2 results - Flats for sale: Puplinge

PPE Apartments - Puplinge Residence

www.residence-puplinge.chIn the heart of the charming village of Puplinge, in a peaceful and green residential environment, the Résidence Puplinge offers 12 PPE apartments combining elegance, comfort, and energy efficiency.Designed to provide sustainable quality of life, this human-scale residence meets the requirements of HPE (High Energy Performance) standards thanks to a geothermal heating system and the installation of solar and photovoltaic panels.Offered for sale on plan, the apartments provide the opportunity to personalize the finishes according to your wishes, in order to create an interior that suits you. The residence is fully accessible to people with reduced mobility (PMR).The start of construction is planned for 2026, with a delivery in 2028.Each apartment is sold with a cellar and a parking space included in the price.Description of lot B: ground floorPPE area: 76 m2Kitchen/Living room: 30 m2Bedroom 1: 13 m2Bedroom 2: 11 m2Bathroom: 4 m2WC: 2 m2Lot B has a garden and a covered terrace of 61 m2Description of lot F: 1st floorPPE area: 80 m2Kitchen/Living room: 30 m2Bedroom 1: 16 m2Bedroom 2: 11 m2Bathroom: 4 m2WC: 2 m2Lot F has a balcony of 27 m2To discover the 8 apartments still available, visit www.residence-puplinge.ch

PPE Apartments - Puplinge Residence

www.residence-puplinge.chIn the heart of the charming village of Puplinge, in a peaceful and green residential environment, the Résidence Puplinge offers 12 PPE apartments combining elegance, comfort, and energy efficiency.Designed to provide a sustainable quality of life, this human-scale residence meets the requirements of the HPE (High Energy Performance) standards thanks to a geothermal heating system and the installation of solar and photovoltaic panels.Proposed for sale on a plan, the apartments offer the possibility of personalizing the finishes according to your wishes, in order to create an interior that resembles you. The residence is fully accessible to people with reduced mobility (PMR).The start of work is planned for 2026, with a delivery in 2028.Each apartment is sold with a cellar and a parking space included in the price.Lot J description:PPE area: 142.40 m2Kitchen/Living room: 30 m2Office: 23 m2Bedroom 1: 24 m2Bedroom 2: 21 m2Bathroom: 4 m2WC: 2 m2Balcony: 7.10 m2To discover the 8 apartments still available, visit www.residence-puplinge.ch

Privileged address in the heart of Champel

Sotheby's exclusivityIdeally located in the heart of Champel, in a particularly sought-after residential area, this apartment totaling 134 m² PPE benefits from a privileged location and a pleasant unobstructed view of the private park of the residence.Located on the first floor of a well-maintained building, it seduces with its brightness, its beautiful volumes, and its 13 m² balcony harmoniously extending the living spaces.The day area consists of a large living room with direct access to the balcony and a closed, perfectly equipped kitchen.The night area includes a master bedroom with an en-suite bathroom, a second bedroom, and an independent shower room. A guest toilet completes the set.A cellar and an indoor parking space complete this property. • 127m2 + 13m2 Balcony • 2 Bedrooms, including one en suite • 1 additional shower room • 1 guest toilet • 1 indoor parking space

Appartement rare à vendre à Carouge - Emplacement exceptionnel, prestations haut de gamme

