Set out on a journey to discover the answers to your questions in SEE PropTech (This article was published on the webpage of PropTech Bulgaria)
Author: Milan Bogar, Founder PropTech Slovakia

1. What is the highest potential in PropTech in your country?

– The most numerous group of PropTech players provide services in two real estate lifecycle stages: 1. Manage & Operate including large group of smart city players represented for example by Sensoneo, the winner of the first Europe PropTech Start-Up Award, and 2. Live & Work. This group counts over 60 out of more than 100 solutions present in our country. But we have a couple of interesting players providing their innovative services in other real estate lifecycle stages too. For instance, geospatial player There digital with their City Performer increasing transparency in residential real estate transactions by robust evaluation of geotechnology available in 10 European metropolises.

2. What are the greatest challenges facing PropTechs and Property Developers in your country?

– In general, the biggest PropTech challenge is lack of new Investment & Financing platforms that are focused on development of real estate and lack of specialised accelerators or incubators focused on PropTech. PropTech is still a relatively unknown term in Slovakia and it is our mission to change it.

– From the perspective of real estate segments, in each segment it is a bit different. Slovakia is located in the centre of Europe, and this very good strategic position led to its strong commercial segment of logistic centres and storage houses. At the end of first half 2020 Slovakia had 2,64 million square metres of industrial and logistic spaces and another 0,25 million square metres in construction. However, from a long-term perspective, the demand here has been driven mainly by automotive industry, which is now in deep recession due to the pandemic situation. On the other hand, increase in other distribution and e-commerce demand brought a bit balance here, because the biggest transactions were conducted by the largest distribution and e-commerce channels in Europe including global player AMAZON. In PropTech, we see increased demand for automation of inventory and supply systems and for applications increasing safety and security of employees with distance and movement tracking functions in these centres.

– We see the same increase in PropTech demand we see in office segment. There is about 1,9 million square metres office spaces in Bratislava and another 100.000 m2 under construction. But the pandemics has significantly slowed down the construction activity and some of the biggest developers of office spaces announced postponement of finishing some of their largest projects in the centre of Bratislava. However, according to the latest surveys, an increased demand is expected for smart and green office buildings in this segment.

– In residential segment, the pandemics has not led to any dramatic decrease of demand or prices. There is around one million flats and about the same number of family houses, but Slovakia still lacks around 200.000 flats with the capital Bratislava alone 40.000. Rental living is almost nonexistent in Slovakia, but the new government wants to support this kind of living in a larger scale. Vast majority of all living units are in private ownership of its inhabitants. From PropTech perspective we expect larger demand for green and smart building features and this will not be limited only to new buildings. For example, from 25 October 2020, the European directive 2018/2002 on energy efficiency requires to newly install only such metering equipment for heating, cooling and domestic hot water that is readable remotely and this rule should be valid in all multifamily buildings including the older ones. From 2022 all energy consumers must get very detailed set of regular information about their energy consumption, which is without smart metering functions in their homes and houses.

– Retail segment was hit the most by the pandemics but a handful of PopTech solutions was offered to them either focused on automated touch-free identification, disinfection units, traffic management with automated counting of maximum number of entering customers according to the new anti-COVID regulations or automated controls of wearing masks.

3. What’s your message to PropTechs as a co-organizer of the 1st international PropTech Conference in the SEE?

– I would warmly invite all PropTech companies to the 1st international PropTech Conference in the SEE that can contribute to improvement of construction and real estate sector in SEE and want to scale up with their solutions to other countries. International co-operation, exchange of knowledge and building relationships is basic condition for improving either our built environment or coping with global climate challenges that are ahead of us in the best possible way.

– We are looking forward to line-up of great speakers that will be present on this amazing event. Big thank to PropTech Bulgaria for organising the whole event and giving us chance to contribute with our co-organisation.

– Although real estate is very local phenomenon, thanks to international business co-operation, new technologies can bring in many improving features that are not limited by country borders.

4. What Property Developers expect from the Conference?

– Property developers can expect amazing event broadening their knowledge, relationships with suppliers of new technologies that can immensely improve their buildings, innovation workshops with some of the best experts in the world with many experiences from other countries. There is very impressive line-up of other well-known speakers that all developers should be looking forward to watching.

This article was firstly published on the webpage of PropTech Bulgaria.

  • Which is the highest potential in PropTech in your country?

Sylvia Pavlova, PropTech Bulgaria:

75 % of Bulgarian PropTechs provide solutions for 2 out of the 5 PropTech lifecycle stages, namely, (1) Market & Transact and (2) Manage & Operate. However, there is a rising number of ConTech solutions and Smart Building solutions, e.g. Alterco that is a world leader in its segment.

Jakub Licak, Czech & Slovak PropTech Association:

Property developers: Slow and unclear permitting processes and increasing costs of construction works. Also, the legislation puts tenants in favour rendering BTR less safe to execute.
PropTechs: This depends on the segment. I’d say CEE startups still need to overcome the cultural gap and Eastern European prisma to succeed in Western Europe and the US.

Milan Bogar, PropTech Slovakia:

The most numerous group of PropTech players provide services in two real estate lifecycle stages: 1. Manage & Operate including large group of smart city players represented for example by Sensoneo, the winner of the first Europe PropTech Start-Up Award, and 2. Live & Work. This group counts over 60 out of more than 100 solutions present in our country. But we have a couple of interesting players providing their innovative services in other real estate lifecycle stages too.

  1. Which are the greatest challenges before PropTechs and Property Developers in your country?

Sylvia Pavlova, PropTech Bulgaria:

Before Covid-19 times I would have said ‘lack of external funding for PropTechs’. However, the pandemics proved bootstrapped PropTechs as more resilient since they have larger cash reserves than VC-backed startups. A widely recognized hurdle is the cooperation between industry corporates and startups. While there are some examples of real estate players collaborating with tech solutions, there are only single cases in the construction industry in Bulgaria.

Jakub Licak, Czech & Slovak PropTech Association:

There’s a high demand for solutions of all types. I disagree with the conventional wisdom that Western European companies are more progressive and tech-savvy. In many cases, we see Czech and Slovak companies operating on a higher level of digitization than their western counterparts. From market intelligence, workflow management towards customer experience.

Milan Bogar, PropTech Slovakia:

In general, the biggest PropTech challenge is lack of new Investment & Financing platforms that are focused on development of real estate and lack of specialised accelerators or incubators focused on PropTech. PropTech is still relatively unknown term in Slovakia and it is our mission to change it.

  1. What’s your message to PropTechs as a co-organizer of the 1st international PropTech Conference in the SEE?

Sylvia Pavlova, PropTech Bulgaria:

This Conference is one-of-its-kind. It provides direct information on near country markets and the right connections if a PropTech wants to approach for an initial market research.

Furthermore, it is a great chance for PropTechs to meet personally with Property Developers in SEE countries and create leads.

They can also take advantage and get to know what PropTech solutions are out there in the country they plan to expand to.

Jakub Licak, Czech & Slovak PropTech Association:

I can see two clear benefits for them:

1. Smart exposure to real estate developers – their potential clients.
2. Opportunity to meet other European PropTechs and create new business partnerships.

Milan Bogar, PropTech Slovakia:

I would warmly invite all PropTech companies to the 1-st international PropTech Conference in the SEE that can contribute to improvement of construction and real estate sector in SEE and want to scale up with their solutions to other countries. International co-operation, exchange of knowledge and building relationships is basic condition for improving either our built environment or coping with global climate challenges that are ahead of us in the best possible way.

We are looking forward to line-up of great speakers that will be present on this amazing event. Big thank to PropTech Bulgaria for organising the whole event and giving us chance to contribute with our co-organisation.

Although rea estate is very local phenomenon, thanks to international business co-operation, new technologies can bring in many improving features that are not limited by country borders.

