I, Thomas McCoy, along with others from VAMA toured the facility Thursday July 17. Located within reach of both downtown Norfolk and major employers like the adjacent Leigh Sentara hospital, Livano Apartments is a newly developed 2024 multifamily complex that combines conventional Class A apartment features with a series of less common amenities. The community at 6163 Kempsville Circle includes a mix of studio, one-, and two-bedroom units with modern interior finishes, awesome fitness center, luxury pool, and shared outdoor space—comparable to other newly built properties in the region. Rents are approximately $2,000 monthly for one-bedrooms, $2,500 and $3,000 monthly for two and three bedroom units. The complex achieved a 92.5% occupancy within about 12 months. https://www.livanonorfolk.com/
What distinguishes Livano, however, is not its unit count or architectural style, but its inclusion of several nontraditional amenities aimed at expanding the functionality of apartment living. These features suggest a response to broader shifts in resident expectations, particularly around remote work, pet care, wellness, and daily convenience.
Amenity Set: Atypical Features in a Competitive Market
Several amenities at Livano represent departures from the standard amenity package typically found in newly built Norfolk-area apartments:
- Professional Office Suites for Rent
Unlike conventional business centers or shared coworking areas, Livano includes enclosed private office suites available for rent by residents. This setup reflects the growing demand for dedicated work-from-home infrastructure and offers a spatial solution for tenants balancing professional needs within residential settings. Small 6’x by 10’ windowed office can be rented by residents for only $150 to $250 monthly, including conference and common room, and typical office services. - On-Site Coffee Shop
The development includes a residents only coffee shop, integrated into the community’s common space. While grab-and-go coffee is a common feature in upscale complexes, a staffed, café-style offering is less typical, and may serve as both an amenity and a low-key social anchor. (The barista and chocolate-strawberry latte are awesome by the way!) - Pet Service Center
In addition to being pet-friendly, Livano features a dedicated pet care center with washing and grooming facilities. You can leave your pet there for the day or while traveling. This reflects a trend toward more pet-inclusive amenity design and may be of interest in a market where pet ownership among renters is increasing. - Meditation Courtyard
Landscaped outdoor space is common in luxury properties, but the inclusion of a meditation-specific courtyard is a more specialized design element. Intended as a quiet, contemplative area, it adds a wellness-focused amenity that aligns with broader patterns in health-conscious design, though it remains less common among peer properties.
Position in the Local Market
Livano enters a market segment that already includes multiple high-end developments within the Norfolk area. While it maintains standard competitive features—such as modern interiors, fitness and pool facilities, and parking—it attempts to differentiate itself through targeted lifestyle amenities that reflect post-2020 renter preferences.
These additions may not appeal to all demographics equally but could increase appeal among remote professionals, pet owners, and residents seeking wellness-oriented environments. From a development perspective, the project illustrates an attempt to align luxury apartment living with evolving patterns of live-work balance and amenity usage.
By: Thomas McCoy, MAI & Evan Pugh
