In San Francisco, where it’s notoriously harder to find a place to live than it is to find a job, breaking into the real estate market can be difficult. San Francisco is a compact city of less than 50 square miles situated on steep hills and surrounded on three sides by water, which means new development has historically been limited. That is until 1989 when an earth quake destroyed portions of the double-deck Embarcardero freeway; the road was sadly demolished, but it opened up areas for new development and new opportunity.  

　　众所周知，在旧金山要找到一处住所比找一份工作还要难，想要打入当地的房地产行业也是难上加难。旧金山是一座不到50平方英里较紧凑的城市，伫立在陡峭的山丘上，三面环海，从历史发展的角度来看，新的开发早已受限。直到1989年，一次地震破坏了双层内河码头高速公路的一部分，道路不得不拆除，但从此之后开辟了新的发展和机遇。

In 2004 San Francisco’s Board of Supervisors approved what would become one of the largest and most significant luxury condominium developments to break ground in the city’s history. Recently completed,LUMINA (also known as 201 Folsom Street) is a 655-unit mixed-use, residential condominium project found at the foot of Rincon Hill in the heart of San Francisco’s dynamic Financial District. Envisioned byTishman Speyer, the New York based real-estate investment firm, the project was executed by some of the most highly regarded consultants in the business; including Arquitectonica, Magnusson Klemencic and II BY IV DESIGN, the creative firm responsible for the chic interior architecture.

　　2004年，旧金山监事会批准了一项草案，即破天荒地在这座历史悠久的城市开发最大而且最奢华的公寓项目之一。最近完工的由铁狮门房地产商开发的LUMINA项目（又叫福尔森街201号）是一套综合开发的公寓项目，共计拥有655套房，地处旧金山充满活力的金融区的孔空山山脚下。铁狮门是一家总部位于纽约的地产投资公司，项目由一些业内最受尊崇的设计顾问公司完成，包括Arquitectonica设计公司、Magnusson Klemencic工程公司和II BY IV室内设计公司，创意公司负责别致的室内和建筑设计。

San Francisco County is the most expensive apartment market in the region and rivals Manhattan as the costliest market in the United States. Prices for condominiums in San Francisco have soared more than 30 per cent in the last two years with the median sale price for a condo reaching $1.1m in 2015 according to Paragon Real Estate Group, a consultancy. The current cost per square foot in the city averages $1,200 whereas LUMINA residents are looking at almost $1,400; prices for the development’s studio, one bedroom plus den, two bedroom to three bedroom units range from $895,000 to $3,365,00 with 83,770 square feet penthouses starting at $8.895 million.

　　旧金山市是美国加利福尼亚州最贵的公寓市场，和全美最昂贵的城市曼哈顿竞争不相上下。根据Paragon房地产咨询顾问公司统计，在过去的两年里旧金山的公寓价格飙升超过30%，2015年的公寓平均售价达到110万美元。目前，三藩市每平方英尺的平均售价为1,200美元，而LUMINA公寓差不多接近1,400美元一平方英尺。均价中包括支付给设计公司的费用、一间带书房的卧室。两到三间卧室的单元售价为895,000美元到3,365,000美元一套，83,770平方英尺的复式楼售价为889.5万美元起售。

Impressively, LUMINA is 70% sold with 456 units in contract as of August this year; despite the 2008 recession and higher than average cost per square foot, prospective purchasers are flocking in droves. When the Presentation Centre opened there were 270 sales appointments made within the first hour alone. Yes, San Francisco is recovering from a housing shortage but these numbers are about more than just supply and demand.  

Amenities are a primary consideration for potential purchasers, especially at the top end of the market. Of course there are many factors that go into the success of a project but this is a definitive way developers differentiate themselves. This philosophy seems to resonate especially strong with the majority of San Francisco condo buyers who are in their twenties or thirties and largely work in the local tech industry. Statistics show, the millennial cohort are drawn to urban centers for work and play. Valuing location and experiences over square footage; they consider a condominium’s amenities an extension of their private living space and look for quality, craftsmanship and design throughout a project.