  1. What Property Developers to expect from the Conference?

Sylvia Pavlova, PropTech Bulgaria:

Definitely, getting access to the right international network; meeting all type of PropTech solutions; getting to know the key players outside their home country, and of course, so valuable information that they cannot get access to outside this Conference.

Jakub Licak, Czech & Slovak PropTech Association:

I believe property developers can only benefit from meeting PropTech companies:

They can learn what new technologies and solutions are available for their business.

They can network with other property developers and get valuable insights from other markets.

Milan Bogar, PropTech Slovakia:

Property developers can expect amazing event broadening their knowledge, relationships with suppliers of new technologies that can immensely improve their buildings, innovation workshops with some of the best experts in the world with many experiences from other countries. There is very impressive line-up of other well-known speakers that all developers should be looking forward to watching them.

Read the full interview with Milan Bogar here.

Read Bulgaria-as-a-PropTech-Service here.


Are you interested in what is happening in the world of waste in the times of Covid-19? Who could be more competent to answer this question than the leader in providing smart waste management solutions in more than forty countries on five continents? This as well as a couple of other questions we got answered by Andrea Basilova, co-founder, of Sensoneo. Their solutions won over twenty various prestigious national and international prizes and recognitions, beginning in 2015 with the finale of national Start-Up Awards. Some of the last wins are the PropTech Start-Up Europe 2018 Award or the Innovation World Cup Series Smart territory digital challenges 2019.

In a recent podcast with you, we could hear the amazing story of how you came up with the idea to start smart waste management and, actually, who invented the first smart waste management sensor in your company. Can we repeat it here?

Yes, certainly. We came to the idea by chance. Namely, in our pub, which is not our core business, but we like it there very much. There, during a discussion with a friend of ours, we heard about a problem in Nitra – one of the pioneering cities installing new semi-underground disposal containers in Slovakia. The city was not able to monitor when these containers were filled and very often special garbage trucks with hydraulic hands were being sent there when the containers were half empty. Thus, lots of money was being thrown into the air. The city was looking for a solution all over Europe. Interesting thing was that they did not find any solution.

My husband has a strong IT and technological background and he was managing large IT projects at that time. But here, we were missing a sensor. Within our extended family, we have an uncle who is a very skilled hardware maker. At that time, he had been repairing scales in TESCO but was made redundant. And this gentleman made the first prototype of our sensor. This is an amazing realization that after all when a number of sensors developed in different parts of the globe are being tested and rated by large Universities like Cambridge, they evaluate the sensor made by our gentleman as the best one. Of course, we later on finetuned it within our technological team, but at the beginning he was the big brain, the lone soldier who in his cottage studied all the materials in English that he did not even know well and he put it together.

At the beginning, the sensor was big like a shoe box but we had an enormous advantage in a customer who needed it desperately and who thus checked it, tested it, evaluated it and thanks to that we were able to quickly deliver a smaller prototype that was working. Later, we added transmission of data through IoT network that was very big novelty then and still is now. There are few solutions available on the market globally.

So, this was the beginning.

Then, in 2015, I signed our solution for the first national start-up award without even letting my husband know. Looking back, I wonder why they chose us for the semi-finals because at that time we were not even able to describe in a nutshell what we had to offer. We had a product but no marketing. We only had a first paying customer. But this proved to be the perfect thing because many projects are done the other way round. They think about what the market might perhaps need and then they develop something but they do not have any customer. And in the bootcamp for semi-finalists where they have mentors, investors and other business people, who can ask you good questions and give you advice they asked us how big the potential market was. And we started to think – oh boy – it seemed to be a big market. Even if we had not won, right after the competition investors started calling, offering to help us develop the business further and, actually, we started to do the business. At the beginning there were three of us – my husband and I, plus a project manager and software developer in one.

And I started writing about it. I was interested in all the things my husband told me about it. It was ground-breaking, it was Slovak, technologic, it made sense, it had added value, it was a very practical thing and I just started writing about it which is just the very good thing which many start-ups do not have covered at all.

What kind of technologies does Sensoneo use? Do you also use machine learning techniques?

Yes, we use many machine learning applications, but our solutions include sensors, management system, citizen app and smart analytics. They became top-notch from many aspects, features and technologies.

Our ultrasonic smart sensors can monitor any type of waste in containers of various types and sizes. They can provide data in real time and ultrasound sensors proved to be very precise and resilient in bins, where the conditions can be very harsh. They are powered by replaceable batteries. It means we can prolong the life span of sensors rather than throw them away just because the battery is dead. Monitoring frequency depends on customer’s requirements – some set it to measure each 5 minutes, others are OK to receive the info 3 times a day – it depends on purpose. The sensor casing is made from recyclable polyamide optical fibres which makes it very resilient and eco-friendly. Thus, it can work for ten and more years. Our eco-design was recognised as one of circular Innovations of the year within MOVECO project (competition dedicated to supporting and highlighting circular innovations in the region of central Europe).

Sensors can provide many other useful data to cities. Optional features are temperature measurement, GPS position, fire-alarm, tilt alarm and even monitoring of living organisms in bins.

Connectivity of our sensors is not limited to one IoT network; it can be connected to various IoT networks. Actually, Sensoneo was the first commercial installation on NBIoT network in the United States and it was a big success. In Europe, we often use LoRaWan which proved to have many benefits. But we can also use Sigfox, Cat-M or GPRS networks. We conduct all R&D of the sensors in-house.

We also use sophisticated software (Smart Analytics, Smart Route Planning and Smart Management system) with many machine learning applications and tools. They can provide cities and businesses with much more efficient and real data-driven decision making. These analytical tools can result in overall waste collection cost reduction by at least 30% and carbon emission reduction by up to 60% in cities.

Together with global provider of navigation solutions – Sygic we developed special navigation for waste collection companies, which reflects planning and navigation in the most efficient way.

You can also use our mobile app as a citizen for free and if there are data open by the city or responsible waste collection company, you can see where are bins for which kind of waste and also other open parameters – how much they are filled, temperature, even the level of methane or other pollutants. Not every city opens these data but it is a very good tool for providing information to citizens who can then be more actively engaged in improving the waste management system of a city.

I’ve just downloaded the app and it shows me the bins in my district and how much they are filled. How can Sensoneo help in times of COVID-19? What changes do you see in the world of waste and technologies due to corona?

Obviously, the crisis enhances and drives adoption of innovative technologies. Cities, waste management companies and property managers are looking for solutions that could help them cope with the current challenges – standard waste production hotspots have moved, households and residential areas have become the new hot spots. Higher consumption of protective equipment and longer stay at home has led to a 25% increase in waste production. We have developed and offer Waste Collection Efficiency Analysis to help cities and waste collection companies cope with the worsening waste situation. The Analysis evaluates efficiency of the current set-up, simulates and models impacts of possible changes and suggests new collection routes and frequencies. It is very cheap compared to many benefits that it can bring. Cities and waste collection companies will see very quickly how to improve their waste management and reduce cost and carbon footprint significantly.

Thank you very much! These are truly fascinating insights.


Updated: June 11

(The survey is still open. Should you wish to share and inspire with another PropTech solution, please, send it to us on e-mail: and we will provide sharing with wider European PropTech community)

Alphabetical order:

AKULAR – provider of smart AR application for developers, architects and communities came up with two COVID fight initiatives that are available globally during the crises:

1. Virtual walk throughs in video calls: FREE support for developers and leasing managers who have unoccupied empty spaces and cannot host site visits. They can now join their calls with AR demonstrating sites as if live walk through.

2. Free support on construction sites: AKULAR made its premium service FREE and offer FREE support for field staff by dialling in to their calls and helping to geo-locate real size 3D models for remote visual inspections.


Web site:

AUSEMIO – provider of scalable asset management platform came up with additional functionalities to fight against COVID19 that can be integrated:

– Secure and automated measurement of temperature of all persons moving through foyers and receptions of business centres and other buildings with supporting navigation and alarm functions.

