At real estate exhibitions, the model serves as a “three-dimensional instruction manual” for the property. It’s not only a visual focal point attracting homebuyers but also a “secret information chamber” concealing project planning, living experience, and even potential risks. Many people are drawn to the exquisite architectural models and lush greenery of the model, neglecting the crucial information behind them that requires in-depth interpretation. How can you see through the “exquisite appearance” of the model to obtain real and valuable property information?
Locating the Building
The first task of the model is to help you quickly pinpoint the location of your target building, which is the foundation for subsequent analysis.
Quickly Locate Recommended Buildings: Real estate consultants usually prioritize introducing “golden buildings” (such as those along the central landscape axis or in areas with minimal noise), but you need to consider your own needs. For example, if you value natural light, you should prioritize buildings with unobstructed views to the south; if you rely on public transportation, you need to confirm the walking distance between the building and the subway station.
Imagine the actual scenario: After locating the target building on the model, close your eyes and simulate your daily routine—the distance from the community entrance to the building, whether you need to cross a commercial street or driveway, and whether the elevator lobby is concealed. For example, a model might show a building only 50 meters from the entrance, but in reality, you might need to walk around a landscaped fountain, which could be inconvenient on rainy days.
Verify the space
Models often create a sense of “openness” by exaggerating building spacing and adjusting building angles, but the actual living experience may be significantly compromised.
Request real building spacing data: The “50-meter building spacing” marked on the model may be a scaled-down visual effect. Request the specific values from the planning drawings or contract. For example, if the distance between a lower floor and the opposite building is only 30 meters, the sunlight on the winter solstice may be less than 2 hours.
Simulate the sunlight trajectory: Use your phone’s light to simulate the sun’s angle and observe the extent of the shadow cast on the lower floors of the target building throughout the day. High-quality residential buildings should meet the national standard of “no less than 2 hours of sunlight on the coldest day of the year.”
Beware of “Visual Compression”: Some model displays may compress the width of surrounding roads to make buildings appear more spacious. It’s necessary to check the site plan to confirm whether the actual road width affects traffic or noise levels.
Identify Risks
“Hidden danger zones” that won’t be actively marked on the model must be proactively inquired about to avoid them.
Locate the “Three Giants”: Septic tanks, garbage stations, and substations are essential facilities in a residential area but should be located away from. Ask the sales consultant to point out their exact locations with a laser pointer and calculate the straight-line distance from the target building. For example, if a garbage station is less than 50 meters from the building, it may cause a pervasive odor in summer.
Check for Noise and Privacy Hazards: Main Roads and Elevated Highways: Buildings adjacent to urban expressways, even with green belts for isolation, may still experience noise pollution on lower floors.
Commercial Street Rooftops: If lower floors face a commercial street rooftop, be wary of becoming a “garbage dump” or a noisy area at night.
“Handshake Buildings” Risks: If the distance between buildings is too small, and windows face directly onto adjacent buildings, privacy issues need to be considered (frosted glass or curtains could be installed).
Analyzing Amenities
The greenery, water features, and activity areas in the model are often aesthetically pleasing; their practicality needs to be verified through detailed inquiries.
Landscape Distribution:
Uniformity: High-quality developments should have greenery covering the entire community, not just concentrated in the central landscape area. For example, a model might show a large central green space, but only scattered trees around the peripheral buildings, potentially compromising the actual living experience.
Functionality: Confirm whether jogging tracks, children’s playgrounds, and senior activity areas are planned, and observe their distance from the target buildings. For example, if a children’s playground is adjacent to a building, the nighttime noise impact needs to be assessed.
Water System Maintenance Costs: Lakes and fountains in the model may appear aesthetically pleasing, but it’s necessary to clarify whether the water is “living water” (circulated and purified) or “stagnant water” (prone to mosquitoes). For example, some projects were abandoned and filled in after handover due to excessively high water system maintenance costs.
Observe the Surroundings
The “planned land” at the edge of the model is the biggest variable, potentially hiding opportunities or risks.
Inquire about the purpose of the “gray squares”: Ask the sales consultant to clearly indicate the planned nature of the surrounding undeveloped land (e.g., schools, shopping malls, industrial land). For example, if the model shows “educational land” on the east side, confirm whether it’s a public school or a training institution; if it shows “commercial land” on the west side, be wary of potential future high-rise building obstructions.
Refer to government planning: Verify the true purpose of the surrounding land through the local planning bureau’s website or the “city master plan.” For example, if a model doesn’t indicate a planned waste treatment plant to the north, but the government planning map shows it’s only 300 meters from the community, the residential value needs to be reassessed.
The value of a model lies not in its exquisite detail, but in its ability to systematically interpret and reconstruct the true appearance of the property. Buyers should remain rational, appreciating the “ideal life” presented by the model, but also verifying data, asking detailed questions, and checking planning details to see beyond the surface and identify potential risks. Remember: a model doesn’t lie, but it “selectively displays” information. Only by mastering the interpretation methods can you accurately identify the properties that truly meet your needs amidst the “model maze” of real estate exhibitions and avoid paying for “visual traps.”