Only two blocks from the Embarcadero waterfront and within easy walking distance of the main business district, LUMINA offers over 45,000 square feet of amenities and is ideally placed to offer a premier urban lifestyle to young design-savvy professionals. With many enviable offerings, its downtown locale and striking city scape views are just the beginning.

　　LUMINA距离内河码头海滨仅两个街区，距离主要的商业区在步行距离内。LUMINA提供超过45,000平方英尺的公共设施，完善的设施为年轻设计精明的专业人士提供最优质的城市生活方式。

LUMINA features a wide array of lifestyle focused amenities including a 10,500 sq.ft. landscaped rooftop terrace with outdoor movie lawn, bi-level club lounge, 7,000+ square foot fitness centre with indoor climbing wall and a 75-ft lap pool. Not to mention the private dining room, screening room, library lounge, children’s room, pet grooming station, spa and music practice rooms or Audi vehicles available exclusively for LUMINA residents.

　　LUMINA拥有各种都市生活方式的基础设施，包括带户外电影草坪的园林屋顶露台、双层俱乐部休闲室、带室内攀爬墙壁的超过7,000平方英尺的健身中心、75平方英尺的游泳池。更不用说为专为LUMINA居民提供的私人餐厅、放映室、阅读室、儿童房、宠物美容室、水疗、音乐练功房和奥迪汽车专卖店。

The interiors created by II BY IV DESIGN are warm and modern, framed by expansive windows with breathtaking views of San Francisco Bay and the surrounding city. An overriding neutral color palette of rich materials accented by eye catching pops of color speak to a vibrant, contemporary elegance and upscale lifestyle. Residents of LUMINA have access to what seems an inexhaustible array of services and amenities: if a movie under the stars doesn’t catch your fancy perhaps hosting a private dinner party in the chef’s kitchen and private dining room are more your speed. Or what about a Pilates or a high-impact aerobics class and post work out sauna in the wellness center? Maybe invite 30 of your closest friends over for a private screening of the latest “indie” film. 

　　LUMINA的室内设计由II BY IV室内设计公司打造，温馨而又现代，广阔的窗户让住户可以体验到三藩市海湾和这座城市四周那令人窒息的景色。色彩缤纷的中性色调搭配丰富的材料，璀璨夺目的色彩迸发出一种充满活力的当代优雅和高档生活方式。LUMINA的住户可以享受到一系列看似无穷无尽的服务和基础设施：如果在漫天星星的夜晚播放的电影不能引起你的注意，或许可以在大厨的厨房和餐厅里举办一场私人的party，这似乎会更加的有趣。又或者普拉提健身体操，或一次高强度的有氧运动课程，或在健身中心蒸桑拿？或许还可以邀请你最亲密的30位好朋友一起观看最新的电影。

II BY IV DESIGN are experts at interpreting current and emerging consumer behaviors, attitudes and expectations; they are known for creating dynamic, multi-unit residential developments and have contributed their expertise to several large scale projects. “The luxurious amenities at LUMINA rival some of the world’s finest hotels” says Dan Menchions, Principal and Partner at II BY IV DESIGN, “conceived with an active and social demographic in mind there is something for everyone“. A veritable see-and-be-scene there definitely is a social aspect to the amenity design that encourages residents to interact. The design firm had a hand in layout of the amenity floor plan, intentionally creating the public areas as an extension of the primary circulation paths to foster this social atmosphere; as an example, the pool and rock climbing areas are overlooked by a main corridor and open circular staircase. It’s these subtle design nuances that contribute to the success of LUMINA and why the project has garnered so much appeal.

In competitive urban centers like San Francisco where developers are specifically targeting the high-end of the market; they are turning to premiere lifestyle inspired amenities to attract potential purchasers and collaborating with experts like II BY IV DESIGN to create the ultimate in luxury living.

项目地：美国旧金山福尔森街201号

项目构成： (1) 42-story tower, (1) 37 –story tower, (2) 8-story podiums – 656 units

开发商：铁狮门房地产投资集团

室内设计：II BY IV DESIGN

建筑设计：Arquitectonica, Heller Manus

承包商：Lend Lease

工程：Magnusson Klemencic, ARUP

经纪人： Polaris Pacific 

译/编辑：SAM