– Digitalisation of supply and stock management systems in hospitals and other exposed buildings for safe distribution of healthcare and other working equipment (manual tools, masks, gloves, etc.) to avoid traffics, physical contact and lack of critical supplies.


Web site

Biotron Labs – provider of advanced data analytics solutions for smart cities. To help cities attract people to use public transport again and decrease the traffic congestion, Biotron Labs is offering 50 % discount on its location intelligence and mobility analysis workshop until the end of June. They also offer consulting and support with analytics to better understand the movement patterns and how they change in time. Biotron actively participated and provided mentorship during the Hack-The-Crises hackathon.

Contact: Pavol Magic, CEO,


INFOTECH – provider of real-time platform including 3D Digital Twins (in PropTech segments of manage&operate and live&work – smart buildings). Recorded increased interest in its functionalities that enable indoor positioning and to monitor movement of people and their meeting activities. Infotech provides its 3D modelling without the need of physical meetings with customers and provides 20-25% discounts during the crises.



Innovatrics – a provider of biometric solutions based on fingerprints and face recognition – has seen a huge increase in demand for its contactless technologies as well.

– Innovatrics has tested its face recognition algorithms with people wearing masks and even in this set-up they have proved to be working without relevant decrease in accuracy, security and comfort of users. Innovatrics has also added features of face mask detection and thermal control. After all these tweaks its access control can now measure temperature of the visitors, check whether they are wearing masks and even identify them with their masks on.
– Innovatrics started to enable remote installations of its solutions even in off-line areas with restricted high-security access. Solutions of Innovatrics can thus be mailed anywhere in the world and installed remotely via “Innovatrics Virtual Engineer”.
– Third anti-Covid solution of Innovatrics is app for smart quarantining at home that has been created in joint effort with Sygic – global navigation player. The app safely checks presence of people at home based on the same technology that is used for the banks when they enrol new clients remotely and need to verify their identity reliably.



Lightech – provider of interior and exterior lighting for properties, cities and municipalities – has developed protective UVC system (utilising disinfecting power of Ultra Violet C rays) as reliable disinfection management system. The system is applicable in any administrative building and it can be built in stationary lighting system and connected to sensors of presence, movement, CO2 levels and intensity of lighting.  The advanced system can use sensor of effective dose of UVC radiation.



Pygmalios – provides real-time management system mainly for retailers that was developed to assist with following the strict hygienic norms and regulations issued by the government during the COVID-19 epidemic. Thanks to a high-precision-rate sensors, such system is able to partially replace an employee’s physical presence and regulate the number of visitors entering the store. The tool oversees customer in-flow and notifies the store manager in case the occupancy limit of the store is reached. Pygmalios offered the software to state and municipalities for free and was ready to agree on leasing of hardware or to find other acceptable solutions.



SAMO Europe – provider of advanced neuromarketing methods and proprietary solutions has developed a device called QEHeC – Quick Entry Health Check System for measuring body temperature together with emotional index of an area and disinfecting functions.  The QEHeC is managed by a smart unit, that can analyse factors of environment and its impact on body temperature. Based on this information system automatically adjust errors in measurements. The system has added camera for measurement of emotions, age and sex, which can be done while measuring body temperature. Analysed data show emotional index of an area. To be able to process all function accurately, the QEHeC has an automatically adjustable stander that adjusts its position according to height of each measured person. The device has a smart aromatization and disinfecting unit that starts spreading disinfection when it detects a person with a higher temperature.



Sensoneo, global provider of smart waste management solutions (HW/SW), which can be found in more than 300 projects on 5 continents and 43 countries, has seen increased interest in smart waste management solutions -obviously, the crisis enhances and drives adoption of innovative technologies. Cities, waste management companies and property managers look for solutions that could help them cope with the current challenges – standard waste production hotspots have moved, households and residential areas have become the new hot spots. Higher consumption of protective equipment and longer stay at home has led to a 25% increase in waste production. Sensoneo has developed and offers Waste Collection Efficiency Analysis to help cities and waste collection companies to cope with the worsening waste situation. The Analysis evaluates efficiency of the current set-up, simulates and models impacts of eventual changes and suggests new collection routes and frequencies.



Solved – Finnish-Slovak provider of customizable white-label platform for creating marketplaces in the area of sustainability and smart cities has provided its platform for the project free of charge. This way medical volunteers could have been affectively connected for volunteering in hospitals and other medical institutions around the country. During the first week, 1400 volunteers could have connected and started help in more than 60 hospitals.



There, s.r.o. – start-up providing geospatial platform for real estate agencies and other real estate professional in nine European metropolises has offered its headline product City Performer for 3 months for free (since beginning of the corona crises). After the months for free it has been offering the platform with > 50 % discount in order to enable their customers to cope with negative impacts of the COVID19 crises.



Among the three knowledge partners of the biggest European association for real estate professionals we can find an inspiring geospatial partner. Actually, it is a top-notch online platform called City Performer. Although this knowledge partnership has been going on for about six months and the platform is available in nine European metropolises, including London, a short couple of weeks ago, I myself had no idea about its existence, nor that it would be the result of a partnership with a PropTech start-up. Moreover, I had no idea that the start-up could be based in and operating in Bratislava. The very city that I live in.

Thus, just a couple of weeks ago I introduced myself to Peter Augustin, the COO and one of the two co-founders of company THERE Geospatial Analytics that has created this platform. To make the long story short, I got recommended by a colleague of his girlfriend. Then, over two exciting ZOOM meetings he explained to me the amazing story that I am happy to share with you now. I feel that we all need such optimistic stories in these pandemic times.

Peter, how did you get into the geospatial analytics and software development? You sound and look to be very young. By the way, you are under thirty, aren’t you?

Yes, I am not thirty yet. But I have more than six years’ experience in application and business platform development and various previous working experience that started during my early secondary school time and went on during my University studies. If I remember correctly, I sold my first web page when I was sixteen. Actually, I and a friend who wanted to become a designer. We created and delivered a functioning webpage for a basketball club in Handlova (a small town in central Slovakia), from the first Slovak national basketball league. It was such a success that shortly after we were commissioned to make a webpage for a small construction company.

Does it mean that you have been involved in PropTech since you were sixteen?

No, that was just a webpage. I would say that we started to focus on PropTech more seriously around two years ago with City Performer. Before City Performer I worked as a software and application developer in companies of all possible sizes. I worked in a corporation, then in a smaller company and also for just one man. As soon as I realised that it was not too complicated to create and deliver application development services to other businesses, I started to look for ways to my own business. And about four years ago I found a partner thinking on the same wavelength and we founded our first company Pixwell that focuses on software development of business applications and data analytics. The company There, s.r.o. (Ltd) I founded with another co-operating partner from real estate sphere about two years ago. But as you said, back then, no one here reacted to the word PropTech yet. That is why we focused more on smart city fairs where we were gathering inspiration and strategic partnerships. I would like to highlight one of our Czech co-operating partners and a friend who helped us a lot with his advice. It is Mr. Pavel Vokáč from citythinking company and the Czech Smart City Innovation Institute. He is a well-known international smart city expert.

Could you tell us more about City performer? Why was it created and who is it designed for?

City Performer was created based on demand of our real estate customers, mainly representing agents. They needed to make their staff and customers more perceptive and aware of various local specifics during and after the selling or renting process, which they facilitated. It happens quite often to them that when people decide to rent or buy a property, sooner or later they start discovering various local surprises which would have seriously altered their buying or selling decisions or agreed prices if they had known these surprises before. With City Performer we wanted to give them a tool that would enable them to uncover these hidden factors quickly and at the very beginning of the decision-making process.

