Use the decision-making model to buy the right house-house type

Buying a house is a major investment in life. How should we choose a house that we like and can maintain and increase its value?

At critical moments, thinking models will help you.

In the chapter on decision-making models, I came across three models to help me make decisions. Decision-making in life often has two situations. The first is when the information is certain and can be collected, such as buying a car or a house. In this case, we generally use a multi-criteria model or a spatial voting model; the second is when the information is uncertain, and we can use a decision tree. Model. The difference between the multi-criteria model and the spatial voting model is that in the latter, we often have an ideal state in our own minds, and then compare it with the options we face to arrive at the best option.

When faced with the choice of buying a house, it is appropriate to use a multi-criteria model to help us make the best decision. Since buying a house is a matter with a lot of information and many influencing factors, I am not a professional and have limited work time, so I will start with the modeling of the house types I am most familiar with, and I will add them one by one in the future.

The following is a detailed explanation of how I used this model to score and evaluate the layout of this house.

The following is a floor plan of a house, which came from an advertising flyer I received from a real estate developer when I was shopping.

Look at the following aspects of the floor plan:

1. Overall outline. Basically square, no irregularities, 9 points.

2. The windows are transparent. The three or four parallel lines in the picture are windows, including bay windows, floor-to-ceiling windows, etc. The arrows are the direction in which the wind blows. This house has only two sides. The east and south sides are ventilated, that is, the adjacent sides are ventilated. This is related to the location of the house, as can be seen from the floor plan. This is a pity that I can only score 6 points.

3. The kitchen and bathroom are transparent. Both the kitchen and the bathroom have windows, so the kitchen and bathroom are exposed, which is the best. But it generally depends on the actual amount of light. It is possible that even the windows are relatively dark because they are blocked. I have no on-site inspection here, so I will give it 9 points for the time being.

4. Make the bay deeper. The bay refers to the size of the main lighting surface, and the depth refers to the size of the surface perpendicular to it. The depth ratio to the bay is generally 1-1.5. If the depth is too large, the room will be narrow and long, which will affect the lighting. If the bay is too large, it will affect the thermal insulation effect of the house. The overall proportion of the house and the proportion of each room are between 1-1.5. It is not too narrow and long. It basically meets the requirements of "Founder" and is given 9 points.

5. Dry and wet zones. The dry area refers to the bedroom and living room; the wet area refers to the kitchen and bathroom. The bedroom and living room need to be kept relatively dry, so the partition layout will be more appropriate, so that the water from the bathroom, laundry room, and kitchen will not be brought to the dry area.

The red framed part of this house plan is the wet area, and the lower part is the dry area, which conforms to the dry and wet zoning, and is scored 9 points.

6. Dynamic and static partitions. The active area refers to the kitchen, bathroom, living room, and dining room; the quiet area is generally the study room and bedroom. What is more reasonable is that activities in the dynamic zone will not affect or pass through the quiet zone. Compliant, 9 points.

7. Public-private zoning. What needs to be examined here is whether the interior of the bedroom can be seen at a glance from the living room and dining room. If so, it means that the privacy of the room is not strong. This layout basically does not affect privacy, 9 points.

9. Moving line distribution. There are three moving lines, please see the lines in the picture above. First, guests come in and go from the door to the living room; second, they go to the kitchen to do housework; they go to the bedroom to rest. It is appropriate that these three lines will not cross and will not affect actions. Basically consistent, 9 points.

10. Layout. There are some layouts that need to be avoided, such as the bathroom door facing the bedroom, which will bring moisture and odor; the bathroom facing the entrance door, there is no privacy and sense of security, and it will lead to loss of money according to Feng Shui; the interior door is opposite to the door Open, affecting privacy; the kitchen is too deep and not close to the door, so it is inconvenient to go through the hall to buy groceries; the bedroom is close to the elevator, and the noise is very loud, which affects rest. These need to be avoided. Of course, if some problems can be improved through decoration, the impact will not be that big.

This type of house basically does not have such a situation, scoring 9 points.

11. Room dimensions. This has different data depending on the area of ​​the house and the needs of each person. We will not analyze it here. This house is currently rated 9 points. The size of the living room and bedrooms are basically sufficient.

12. Acquisition rate. The housing acquisition rate is the ratio of the apartment area to the built-up area. When we buy a house, it is calculated based on the building area. The real usable area is the internal area, and there is still a common area in the middle (the common area shared by users, such as elevators, stairwells, corridors, etc. Wait, these are all paid for by us). The housing acquisition rate is equivalent to an indicator of the cost-effectiveness of buying a house. Of course, the higher the better. The acquisition rate of this house is 80% according to the promotional leaflet, which should be considered acceptable. Of course, the accurate data is subject to the number on the real estate certificate. Give it 9 points.

13. Wall. Walls are divided into facades, load-bearing walls and non-load-bearing walls. Only non-load-bearing walls can be removed, which must be paid attention to during decoration. In house plans, load-bearing walls are generally represented by solid black lines.

14. Free area. Many real estate developers advertise very loudly, saying that they offer free balconies, free gardens, free lofts and various other things. At this time, we must understand in our hearts that the donated area is generally not written in the real estate certificate, which means that you only have the right to use it, the donated area is not mortgageable, and there is no compensation for demolition. Therefore, we need to keep our eyes open to see whether the gifts are really cost-effective and practical. It is best not to make impulsive choices just because of the free area.

The above is the house information we got by looking at the floor plan. Now let’s take a wider view and combine it with the floor plan to see how this house performs in the building group.

There are several aspects to consider.

Permeability. Check whether the air inlet you just saw in the floor plan is blocked. Some apartment types show ventilation on three sides based on the floor plan, but if you look at the floor plan, you may find that one side is blocked inside the building and has no ventilation at all. This should be noted.

Examine the outside of the window. What are the windows opposite the kitchen, bathroom, and bedroom? Being too close to the next floor will cause kitchen fume pollution and privacy issues, and should be avoided. The same goes for balconies. If the balconies of two neighboring houses are too close together, thieves may even be able to break in, posing a huge safety risk. This building basically avoids these problems, scoring 9 points.

Elevator. Whether the distance and route from the elevator to the door are reasonable; whether the distance between the elevator and the bedroom is too close. If it is too close, it will cause loud noise and affect rest. As mentioned here. This is also quite reasonable, 9 points.

Finally, based on the 10-point scale, I gave this apartment a score of 8.63, which is a relatively high score. Except for the transparency, I think it basically meets the standards of a good apartment.

There are a few points that need to be explained:

1. We can weight each item according to how much we value it, and the score will change accordingly.

2. Some of the standards I wrote here are not necessarily completely correct. When everyone chooses and scores, they often need to base their decisions on different regions, latitudes, real estate, surrounding environments, and their own preferences. , and even a series of conditions such as Feng Shui customs in different places to debug this model.

3. It is impossible for us to choose a house that completely meets the standards. Choosing a house is a process of trade-offs. The important thing is to put what you value most first. It is impossible to have a perfect house type, and if there is, its price should not be so perfect either.

4. There are many factors when buying a house, and apartment size is only one part of it. Therefore, this model is only part of the house buying model, and I will slowly improve all aspects in the future.

5. I am still learning. Anyone with practical experience and professional knowledge is welcome to contribute.