Future construction next to the apartment · buyer report
Will a tower go up next to the apartment, and how much sun stays after
Before signing for an apartment, one document answers two questions: what is planned within 250 m of the building, and how many hours of direct sun the apartment keeps on 21 December once every plan is built. The numbers are computed on a 3D model of the real surroundings, frozen at the date of issue, and delivered as a PDF. ₪199 incl. VAT, for one apartment.
What is checked
250 m
The radius. Every plan deposited or approved within this distance of the building enters the document, with the permitted floors per plot and their source.
21 Dec
The shortest day of the year. The sun is lowest and shadows longest; an apartment that gets sun on 21 December gets it all year.
09:00–15:00
The six-hour window in which planning committees count direct sun. The document shows both the full day and this window.
₪199
Incl. VAT, for one apartment: the floor and the window directions the buyer declares. One price, no tiers.
The open page for every address shows the sun hours of the existing state, with no sign-up. The document adds the number after the plans, the source for every height, and the date.
What the document contains
Three numbers on the first page: direct sun hours on 21 December today, after all plans, and the difference. Below them, summer and the equinoxes.
The apartment today: per season, total hours, morning and afternoon, and the 09:00–15:00 window, with one sentence on which facade the sun enters from and when.
What is planned around: every plan within 250 m with name, status (deposited or approved), distance, permitted floors per plot, source, and a link to the plan on the Planning Administration site.
Per plan, in isolation: the apartment's hours on 21 December after this plan alone. Then after all of them together.
Who casts the shadow: the buildings within the influence radius, each one's height, the source of the height, and the confidence level.
Shadow plates for 21 December at 08:00, 12:00 and 16:00, today and after.
How it was measured, limitations and a glossary, in plain language. Date, document id and content hash on every page, and a downloadable PDF.
Who, and when
Buyer of an existing apartment
After the apartment is found, before the contract is signed. When the surroundings look fine on the visit and the question is what will stand there in five years.
Off-plan buyer
When the sales office shows today's surroundings, and the neighbours' plans are already deposited.
The buyer's real-estate lawyer
At the due-diligence stage, next to the land-registry extract and the municipal information file, which does not mention shading.
An owner considering a sale
When a nearby plan has been deposited, and a dated number beats a buyer's guess.
Why it matters
„HaGefen 21: from six hours to 4.1 of six on 21 December”
Two 26-storey towers replacing four 3–4-storey buildings. A neighbouring building loses almost a third of its winter sun window, and no document in the plan file tells a buyer so.
„45 working days, ₪348–500, not a word on shading”
The document buyers request from the municipality deals with rights and permits, not with what happens to the light in the apartment.
„less than two hours out of a total of 6 hours of effective radiation”
This is the language in which a committee decides on shading. The very same unit of measure appears in the document, for your apartment.
How it is computed
A 3D model of the building and every neighbour within the influence radius, from municipal floor data, permits, transactions and OSM. Every height has a source, and the source is printed.
Deposited and approved plans within 250 m are built into the model at the permitted height of each plot, per the plan's rights table, and not at the height of the tallest tower.
The sun path is computed from true solar time at the site in three seasons, for the floor and the facades the buyer marked. The numbers are frozen at the date of issue: opening the link a year later shows the same numbers.
Recurring questions
What is the difference between the open address page and the document?
The open page shows the sun hours of the existing state per floor, and a "future" toggle that shows the planned masses in 3D only. The document adds the number after every plan, the source for every height, the shadow plates, a date and a content hash, and a PDF.
What do I need to know about the apartment to order?
Address, floor, and which directions the apartment has windows on. The document prints "as declared by the customer: floor 5, south and west facades". No floor plan is needed.
Is the document an appraisal or an expert opinion?
No. It is a computed geometric measurement of direct sun, and the document says so itself. It is not a property appraisal and not a signed opinion, and it replaces neither. It is prepared for the purchase decision of the person who ordered it only.
What if there is no plan near the building?
That is a finding, and the document is printed with it: no deposited or approved plan within 250 m as of the date of issue. The absence of a plan is also information a buyer currently pays for in time.
What happens when the address is not resolved to the house?
The document is not sold. When the position only reaches the street, the building is a guess, and a number on a guess is not sold. The open page offers to pick the building on the map, and after the pick the order opens.
Send an address, a floor and the window directions, and receive the document.
Orders are placed by email. The document arrives as a link and a PDF within one business day. No sign-up form.