In general, we enable them to perceive and take into account six groups of various geospatial factors in a very quick, simple and transparent way at once. They are attributable to living environment, wellbeing (living), mobility, safety, amenities and leisure opportunities. At the end, it is summed-up in one summarising number called urbanism index. But you can see that it includes complex performance of the location evaluated by a number of relevant geospatial data sources. Apart from urbanism index, the city performer provides prognostic data analytics of affordability and availability of various kinds of properties in the city locations and dynamic statistics of their average selling and renting prices. These operations are driven by proprietary AI algorithms which take into account various changing price and income indexes that are attributable to specific city parts as well.

You mention various groups of geospatial data. It must vary from city to city. How do you get access to them in various cities?

It is always a combination of specific open data, private data and city data sets. Here again pays off co-operation with international smart city experts like Mr. Vokáč. There are not so many people who would know and understand these various sources. Some of the data are available for free. Actually, some cities send us open interfaces to some of their open data systems as soon as we ask for them, but some data have to be bought in addition. For instance, safety is evaluated based on statistics of various criminal offences in given city locations and these statistics are not always provided by local police for free. Sometimes the data is gathered and provided by private security agencies who have to cover their costs and want to gain profit. On the other hand, greenery is evaluated based on distance and the extent of green areas in a given location that are readable form open data based on currently available satellite pictures. Air quality can be evaluated in more ways. In cities, there is usually a certain number of measuring stations with exact location, which provide regular measurements of various pollutants and CO2 levels. At the moment we are co-operating with representatives of the European space programme called Copernicus. Some of its missions called Sentinels will give us much more precise and current geospatial information, for example, to evaluate air or water quality in specific locations. Measurement of CO2 concentrations should be made possible via current heat maps visible from space based on the latest observation technologies, accessible instantaneously and thus provided in real time.

Levels of noise in the specific locations can be evaluated in cities in various ways as well. I can demonstrate it on my apartment. (Peter stood up in the middle of his speech, showed me view from his window revealing not much distant highway full of moving cars and pointed to the screen with map of City Performer illustrating the coming noise by red cloud between his apartment and the highway). People should know about such noise when buying or renting their apartment, you see?

I can feel your excitement about the really right things you do with City Performer. The positive emotion in your voice reveals clearly that you love what you do and thus you must be doing a great job. I still do not understand, how it could have happened that even if we had been mapping the Slovak PropTech market thoroughly for about a year and had found more than a hundred active companies, we had missed City Performer that is available in nine European Metropolises?

Yes, I have to admit that we were not exactly focused on marketing or on the local market specifically. We focused more on our cross-border product development and international strategic partnerships that could help to further develop City Performer and place it on the market accordingly. Like the one partnership with CEPI, which covers national associations with more than 300.000 real estate professionals in Europe. Now we can see that not only agents would warmly welcome this geospatial sixth sense, but also architects, developers, property and facility managers. Their customers would find it very useful as well. Its technological and marketing development must go on. For example, we are preparing open interface for real estate companies (open API) in the respective metropolises, which will enable them to apply City Performer directly on their portals.

There, s.r.o. is still a start-up. Are you able to satisfy the increasing demand quickly enough? Aren’t you looking for a strategic investor that could back-up further development and expansion financially and speed up this process significantly?

Yes, we are. We already are in deeper discussions with a very strong strategic investor but it is too soon to reveal any more details.

My last question will be about these pandemic times. How do you perceive this crisis in your companies and how do you cope with it?

We are having a surprisingly good time. Of course, we all know that the economy is going down, but the “U” will turn up at some point and we expect much stronger economy afterwards. At the moment, we feel absolutely flexible even during quarantine. We can work from home-offices even more than before. We do not have to commute at all. Particularly myself, I am able to handle my whole working day with my PC and I like that. We perceive this time of peace as ideal for technological development, especially the development of software and applications that we are so well-versed in in both our teams.


(Tento článok vyšiel pôvodne v anglickom jazyku na

Hoci víťaz európskej súťaže PropTech start-upov (PropTech Europe Award 2018), Sensoneo, je technologická spoločnosť založená na Slovensku, nie je dostupných veľa informácií o iných slovenských PropTech hráčoch alebo PropTech trhu v našej malej krajine s približne 5 mil. obyvateľov.

Naša spoločnosť, AS Property, zaoberajúca sa správou nehnuteľností (property managementom) sídli v Bratislave, hlavnom meste Slovenska. Už dlhší čas mapujeme miestny trh s technológiami pre property a facility management. Keďže sme organizovali niekoľko výberových konaní, začali sme spolupracovať aj s viacerými dodávateľmi. Napriek tomu sme nepoznali veľa poskytovateľov zameraných na tieto technológie, a preto sme ich začali aktívnejšie vyhľadávať aj v zahraničí.

Keď sme sa v marci tohto roka zúčastnili konferencie „World Workplace Meets Facility for the Future“[1] v Amsterdame, boli sme nadšení vysokou technickou úrovňou konferencie samotnej. Už týždne pred konferenciou, sme sa mohli prihlásiť na konkrétne prednášky alebo workshopy až 4 paralelných programov. Umožňovali to dobre fungujúce webové a mobilné aplikácie, vďaka ktorým sme mohli nadviazať kontakt s prednášajúcimi a ďalšími účastníkmi. Spolu s možnosťou sledovania programu konferencie, sťahovania prezentácií a hodnotenia prednášajúcich cez mobilnú aplikáciu to veľmi zvýšilo úroveň našej užívateľskej skúsenosti… Priamo na konferencii boli prezentované ukážky digitálnych technológií a vízie ich nasadzovania svetoznámych prednášajúcich ako James Dearsley, Nancy Rademaker, ako aj ďalších, a tak isto veľmi zaujímavé súťažné prezentácie PropTech start-upov. PropTech bolo intenzívne cítiť počas celej konferencie ako nejaký zázračný nástroj so schopnosťou vyriešiť všetky naše problémy z oblasti facility a property managementu ako napr. vplyv globálneho otepľovania a s tým spojenú udržateľnejšiu spotrebu energií, znižovanie uhlíkovej stopy, ale aj efektívne parkovanie, obsadenosť pracovných priestorov, meranie a nastavovanie vnútorného prostredia, a vplyvu na zlepšovanie pocitu zdravia, či zamestnaneckej a zákazníckej skúsenosti. To všetko nás tak nadchlo, že v nás vznikla potreba PropTech rozvinúť aj na Slovensku. Návšteva inteligentnej budovy (smart building) budúcej generácie, Olympic Edge, s prezentáciou fantastického Woutera Truffina o budúcich trendoch posilnila naše PropTech nadšenie ešte viac.

Na naše prekvapenie, keď sme prišli domov a začali hovoriť o PropTechu s ľuďmi a spoločnosťami, o ktorých sme si boli istí, že reprezentujú slovenskú PropTech scénu, nikto to slovo nepoznal. Dokonca ani etablovaní poskytovatelia IT riešení pre property a facility management, ako ani poskytovatelia riešení Internetu vecí (IoT) v inteligentných budovách (smart buildings), a pod. Dostávali sme od nich otázky typu “Čože? PropTech? Povedzte to ešte raz…” Až keď sme vysvetlili, že “PropTech” je vo svete slovo označujúce moderné “Property Technológie”, ako sú napr. aj tie, ktoré dodávajú oni, až potom pochopili. Keď sme naťukali “PropTech” do vyhľadávača v realitnej online sekcii najpopulárnejšieho ekonomického periodika v krajine, výsledky ukázali nulu. Tak sme si najskôr museli priznať, že slovo “PropTech” nie je na Slovensku veľmi známe. A začali sme sledovať slovenský trh inak (aspoň na základe iných kľúčových slov :o). Prišli sme na to, že na Slovensku existuje množstvo dobre fungujúcich, ak nie PropTech, tak aspoň poskytovateľov s veľkým PropTech potenciálom, asociácií, konzorcií, start-upov, dokonca inšpirujúcich podujatí, hoci žiadne z nich sa neprezentuje priamo ako „PropTech”. Tu je sedem príkladov podujatí len z posledných 2-3 mesiacov:

