade is expected to have a unique and noble appearance, the shared spaces - style and down to the smallest detail and most importantly - conveniences and impeccable functionality. It is no longer enough for a car to be sheltered, for example. The needs of a stroller, bicycle, scooter are also taken into consideration... Compromises with functional layouts are unwanted and that's how it should be. The bedroom is expected to be spacious with an attached bathroom.
The presence of greenery is valued: proximity to a park or availability of green spaces, which we create and maintain. This is why housing in buildings with controlled access and a private park are in such high demand. The presence of a nursery, kindergarten, and school in the area is not a new requirement, of course, but now there is a growing demand for opportunities for sports, services, and even fresh food delivery.
And yet, because of the hundreds of conversations about buying a home, I know that my client is never the "typical" one. There is always a specific need or desire and if it is fulfilled, a nice home becomes a beautiful one.
- What is your definition of quality home construction?
- Quality must be present in equal - and very high level! - in every square and cubic centimeter of the building, in everything surrounding it, and in every hour of its operation. The high quality of any element cannot compensate for its absence in another.
The true test of an architect's talent and the perfection of a builder is not the facade. The level of inventiveness, conscientiousness, and delicacy should also be present in the staircases, discreet installation of air conditioners, and parking. Not to mention the optimal sunlight exposure or the distribution of living space, which has always been a heated topic for me.
Today, a high-quality apartment ensures the current international standards for microclimate, thermal insulation, soundproofing, and of course, energy efficiency.
But if I have to give the shortest definition for good residential construction today, then I will highlight two of its characteristics.
First, the quality of life for inhabitants is significantly improved compared to their previous homes. Second, but not less important, the area of the building becomes more beautiful, greener and gains new places for shopping, services, sports, and relaxation.
- To what extent do the projects being implemented in Sofia in recent years fit this definition, what is your assessment? Take a look at what can unfortunately happen today: an investor could come, hire a design bureau, then a construction team, then... The only common factor between these links could be the investor, who is, to put it mildly, not an expert in architecture or construction.
Just one example of the consequences of such a lack of coordination and active communication: the installations are not done "as a package", meaning there is no proper system, sequence and knowledge of previous and subsequent actions. To pass through the installation walls, someone might decide to drill four holes in the floor. However, this compromises its load-bearing capacity and the overall structure of the building. Professionalism in the design of a building requires the coordination of all specialties with the leading and unifying role of the architect.
If people and companies from completely different fields dive into a certain sphere because there's a "boom" and they want to make their "hit," there is no way to maintain a high quality. Returning to your question, unfortunately, in my opinion, no more than 20% of the offered apartments meet my understanding of quality.
- What can we expect from the housing market in Sofia by the end of the year?
- The market will continue to be active, and construction - robust. If this is accompanied by increased demands from clients and professional self-demand in the entire architectural and construction sector, then the trend is positive for everyone. Vesela Miryanova is a co-founder, chairman of the Board of Directors and majority owner of ARTEX ENGINEERING AD. In order to fulfill her dream of leading people to their new homes, she studied at the Construction Technical School "Hristo Botev" and at the Higher Institute of Architecture and Construction, graduating with honors. She specializes in finance, marketing and the social responsibility of companies. She is a member of the Management Board of the Bulgarian Chamber of Commerce and Industry, the Board of Directors of the Club of Women Entrepreneurs and Managers, as well as other professional and charitable organizations. Despite her numerous commitments, architect Miryanova has never hated Mondays because meetings with clients energize her and the ARTEX team with confidence. She is convinced that architecture can only rise when it becomes more humane, spiritual, and nature-friendly. Such a peak can be a small stone and clay house or a wooden skyscraper.
430452 | 29 Sept. 2025 | 09:53
Mobile verison
RSS