Opportunité à vendre à Carouge/Accacias Carouge ? L'adresse exclusive, au coeur de la vie urbaineSitué dans l'un des quartiers les plus prisés et authentiques de Genève, cet appartement rare conjugue élégance, modernité et un emplacement d'exception. À quelques pas seulement du tram, il offre un accès direct et privilégié à Genève et à toutes les commodités, tout en vous plongeant dans l'atmosphère unique et bohème à proximité du centre du vieux Carouge.L'environnement est d'un calme absolu, sans aucune nuisance sonore, ce qui constitue l'un des atouts majeurs de ce bien. La proximité immédiate des trams (lignes : 17-15 à 50m et lignes : 12-18 à 200m); les bus (lignes : A- 11à 50m) renforce encore la qualité de vie, en assurant une connexion rapide et pratique avec le reste de Genève.Ce bien d'exception séduit par ses volumes lumineux et sa distribution astucieuse. Il comprend une grande chambre fermée ainsi qu'un espace modulable, idéal pour aménager un bureau, une chambre d'amis ou un coin nuit design, selon vos besoins et votre style de vie. Son vaste séjour baigné de lumière, prolongé par une cuisine ouverte haut de gamme, crée un cadre contemporain et raffiné.Un véritable écrin urbain, pensé pour celles et ceux qui recherchent un bien unique alliant praticité et esthétisme, dans un secteur où l'offre est rarissime.Les atouts exclusifs :Une situation ultra privilégiée, à quelques mètres seulement du tram et des meilleures adresses de CarougeUn environnement très calme, pour une qualité de vie exceptionnelleUne luminosité exceptionnelle grâce aux grandes ouvertures et à l'orientation optimaleUne pièce supplémentaire modulable pour un usage polyvalent (bureau, espace nuit, etc.)Un garage fermé en sus à 100 000-CHF et une cave, un luxe rare en plein coeur de la villeSeulement CHF-411 de charges mensuelles Offrez-vous l'incomparable?: un art de vivre entre énergie urbaine, élégance contemporaine et confort exclusif, au sein d'un des quartiers les plus recherchés de Genève.-------------------Carouge ? The Exclusive Address at the Heart of Urban Living Located in one of Geneva's most sought-after and authentic neighborhoods, this rare apartment blends elegance, modernity, and an exceptional location. Just steps away from the tram, it offers direct and privileged access to Geneva and all amenities, while immersing you in the unique, bohemian atmosphere near the historic center of old Carouge.The environment is exceptionally quiet, free from any noise disturbances, which is one of the property's main advantages.The immediate proximity to trams (lines 15 and 17 are 50 meters away; lines : 12 and 18 are 200 meters away) bus (lines A and 11 are 50 meters away) further enhances the quality of life, providing quick and convenient access to the rest of Geneva.This exceptional property captivates with its bright, generous spaces and clever layout. It features a large enclosed bedroom, as well as a versatile area ? perfect for creating a stylish office, a guest room, or an inviting sleeping nook tailored to your lifestyle and needs.The spacious, light-filled living room, seamlessly extended by a high-end open kitchen, sets the stage for contemporary, refined living.A true urban gem, designed for those seeking a unique property that combines functionality with aesthetic appeal, in a district where opportunities are few and far between.Exclusive Highlights:An ultra-privileged location, just meters from the tram and Carouge's finest addressesA very peaceful environment, offering an exceptional quality of lifeExceptional natural light thanks to large windows and optimal orientationA versatile extra space for multiple uses (office, guest area, sleeping nook, etc.)A private garage and cellar ? a rare luxury in the heart of the cityOnly charges: CHF-411/month Treat yourself to the incomparable: a lifestyle that blends urban energy, contemporary elegance, and exclusive comfort in one of Geneva's most desirable neighborhoods.

EXCLUSIVITY - Beautiful 4-room apartment on a high floor

ExclusivelyLocated on the 5th floor of a well-maintained building from 1987, this 4-room apartment seduces with its cross-configuration, brightness, and calm atmosphere.The living area, spacious and pleasant, benefits from an unobstructed view, offering beautiful natural light and a sense of space throughout the day. It is an ideal place to receive guests and enjoy a comfortable living space. It has access to the 13 m2 southwest-facing balcony. The kitchen, closed, fully equipped, and fitted, is designed to be functional and independent, could be opened to the living room.The night area, well separated from the living spaces, is organized around a landing with built-in closets. It includes two bedrooms, each equipped with integrated storage.The apartment also has two bathrooms with WC, a real asset in terms of practicality.The entire apartment benefits from a calm environment, while being located near amenities.A basement box and a cellar complete this property. • 4-room apartment • 98.5 m2 weighted area • 13 m2 southwest-facing balcony • High floor • 2 bedrooms • 2 bathrooms • Secure building • Box and cellar in the basement • In the heart of International Geneva

