When buying a house, floor plans, scale models, and planning maps are the “three magic weapons” for understanding a project. However, many novices often make mistakes because they don’t understand the symbols, ignore the proportions, or misunderstand the plans. For example, some people find poor lighting in their bedrooms after moving in because of unclear annotations on the floor plan; others are attracted by the aesthetic effects of the scale model, only to find that the actual building spacing is insufficient when they take possession of the house; still others blindly believe in the “future amenities” in the planning maps, only to find that the surrounding area is still a wasteland years later. This article will break down the core points of these three types of drawings to help you develop a “keen eye” for understanding them.
Floor Plans
Decoding Basic Symbols
Walls: Solid lines represent load-bearing walls (cannot be demolished or altered), and dashed lines represent non-load-bearing walls (can be modified). For example, a dashed partition between the kitchen and dining room in a floor plan can be opened up to create an open kitchen after delivery.
Doors and Windows: Thin solid lines represent doors, curved lines indicate the direction of door opening; parallel lines represent windows, and three lines represent bay windows. For example, a bedroom window labeled “three lines + curve” indicates it’s a bay window that can be pushed outwards.
Furniture labeling: The dimensions of sofas, beds, tables, and chairs need to be considered in practice. For example, a floor plan might specify “1.8-meter bed in the master bedroom,” but the actual net width is only 2.8 meters, resulting in a narrow passageway after deducting the wardrobe dimensions.
Space Dimension Verification
Width and Depth: The ratio of width (room width) to depth (length) should ideally be 1:1.5. For example, a living room with a width of 3.6 meters and a depth of 5.4 meters offers a better balance between natural light and a sense of space; if the depth exceeds 6 meters, the central area may lack sufficient natural light.
Usable Area Ratio Calculation: The shared area (elevator, stairs, etc.) affects the actual usable area. For example, a 100㎡ unit with a 25% shared area has a usable area ratio of only 75%, resulting in an actual usable area of 75㎡; a 18% shared area ratio yields an 82% usable area ratio, which is more cost-effective.
Circulation and Function Optimization
Separation of Quiet and Active Zones: Quiet areas such as bedrooms and studies should be separated from active areas such as the living room and kitchen. For example, a floor plan might concentrate bedrooms on one side and the living room on the other to reduce nighttime disturbances.
Household Chores Circulation: The paths between the kitchen, utility balcony, and laundry area should be smooth. For example, a straight path from the kitchen to the laundry area to the balcony is more efficient than going around the living room.
Lighting and Ventilation: Pay attention to window location and orientation. For example, a north-south facing unit (with cross-ventilation between the living room and dining room) has better ventilation than a purely south-facing unit; east-facing bedroom windows may provide ample morning sunlight but could feel stuffy in the afternoon.
Model
Scale and Detail Verification
Building Spacing: The building spacing in the model may be exaggerated. For example, the distance between two buildings may appear to be 50 meters in the model, but the actual distance, when scaled up, is only 30 meters, potentially obstructing sunlight for lower floors in winter.
Green Space Ratio: The lush vegetation in the model may only be a rendering. For example, a certain development advertised a “30% greening rate,” but upon delivery, only a few rows of small trees were found, a far cry from the model.
Amenities Location: The “commercial street” and “kindergarten” marked on the model may not specify their distance. For example, one development’s model showed the kindergarten within the complex, but it was actually 500 meters away, requiring residents to cross a road for drop-off and pick-up.
Surrounding Environment Survey
Disclosure of Negative Factors: Developers must disclose the locations of garbage stations, substations, etc. For example, one development’s model did not indicate the garbage transfer station to the north, resulting in severe odors after occupancy.
Traffic Noise: Observe the road classification around the development. For example, in developments adjacent to main urban roads, lower floors may be affected by noise; it’s necessary to confirm whether soundproof windows are installed.
High-Voltage Lines and Railways: The model may omit high-voltage towers and railway lines. For example, one development’s model did not show the high-voltage corridor to the west, which was only 100 meters away, raising concerns about electromagnetic radiation.
Planning Maps
Interpretation of the Control Plan Map
Land Use: Red represents commercial, yellow represents residential, and brown represents industrial. For example, a certain area may have a large number of red-marked plots of land, potentially forming a commercial district and driving up housing prices.
Supporting Facilities Timeline: Pay attention to the construction cycles of schools and subways. For example, a plan might indicate “subway opening in 2025,” but this could be delayed due to funding issues.
Floor Area Ratio (FAR) Limits: Higher FARs mean higher residential density. For example, if an area has a maximum FAR of 3.0, and a development claims 2.5, verify whether this is an illegal practice of “stealing extra floor area.”
Municipal Infrastructure Verification
School Locations: Confirm whether the land is designated for “educational use” and if a school has signed an agreement. For example, a development might advertise “introducing a prestigious school,” but the plan only indicates “educational use” without specifying the school’s brand.
Medical Resources: Observe the planned locations of top-tier hospitals and community hospitals. For example, an area might plan for a “general hospital,” but only a “community health service center” has been approved, indicating a significant difference in medical standards.
Commercial Development: For large shopping malls, pay attention to the developer’s qualifications. For example, a development might advertise “introducing Wanda Plaza,” but the plan only indicates “commercial use,” raising doubts about Wanda’s actual presence.
Risk Warning Signals
Planning Adjustments: Pay attention to planning change announcements on the government’s official website. For example, if a planned “Central Park” in an area is changed to a “commercial complex,” the environmental value of surrounding properties may decrease.
Developer Qualifications: Check the developer’s past project delivery records. For example, a small developer may have failed to deliver on planned amenities (such as clubhouses and swimming pools) due to a broken capital chain.
Land Use Changes: Be wary of illegal practices such as “industrial land being converted to residential.” For example, if a development’s land use was originally industrial, it may be changed to residential by paying additional land fees, but the property rights term may be shortened.
Floor plans, model displays, and planning maps are the “maps” for buying a house, but they need to be combined with on-site inspections, policy verification, and the developer’s creditworthiness for a comprehensive judgment. Remember: Models can be embellished, but data doesn’t lie. When encountering vague statements (such as “near the subway” or “under planning”), be sure to ask the developer for written documentation; for promised amenities, verify with the planning department. After all, buying a house is a long-term decision; a little more caution can lead to much regret.