1. Na Property Fóre v Bratislave (2. apríl), sme stretli dva slovenské start-upy: Cviker a Gospace. V posledných rokoch Cviker vyvinul platformu rozšírenej reality (Augmented Reality – AR), ktorá je schopná zobrazovať 3D návrhy stavieb v reálnom priestore. Využívať ju môžu všetci účastníci súkromných alebo verejných plánovacích a stavebných konaní, developerských procesov, či ich pripomienkovania. Veríme, že táto platforma má veľký potenciál aj na širšom realitnom trhu, najmä pre miestne ohliadky s navrhovanými zmenami stavieb, alebo zmenami vnútorného, či vonkajšieho designu. Gospace zase vyvinul riešenie parkovania pre inteligentné mestá (smart cities), ktoré v čase konania fóra už mal zavedené v 12 krajinách a táto spoločnosť pracuje aj na ďalších inteligentných riešeniach. Fórum bolo organizované maďarským Property fórom, ktoré podobné fóra organizuje každoročne už v 10 krajinách strednej a východnej Európy.

2. Na Bratislavskom realitnom fóre (16. apríl) sme stretli ďalší zaujímavý slovenský start-up. Platforma Ausemio vyvinutá spoločnosťou Verde Group, s.r.o. je takisto inteligentná, užívateľsky priateľská platforma na automatický manažment správy budov. Poskytuje rýchly a jednoducho prispôsobiteľný systém pre automatizovaný facility management, SLA manažment, nahlasovanie porúch a technickú podporu spolu s mobilnou službou riešenia porúch a možnosťou napojenia na inteligentné riešenia s internetom vecí. Okrem Ausemia sme v panely fóra o moderných trendoch v zariaďovaní kancelárií mali možnosť vidieť jednu inteligentnú budovu HB Reavis v Bratislave (Twin city) s viac ako 100 senzormi na jednom poschodí. Popri tom, že HB Reavis je jedným z vedúcich developerov na Slovensku, je tiež jedným z tých najinovatívnejších, pre životné prostredie najudržateľnejších a pre človeka najzdravších budov na Slovensku. Napr. v júni 2019, HB Reavis predal svoju Twin City Tower v Bratislave. Táto budova vyhrala niekoľko prestížnych cien tak v zahraničí (napr. niekoľko CIJ Awards) ako aj domácu cenu Stavba roka. Vyhrala tiež cenu za najvýraznejší čin v oblasti udržateľnej architektúry a výstavby. Je to v súčasnosti jediný projekt na Slovensku ašpirujúci na BREEAM Outstanding ako aj WELL certifikát. Táto budova bola predaná za 120 miliónov Eur juhokórejskému inštitucionálnemu investorovi zastúpenému Valesco Group s AIP Asset Managementom.

3. HB Reavis bol tiež jedným z odborných partnerov medzinárodnej konferencie “Udržateľnosť v architektúre a stavebníctve” (25. apríl) organizovanej Slovenskou radou pre zelené budovy a vydavateľstvom Eurostav v Bratislave.

4. Na zatiaľ najväčšom slovenskom festivale technológií a inovácií, IXPO, ktorý mal tohto roku premiéru (26. – 28. apríl) v Bratislave, bolo asi 50 technologických lídrov herného priemyslu, finančných technológií (FinTech), telekomunikácií, vedy, developmentu a iných zástupcov súkromného a verejného sektora. Na tomto mieste sme narazili na príjemný stánok a prezentácie ďalšieho slovenského PropTech start-upu, alebo skôr už scale-upu, Domotronu. Po získaní investície od Bohemian Venture Capital v r. 2017 sa Domotron dostal na zoznam elity európskych start-upov s odhadovanou hodnotou 29 mil. USD. Tento rok táto spoločnosť predpokladá ďalšie investičné kolo z fondov, ktoré majú byť použité na rozvoj štandardizovaného rezidenčného riešenia inteligentnej domácnosti (smart home), ktoré bude schopné komplexne automatizovať smart home riešenie so všetkými smart zariadeniami dobre známych značiek. Okrem iných technológií, ktoré sa na IXPO odprezentovali, sme mali možnosť zažiť jeden z najviac virtuálne prepracovaných developerských projektov v Európe – EUROVEA CITY. Je to projekt ďalšej z vedúcich slovenských developerských spoločností JTRE, ktorý umožnil virtuálny zážitok prechádzky po promenáde a virtuálny výhľad z prvého obývateľného mrakodrapu na Slovensku – EUROVEA TOWER, ktorý by mal byť dokončený v roku 2022.

V máji sa na Slovensku obyčajne konajú dve ďalšie podujatia s PropTech potenciálom, obe v slávnom Aquacity mesta Poprad:

5. Metro Online 2019 (13.-17. máj) organizované 3. krát Slovak Smart City Cluster (má už 21 členov),

6. Energy Camp 2019 (30. – 31. máj) organizované slovenskými spoločnosťami Thermoklima a Chastia.

Kvôli načasovaniu Future Proptech v Londýne sme tento rok prepásli Metro Online, ale priatelia nám hovorili, že to bolo fantastické 5 dňové podujatie s asi 100 atraktívnymi prednášajúcimi z 11 krajín vrátane expertov na riešenia smart city a internetu vecí (IoT) v rôznych sektoroch, rozšírenú realitu (augmented reality -AR), kybernetickú bezpečnosť (napr. expert z FBI na obranu pred kybernetickými útokmi), kybernetické meny, blockchain technológiu, atď. Partneri konferencie z telekomunikačného a energetického sektora vrátane najväčších národných telekomunikačných operátorov ako Telekom, Orange a Slovanet s ich IoT sieťami a riešeniami naznačovali trhové ambície a možné obraty aj z týchto sektorov. Ale stihli sme Energy Camp a potešila nás najmä sekcia o IT a IoT, v ktorej prednášajúci zo spoločností Engie, Koor, Chastia a APLI prezentovali svoje smart a IoT riešenia efektívneho energetického manažmentu.

7. Dni facility managementu (3. – 4. jún), konferencia organizovaná každoročne SAFM (Slovenská asociácia facility managementu) privítala ďalších zaujímavých potenciálnych PropTech hráčov, napr. Kodys Slovensko so svojím softvérom pre správu majetku EVIDEI, SimpleCell so svojou národnou bezdrôtovou sieťou internetu vecí (sigFox operátor) prezentoval riešenia využiteľné vo Facility Managemente a Michal Pasiar, riaditeľ Acrea a prezident BIM asociácie Slovensko mal veľmi peknú prezentáciu o správe budovy prostredníctvom jej digitálnej dvojičky.

Okrem týchto siedmych miestnych podujatí sme tento rok navštívili Future Proptech v Londýne. Večer pred podujatím si mohli návštevníci užiť drink na privítanie v HubHube (co-workingový koncept HB Reavis) v ich budove na Farrington Street. Okrem veľmi intenzívneho a preplneného podujatia nabitého pozitívnou energiou najvplyvnejších predstaviteľov svetového PropTechu, innovatívnych ukážok, start-upovského súťaženia a pod. nás nadchla živá prezentácia Tomáša Meliška, šéfa strategických projektov HB Reavis, ktorá ukázala, ako v Symbiosy inteligentné kancelárie HB Reavis v Bratislave dokážu zlepšiť zamestnaneckú skúsenosť svojich zamestnacov. Vďaka dostatočnému internetovému pripojeniu (Wi-Fi), množstvu dobre pracujúcich vonkajších a vnútorných senzorov, kamier a inteligentných zariadení spojených cez internet vecí a jednu cloud platformu, mohli byť komplexné pracovné podmienky zamestnancov v Bratislave monitorované, analyzované a zlepšené online niekoľkými klikmi počas živej prezentácie v Londýne.

