The facts
a listing leaves out
Новосибирск, 16.08 · daylight 14 h 46 min, 4 min shorter than yesterday · peak 49° above the horizon. Computed just now, by the same code that measures windows.
People choose a flat in a month and then live in it for ten years. The layout can be changed, the finish redone, the furniture replaced. The light in the room, the view from the window and the walk to school cannot.
What comes out after the contract
- “We were told it faces south.” It does face south. No direct sun reaches the room from November to February: the block opposite takes it, and on the plan it looked lower.
- “We viewed it and it was bright.” The viewing was in June at four in the afternoon. That is the only hour of the day the sun gets in.
- “There was a playground in the courtyard.” An eighteen-storey block is going up on it. Permission was granted a year before the sale, and everyone knew except the buyer.
- “The nursery is five minutes away.” Five on the map. On foot it means crossing a main road, and the nearest crossing is four hundred metres off.
In the listing
2 bed · 54 m² · floor 7/17 · £340,000
“Bright, south facing”
Known in advance
- The room they plan as the nursery gets 42 minutes of direct sun in December
- The block opposite is under construction, 18 storeys. Once it tops out, south-facing windows below the eighth floor lose about a third of their yearly sun
- Walking a child to nursery means crossing a main road: the nearest crossing is 400 m off, making it 14 minutes instead of five
Who it is for
- Estate agents
- Your client asks the questions a listing cannot answer and hears “it is a bright flat”. That is not an answer, and they can tell. With a report on the property you answer with a figure, settle the objection before it is raised, and book the viewing for the hours when the sun actually reaches the rooms, instead of guessing.
- Buyers
- Compare the two or three places you are actually choosing between on what a viewing does not show and the listing does not say. That is where flats differ, more often than in square metres.
Every finding comes with where it came from, and it can be checked on site. We do not guess and we do not relay impressions: sunlight is computed from the geometry of the buildings and the position of the sun, not judged by eye.
Sections
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Sunlight in a flatrunning
Whether a room sees the sun in winter, for a given address, before you commit.
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Hotels and destinationsin progress
A hotel and its surroundings, read from reviews, video and social posts.
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For businessin progress
The same methods applied to your processes. On request.
Access
Working sections are invitation only: entry by a code issued for that section. That puts the work in front of people who can tell us where it disagrees with reality, which is worth more right now than traffic.