Interview: Neubau Kompass - "Luxury is a question of available living space"

In and around Munich, there are hardly any new-build properties that offer luxury living on a really large area. Is the scarcity of building land making dreams come true?

There is indeed a lack of building land. But I would also like to see more courage on the part of property developers. Many have reservations about opting for very few units or just one unit with a luxuriously large living space instead of a classic apartment building - as is the case with premium properties in major international cities or vacation destinations. The furnishings are also often referred to as luxurious, but often correspond to a higher standard. I don't think this is a very happy development in marketing.

What is particularly important to your buying interests?

Three factors in particular determine whether a property is worth considering: a quiet, secluded location in the countryside with plenty of distance from the neighbors and preferably with lake access, the harmony of the exclusive furnishing details and plenty of space for the family. Spacious rooms with high ceilings, oversized windows with a wonderful view and a professional lighting concept are a good basis for the desired ambience. Of course, this is enhanced by other details, such as the exquisite materials used in the rooms and the plot. Our prospective buyers almost always have a certain affinity for art. The new property is therefore often adorned with precious paintings, sculptures or installations. The property must also make room for this aspect.
The rightly discerning buyers in the luxury property segment are only prepared to make a few concessions. Instead of making compromises on existing properties, some prefer to buy a beautiful plot of land that meets their needs in terms of location and have their dream property built on it. The saying "what doesn't fit is made to fit" does not always apply to this rightly demanding group of buyers. Money may not play a major role for many. However, a property that does not meet their own high criteria is not bought lightly.

If a married couple is looking for a new home with you or planning a new build: Where does everyone check the box?

As a rule, both attach importance to elegant architecture and prestigious rooms in which guests can be entertained in a beautiful setting. The garden or park and the view of nature must also impress. The children's play and retreat area should also be bright and spacious. An extensive master area with a large bedroom, exclusive en-suite bathroom and an elegant dressing room is particularly important to the ladies. In addition, many are enthusiastic about a large wellness area that combines a beautiful look with high-end equipment. The size and possible equipment of the kitchen also play a role. There is also a separate area for accommodating guests and staff.

For the gentlemen, modern or even future-oriented technology is a matter of course. Whether it's a bus or sound system, smart home technology, a professional lighting concept or full multimedia equipment with home cinema: this is a matter of course for people with a lot of financial leeway - and is a prerequisite for a new home. What we have been able to score points with, and not just since the coronavirus lockdowns, is when the homes offer the option of home working. For many prospective buyers, a large underground garage or another easily accessible option for storing several cars and motorcycles is also important. If no check mark can be placed here, even a wine cellar or a particularly opulent swimming pool will not make up for this penalty. Too few parking spaces are often even an exclusion criterion.

What are the current furnishing trends in existing and new luxury buildings?

It's less about individual must-haves and more about the overall picture. Everything has to be high-quality, cozy, simply harmonious and, I repeat, generous. For some years now, the trend in furnishing has been towards natural materials. Instead of porcelain stoneware floors or tiles, many are now choosing natural stone. When it comes to parquet, light-colored floors, such as solid oak, are still in demand. I often see a renaissance of the herringbone pattern. The furnishings must also meet high standards in terms of design and quality in every detail - from the light switch to the fittings. In terms of architecture, a modernized Bauhaus style is popular. Alternatively, a modern interpretation of classicist villas is often built. Much less frequently than is often assumed, wealthy people want new buildings in, let's say, unusual, highly individual architecture. They tend to opt for understatement and timeless beauty. Park-like plots with direct access to the lake and a long driveway through the countryside are particularly popular. In this way, the house is well protected from prying eyes and such a prestigious driveway also makes a statement. The keywords hideaway and cocooning rightly come to mind.

...and if you are offered a villa with 'very individual architecture' for sale?

The label 'very individual' - whether in terms of architecture or interior design - doesn't have to be a flaw, but it is certainly a challenge. I like to say: 'What appealed to one person and met the highest standards with its exclusive materials and style will also appeal to another'. For some properties, careful modernization measures are possible and necessary in order to market them successfully. If the owners refuse such adjustments, marketing may take a little longer. In many cases, however, the owners are under no great pressure to sell their luxury property quickly and by any means necessary. The property has been furnished with love and at great expense and is part of their own biography. The buyer has to be the right one.

Thank you very much for the interesting interview, Mr. Reiss.