A vďaka stánku Unissu a prítomnosti Jamesa Dearsleyho a jeho tímu v neprehliadnuteľných modrých mikinách sme našli, čo sme hľadali najviac. Globálnu PropTech platformu využiteľnú pre lokálne trhy na vyhľadávanie PropTech riešení, dodávateľov, článkov, videí, podujatí, možnosti získavania zdrojov, investovania, výberových konaní a trhových analýz. Odvtedy ju testujeme a zdá sa to byť veľmi užitočná platforma. Myslíme, že bude dobré založiť s Unissu dlhodobejšiu spluprácu, aby globálne PropTech služby mohli byť porovnávané s miestnymi a naopak. Možno budeme potrebovať naučiť trh používať slovo „PropTech, napr. napísať pár vysvetľujúcich článkov, ako je tento a zorganizovať pár podujatí zameraných na Proptech . Ale veríme, že sa to oplatí tak pre celý slovenský realitný trh ako aj pre ten svetový, pretože zjavne aj Slovensko má čo ponúknuť svetu.

A na záver, ešte jedno zistenie, od 8. do 10. októbra bude ďalšie veľké medzinárodné podujatie SlovakiaTech Forum a Expo, tentokrát v druhom najväčšom slovenskom meste Košice. Bude tam vyše 1000 inovátorov a viac ako 100 prednášajúcich zo všetkých možných sektorov, pričom webová reklama vyzdvihuje FinTech, BioTech, GreenTech, EduTech, HealthTech, TelcoTech, smart supply, LogisticTec, atď., ale … PropTech stále chýba alebo sa niekde skrýva a cítim, že je vhodný čas to zmeniť.

[1] Preklad názvu konferencie znamená niečo ako „Svetové pracovisko stretáva zariadenie pre budúcnosť“, v skutočnosti ide o spojenie dvoch úspešných konferencií s názvom:

1. „World Wokrplace“ (Svetové pracovisko) Medzinárodnej asociácie facility managementu (IFMA) a

2. „Facility for the Future“ (Zariadenia pre budúcnosť) Holandskej neziskovej organizácie facility managementu (FMN).

Takto spojená konferencia sa navyše konala pod záštitou svetoznámej britskej kráľovskej inštitúcie pre realitných profesionálov (RICS)

Tento článok pôvodne vyšiel na odbornom portáli ASB (Architektúra-Stavebníctvo-Business)

Facility management musí byť neustále súčasný, aktuálny a inovatívny, aby dokázal zabezpečovať v organizáciách rovnováhu ich základných činností s prebiehajúcimi spoločenskými, demografickými, klimatickými a technologickými zmenami.

V jednej z najinovatívnejších zelených budov sveta Olympic Edge v Amsterdame sa podlaha na prízemí realizovala recykláciou obvodového plášťa bývalej budovy pošty. |

Svet sa zrýchľuje a spoločnosti, ktoré tieto trendy nebudú reflektovať, riskujú problémy nielen s dosahovaním vlastnej efektívnosti, ale aj existencie. Aktuálne trendy je tak možné vidieť vo viacerých rovinách. Do popredia sa čoraz viac dostávajú tieto úzko súvisiace triangle trendov:

1. človek – pracovné prostredie (workplace) – well-being,
2. klimatické zmeny – životné prostredie – udržateľnosť,
3. technológie – PropTech – inovácie.

Tieto trendy potvrdzujú aj hlavné témy a výskumy viacerých expertov a expertných tímov, s ktorými sme sa v poslednom období stretli doma aj v zahraničí, napr. na Európskej konferencii facility managementu v Dubline (EFMC 20191)) alebo na medzinárodnej konferencii organizovanej IFMA, FMN a RICS v Amsterdame (WWMFF20192)).

1. Človek – pracovné prostredie (workplace) – well-being

„Facility manažéri sa už nebudú starať o majetok, ale o jednotlivcov,“ takto tento trend vystihol vo svojej prezentácii pre EFMC 2019 David Martínez, PhD.3) Možno tieto slová znejú trochu nadnesene, no rezonujú v nás aj dlho po konferencii.

Organizáciám by malo ísť predovšetkým o ľudí, čiže o: zákazníkov, zamestnancov, manažérov, skrátka všetkých podstatných, ktorí s nimi prichádzajú do kontaktu. Prečo predovšetkým o ľudí?

Nárast globálnej populácie a predlžovanie veku odchodu do dôchodku, nástup mladých generácií, rozvoj vedy a techniky, to všetko má vplyv na zvyšovanie tlaku na ľudí, pričom sa často prekračuje jeho únosná miera.

Negatívne dôsledky sú rôzne, od jednoduchého poklesu výkonnosti, frustrácie až po nárast chorobnosti, práceneschopnosti, fluktuácie či dokonca predčasné umieranie.

Na dosahovanie optimálnej výkonnosti bude nevyhnutné stále komplexnejšie a citlivejšie harmonizovať rôzne názory, myslenia, postupy práce a požiadavky na pracovné prostredie rôznych generácií.

V novom pracovnom prostredí o chvíľu bude možné na jednom pracovisku nájsť naraz až päť generácií, a to:

1. baby boomers (1946 – 1964),
2. generáciu „X“ (1965 – 1978),
3. generáciu „Y“ (1979 – 1994),
4. generáciu „Z“ (1995 – 2005),
5. novonastupujúcu generáciu „Alfa“ (narodení po 2005).

Medzi jednotlivými generáciami sú veľké rozdiely v hodnotách, návykoch, spôsoboch komunikácie a vo vnímaní toho, ako by ich práca, pracovný čas a pracovné prostredie mali vyzerať. V budovách pritom ľudia v priemere trávia až približne 90 % svojho času.

Medzi generáciami a členmi tímov by sa mal podporovať pozitívny prístup k odlišnostiam, tolerancii a rešpektu. V Google Docs – európskej centrále spoločnosti Google v Dubline, v ktorej pracuje až 5 000 zamestnancov – sme sa stretli s veľkou podporou multikulturality a individuálnych potrieb talentov zastupujúcich všetky pracujúce generácie.

Zamestnancov tam napr. podporujú v tom, aby si svoje pracovné miesta individualizovali, spríjemnili podľa vlastnej osobnosti, priniesli si vlastné veci vyvolávajúce inšpiratívne myšlienky, ako napr. knihy, stavebnice z detských čias, rekvizity a pod.

Samozrejme, je pritom potrebné dodržiavať isté hranice. Všeobecné pravidlá majú jasne definované a viditeľne umiestnené pri vstupoch do zasadačiek, kancelárií typu open space a pod. Slúžia práve na zachovanie rešpektu a ohľaduplnosti k potrebám ďalších zamestnancov.

Ako vplýva prostredie na človeka? Veľmi. V prvom rade musí mať človek v kaž­dom momente dostatočne upokojených všetkých päť zmyslov (1. čuch, 2. chuť, 3. zrak, 4. sluch a 5. hmat), aby sa cítil príjemne a dlhodobo podával optimálny výkon.

Preto je dôležité mať vyhovujúce: bezprostredné fyzické prostredie, čiže 1. kvalitu ovzdušia, 2. kvalitu vody, 3. kvalitu osvetlenia, 4. kvalitu akustických prvkov, 5. udržiavanie optimálnej teploty, ale aj používanie vhodných materiálov príjemných na dotyk alebo ergonomických prvkov vhodných pre naše telo.

Všetko tak, aby ho prostredie neobmedzovalo pri činnosti. V druhom rade sa človek pozerá na širšie okolie a ďalšie možnosti okolitého priestoru, a to celkovo v rámci budovy alebo komplexu.

Preto je dôležité mať zabezpečené: okolité fyzické prostredie v rámci budovy alebo komplexu, ako napr. flexibilne využiteľné uzatvorené a otvorené pracovné zóny, coworkingové priestory, pracovné kaviarne, oddychové zóny, kreatívne miestnosti, zdravotnícke či wellness zóny, priestory na fyzioterapiu, na služby fitness, wellness, ale aj priestory na odkladanie bicyklov, šatne alebo sprchy.

V rámci vnútorného prostredia sa dbá na inovatívne využitie materiálov, využitie rastlín v budovách, biofilický dizajn a nasadzovanie zdraviu prospešných technológií.

Odhaduje sa, že ponuky rôznych wellness služieb, resp. programov na udržiavanie zdravia, budú rozhodujúce až pre 80 % zamestnancov pri ich nástupe a zotrvávaní v práci v nasledujúcich 10 rokoch.

Napr. v európskej centrálne Microsoftu v írskom Dubline sme sa stretli s tzv. well-being zónou s mottom „Natankuj svoje všetko“ („FuelYour Everything“), v ktorej môžu zamestnanci nájsť ordináciu zamestnaneckého lekára, každý pondelok pediatra, miestnosti na dojčenie, kozmetičku, dokonca alternatívnu reflexológiu alebo fyzioterapiu.

Vo fitness zóne s mottom „Natankuj svoje telo“ („FuelYour Body“) môžu zamestnanci navštevovať telocvičňu, jogovú zónu, fitness centrum, masáže, hudobnú miestnosť, dokonca aj modlitebňu pre viaceré viery, keďže Microsoft zamestnáva ľudí vyše 60 národností.

A nemožno zabúdať ani na: dostupnosť služieb a vybavenosti, ako napr. umožniť dochádzanie bez áut, MHD, peši, na bicykloch, stravovacie zariadenia v okolí, možnosti na šport, kultúru atď.

V tomto zmysle sa stáva trendom certifikácia budov certifikátmi WELL, ktorý udeľuje Medzinárodný inštitút zdravých budov (International WELL Building Institute – IWBI). Cieľom je transformovať budovy a komunity takými nástrojmi, ktoré ľuďom pomôžu cítiť sa zdravo a prosperovať.4)

V rámci WELL certifikácie sa hodnotí sedem oblastí parametrov:

  1. vzduch,
  2. voda,
  3. výživa,
  4. svetlo,
  5. fitness,
  6. komfort,
  7. myseľ.

2. Klimatické zmeny – životné prostredie – udržateľnosť

Medzinárodnou konferenciou WWMFF v Amsterdame tohto roku rezonovalo posolstvo, že nemáme žiadnu planétu B. Máme len jednu Zem, a tú sme nezdedili, ale si ju požičiavame od našich detí.

Ľudskou činnosťou vyvolávané klimatické zmeny, vyčerpávanie prírodných zdrojov, narastajúca spotreba energie v budovách a súvisiaci zvyšujúci sa podiel na znečisťovaní ovzdušia5), to sú len niektoré z nadchádzajúcich výziev, ktorým bude musieť facility management čeliť.

Facility management musí byť aktuálne zelenší, udržateľnejší a úspornejší viac než kedykoľvek predtým. Súčasný lineárny model ekonomiky „vezmi – použi – zahoď“, ktorá stále produkuje viac ako 50 % nespracovaných odpadov na spaľovanie a skládky, tzn. len časť odpadov sa recykluje, nie je dlhodobo udržateľný.

Jedinou udržateľnou možnosťou je prechod na cirkulárnu a uhlíkovo neutrálnu ekonomiku (obehové a uhlíkovo neutrálne hospodárstvo), a teda model „vezmi – použi – prerob – použi… atď“.

Cieľom cirkulárnej ekonomiky je predovšetkým predchádzanie vzniku odpadov a zachovávanie hodnoty výrobkov a materiálov. Keď použité výrobky dosiahnu koniec svojho životného cyklu, zdroje sa z hospodárstva nevyradia, ale použijú sa znova na vytváranie novej hodnoty. A tak dokola.

Vychádza to z porozumenia tomu, že tradičné zdroje sú obmedzené a je potrebné ich postupne nahrádzať obnoviteľnými. Odhaduje sa, že budovy sú zodpovedné za spotrebu približne 40 % vyrobenej energie a za 40 % emisií. Do roku 2050 sa odhaduje nárast spotreby energie o ďalších 45 % v porovnaní so súčasnosťou.

Ako vyzerá cirkulárna ekonomika v praxi facility manažérov? V súčasnosti je veľmi dôležitá osveta a budovanie kultúry zodpovednosti. V dublinskom Google Docs sme sa napr. stretli v kaviarni so stoličkami vyrobenými z odhodených šiat a textilného odpadu.

V Microsofte so separáciou a zberom kompostovateľného odpadu. V oboch budovách boli na miestach separovaného zberu odpadu plagáty s podrobnými vysvetlivkami, ako odpad separovať.

V Amsterdame nám facility manažér jednej z nainovatívnejších zelených budov sveta Olympic Edge6) s hrdosťou oznámil, že podlaha na prízemí sa realizovala recykláciou obvodového plášťa bývalej budovy pošty.

Začiatkom júla v Paríži zvíťazil v európskej súťaži Start-Up Europe Award 2018 slovenský start-up Sensoneo, ktorý porotu oslovil svojou misiou, vlastnou platformou a senzormi, ktorými dokáže pomáhať mestám a podnikateľom riadiť ich zvážanie odpadu efektívnejšie a znížiť náklady na jeho zber až o 30 % a súvisiace CO2 emisie až o 60 %. Všetci by sme si mali ísť príkladom.

Dobrovoľnou známkou udržateľnosti na budovách sú tzv. certifikáty zelených budov, z ktorých najpopulárnejšie sú anglický BREEAM7) a americký LEED8). Zelený certifikát nie je len známkou energetickej efektívnosti, ale hodnotí budovu aj z hľadiska ďalších vplyvov na životné prostredie, zdravie a spoločnosť.

Napr. BREEAM hodnotí až desať kategórií:

  1. energie,
  2. zdravie a well-being,
  3. inovácie,využitie pôdy,
  4. využitie materiálov,
  5. manažment,
  6. emisie,
  7. doprava,
  8. odpady,
  9. voda.

Povinným známkovaním udržateľnosti, ktorá u nás môže mať vplyv na facility manažérov, je energetická certifikácia, ktorá sa podľa zákona9) povinne vzťahuje napr. na všetky nové a obnovené budovy. Cieľom zákona je dosiahnuť napr. aj to, aby po 31. decembri 2020 mali všetky nové budovy takmer nulovú potrebu energie.

V roku 2015 bola v Paríži 195 štátmi prijatá prvá záväzná dohoda o globálnej klíme, ktorej cieľom je postupné znižovanie emisií skleníkových plynov. Európska komisia do roku 2018 postupne prijala Klimatický a energetický balík 2020, Klimatický a energetický rámec 2030 a Dlhodobú stratégiu 2050.

V marci 2019, tri roky po prijatí ambiciózneho balíka predpisov o obehovom hospodárstve s 54 bodovým akčným plánom, Európska komisia konštatovala jeho plnenie, hoci práce na niektorých bodoch stále pokračujú.

Vízia je, že uhlíkovo neutrálna, energeticky efektívna a cirkulárna ekonomika sa bude postupne zavádzať do právnych poriadkov všetkých štátov EÚ. Na zabezpečenie udržateľného rastu v globálnom meradle je potrebné využívať zdroje inteligentnejším, udržateľnejším spôsobom.

Príklad využitia rastlín v budovách biofilický dizajn pracovného priestoru v zelenej budove Olympic Edge v Amsterdame

3. Technológie – PropTech – inovácie

Na inteligentnejšiu podporu oboch pred­chádzajúcich trendov bude aj facility management stále viac využívať digitálne technológie. Inak povedané, všade tam kde už nebudú stíhať ľudia, dostanú príležitosť nové technológie a inovácie.

Inteligentné kancelárie (smart offices) budú odpoveďou na potrebu pocitu zdra­via pri práci a nárast flexibility. Inteligentné budovy (smart buildings) budú odpoveďou na automatickú optimalizáciu prevádzky budov, znižovanie spotre­by energie a zároveň emisií.

Inteligentné mestá (smart cities) sa stanú odpoveďou na globálne výzvy v širšom meradle. Trend nástupu technológií odráža aj medzinárodná akademická obec facility managementu.

Cenu za najlepší vedecký článok na tohtoročnom EFMC 2019 v Dubline získal článok o vzťahu medzi vznikajúcimi technológiami a ich vplyve na facility služby.10). Pri pohľade na technológie vo facility managemente sa budú musieť facility manažéri naučiť určitej demystifikácii technológií.

Obyčajne, keď počujeme nejaké nové slovo alebo skratku novej technológie, ktorej nerozumieme, a nenasleduje po nej ihneď vysvetlenie, začneme o nej kŕčovito premýšľať, alebo jednoducho vypneme a ďalej už nepočúvame. Pokúsime sa to zmeniť.

V zahraničí sa v tejto súvislosti s technológiami vo facility a v realitnom sektore veľmi často skloňuje slovo PropTech. ProPtech11) označuje všetky moderné technológie, ktoré majú na svedomí zmeny v tradičnom fungovaní budov, resp. celého tradičného realitného trhu.

PopTech zahŕňa technológie využívané nielen v budovách, napr. smart buildings/cities využívajúce na komunikáciu medzi prístrojmi internet vecí (Internet of Things – IoT), ale aj tie podporujúce ich inteligentnú výstavbu (napr. Building Information Modeling – BIM), plánovanie, predaj, prenájom, prevádzku (Digital Twin – digitálne dvojča), dokonca aj oceňovanie, uzatváranie zmlúv a platby (využívajú sa napr. blockchain platformy na bezpečné internetové transakcie, z ktorých najznámejšia je Ethereum).

Po automatizovaných a inteligentných budovách budú nastupovať kognitívne budovy, inak povedané, učiace sa budovy. Umelá inteligencia (Artificial Inteligence – AI) dokáže vyhodnocovať dáta oveľa rýchlejšie ako ľudia a zároveň sa učiť z chýb.

Pokročilé algoritmy učenia (Machine Learning – ML/Deep Learning – DL), ktoré umelá inteligencia využíva, sú patentovateľné a ich počet najmä v posledných rokoch exponenciálne stúpa.

Svetová organizácia duševného vlastníctva tohto roku zverejnila správu, podľa ktorej bolo od roku 1950 prihlásených približne 340 000 patentov týkajúcich sa umelej inteligencie, polovica však bola prihlásená až od roku 2012.12) A približne tretinu z tej polovice tvoria práve vynálezy týkajúce sa pokročilých algoritmov učenia sa.

Veľkých dát (Big Data) zhromažďovaných zo všetkých zariadení pripojených do internetu v určitom priestore je už dnes tak veľa, že je neefektívne ukladať ich na určitom fyzickom mieste.

Čoraz viac sa na to využívajú virtuálne úložiská (tzv. cloudy). Vďaka umelej inteligencii budú Big Data vyhodnocované stále efektívnejšie a očakáva sa, že ľudia sa budú oveľa viac rozhodovať na ich základe.

Ďalším technologickým trendom je robotizácia. Do roku 2050 by roboty mohli nahradiť až 50 % manuálnych úkonov vo facility managemente, najmä tých menej bezpečných. Už dnes možno roboty stretnúť na výstavách, v niektorých predajniach, pobočkách bánk či na recepciách.

S narastajúcimi možnosťami pripájania do internetu (najmä v prípade mladších generácií) sa dnes hovorí o tzv. hyperkonektivite. Vďaka nej kancelárie už budú môcť byť nielen inteligentné, ale navyše aj virtuálne. Vďaka budovaniu superrýchlych mobilných sietí 5. generácie budú môcť byť tieto virtuálne kancelárie navyše mobilné.

Virtuálna (Virtual Reality – VR) a rozšírená realita (Augmented Reality – AR) sa už dnes začínajú bežne využívať v praxi, pretože majú potenciál významne šetriť zdrojmi, zjednodušovať rozhodovacie procesy a sprostredkúvať podobné zážitky ako skutočná realita.

V dublinskom Microsofte je centrálna budova navrhnutá tak, aby pripomínala ostrov a nechýbajú v nej napr. digitálne jazero a vodopád.

Centrálna budova v dublinskom Microsofte navrhnutá tak aby pripomínala ostrov. Nechýbajú v nej napr. digitálne jazero a vodopád

Aj súvislosti so zavádzaním nových technológií bude úlohou facility manažérov nesprávať sa bezhlavo a nenasadzovať technológie tam, kde ich netreba, ale smerovať k zachovávaniu rovnováhy. Technológie by nám mali slúžiť, mali by nám umožniť navrhovať lepšie budovy, lepšie ich spravovať, poskytovať v nich individualizovanejšie, komplexnejšie a zdravšie služby, dlhodobo ušetriť zbytočné náklady a tak čo najviac a udržateľnejšie prosperovať. A čo ďalej? Bude to tak, ako sa k tomu postavíme, a predovšetkým tak, ako si to vytvoríme.

Text: Ing. Andrea Szabová, PhD., zakladajúca partnerka a konateľka v spoločnostiach AS Property, s. r. o., a FM Institute Slovakia, s. r. o., a JUDr. Ing. Milan Bogár, PropTech expert a právnik spoločnosti AS Property, s. r. o.
Foto: archív autorov


1) Od 13. do 14. júna 2019 sa v Dubline konal už 27. ročník Európskej konferencie facility managementu (EFMC). Zúčastnilo sa jej 350 účastníkov zo 40 krajín a 4 kontinentov. EFMC spája medzinárodných expertov z FM sektora a vytvára platformu komunikácie medzi facility manažérmi, dodávateľmi, univerzitami a asociáciami.
2) World Workplace Europe meets Facility for the Future, 20. – 22. marca 2019.
3) Prezentácia Davida Martinéza „Future Jobs In Facility Management, Believe It or Not“; dostupné na
4) Dostupné na
5) Dostupné na
6) Dostpné na
7) Dostupné na, BREEAM (Building Research Establishment Environmental Assessment Method).
8) LEED (Leadership in Energy and Environmental Design) bol vyvinutý Americkou radou pre zelené budovy (USGBC).
9) Zákon č. 555/2005 Z. z. o energetickej hospodárnosti budov a o zmene a doplnení niektorých zákonov v znení neskorších predpisov v platnom znení. Povinná certifikácia sa vzťahuje aj na budovy alebo ich samostatné časti, ktoré sa predávajú alebo prenajímajú novému nájomcovi, alebo na budovy, ktoré sú často navštevované verejnosťou a aspoň 250 m2 celkovej podlahovej plochy v nich užíva orgán verejnej moci.
10) Redlein, Alexander a Höhenberger, Claudia, 2019 (Relationship of emerging technologies and their influence on Facility Services, Research Papers For The 18th Euroepean Research Symposium EFMC 21019, EuroFM, str. 178-188).
11) „PropTech je jedna malá časť širšej digitálnej transformácie odvetvia nehnuteľností. Vyjadruje posun poháňajúci zmeny v mentalite realitného priemyslu a jeho zákazníkov v súvislosti s technológiami poháňanými inováciami v zhromažďovaní dát, uzatváraní obchodov a navrhovaní budov a miest.“ – Baum a Dearsley, 2017.
12) Dostupné na