Exceptional Apartment in Exclusive

An exceptional attic in the heart of an exclusive private domain.Offer yourself a unique living environment where luxury, nature, and serenity meet harmoniously.Located in the prestigious Parc des Crêts, one of the most sought-after residential areas in the Geneva countryside, this sumptuous attic benefits from a fully pedestrian and secure environment. Just a few minutes from the center of Geneva, it offers a rare balance between urban proximity and the tranquility of a large private park.A privileged environmentNestled in over 8 hectares of landscaped gardens, the domain has been designed to offer its residents an exceptional quality of life. You will notably enjoy: • magnificent green spaces and tree-lined walks; • shared gardens; • play areas for children; • outdoor fitness areas; • facilities promoting biodiversity (fountains, insect hotels, natural areas). A true haven of peace where every detail has been thought out for well-being and respect for the environment.Spectacular, light-filled spacesWith a PPE area of 222 m², this attic immediately seduces with its generous volumes, careful finishes, and remarkable brightness.The two vast panoramic terraces totaling 122 m² offer breathtaking views of the Salève, the Jura, the Geneva hills, and the surrounding woods. Thanks to its large, floor-to-ceiling windows, the boundary between inside and outside disappears, creating a bright and peaceful atmosphere throughout the day.Main features: • PPE area: 222 m² • Living area: 224 m² • Weighted area: 262 m² • Two panoramic terraces for a total of 197 m² • Certification THPE (Very High Energy Performance) An interior designed for contemporary livingThe reception area, which is particularly spacious, combines an elegant living room, a convivial dining room, and a contemporary open-plan kitchen, creating an ideal living space for receiving family and friends.The apartment currently has two large bedrooms, with the possibility of easily converting up to four bedrooms according to your needs.The master suite offers a comfort worthy of the finest residences, a custom-made dressing room, a private bathroom with a whirlpool, an Italian shower, and a toilet.A second bathroom, a guest toilet, a private laundry room, as well as numerous built-in storage spaces, perfectly complete this living space.Fiber optic is installed for optimal comfort.Rare amenitiesBecause an exceptional property also distinguishes itself by its equipment, this attic benefits from particularly sought-after amenities: • three private garages (included) in a closed basement, two of which are interconnected; • a private cellar of approximately 20 m² (included); • quick access to public transportation connecting Geneva to future mobility infrastructures. A property that combines contemporary elegance, high-end amenities, remarkable outdoor spaces, and a preserved natural environment, is aimed at a demanding clientele looking for a unique residence.A rare opportunity on the Geneva real estate market, where every detail has been thought out to offer an exceptional living comfort.

Beautiful renovated apartment with balcony in the center of Geneva

Ideally located in the heart of Geneva, this charming, recently renovated apartment seduces with its brightness, its careful amenities, and its prime location. It benefits from a pleasant balcony and enjoys a lively and sought-after neighborhood, with immediate proximity to shops, restaurants, and public transportation.The spaces are distributed as follows: - Entrance hall with storage - Living/dining room with access to the balcony - Separate, fully equipped kitchen - Two bedrooms - Shower room - Separate toiletThe property has a cellar. Good to know: - Preferential rates are offered for parking in nearby car parks.- The Rhone quays and their promenades are accessible on foot in a few minutes.

Charming apartment with terrace and private garden

Located on the ground floor of a perfectly maintained PPE, this beautiful apartment seduces with its generous volumes and carefully maintained exteriors. The living area opens onto a pleasant terrace extended by a privately and beautifully treed garden, offering a pleasant living environment. The property benefits from an excellent situation, in immediate proximity to amenities.The spaces are distributed as follows: - Entrance hall with integrated storage - Living / dining room with access to the garden- Open, fully equipped kitchen - Two bedrooms with integrated storage, one with bathroom and toilet- Shower with toilet The property has a basement.A garage box and an indoor parking space complete this property at a price of CHF 120,000.

High-standard attic with terrace and balcony

Discover this high-standard construction project, offering a bright atmosphere and an exceptional living space. This apartment, located on the second floor, benefits from a south-facing exposure, guaranteeing optimal brightness throughout the day. With its 121 m² of living space, this property offers several interior layout variants to adapt to your needs:? In 4 rooms, with two beautiful bedrooms and two bathrooms, offering generous spaces and optimal comfort in everyday life.? In 5 rooms, three layout variants are proposed, allowing for the arrangement of three bedrooms. Each configuration has been designed to optimize living spaces and meet the different needs of future owners.Conceived with quality materials, this living space combines elegance and comfort. The residence is nestled in a quiet and sought-after neighborhood, ensuring tranquility and immediate proximity to all necessary amenities for your daily life.The attic, located on the top floor, will seduce you with its large balcony, inviting relaxation while offering an unobstructed view of the peaceful surroundings. This THPE project (Très Haute Performance Énergétique) respects the most demanding standards in terms of energy efficiency. Finishes:You will be able to choose the finishes of your floors, kitchen, walls, and bathrooms and thus personalize your interior:Kitchen budget: 55'000.- CHF (supply and installation)Sanitary budget: 40'000.- CHF (supply)Tile budget: 100.- CHF/m2 (supply)Parquet budget: 140.- CHF/m2 (supply)More information on https://pivert8-thonex.neho.ch/enDo not miss this unique opportunity. Contact us today to plan a visit and discover for yourself the unparalleled charm of this exceptional apartment.Exact address available after registration on neho.ch.DO YOU WANT TO VISIT? PLEASE REGISTER FIRST: https://neho.ch/b/1226-26-3

4001. Duplex attique rénové avec vue panoramique - Immeuble moderne

Duplex attique rénové avec vue panoramique sur la ville, le Jet d'eau et le Salève - Immeuble moderne - Genève Cité - Rive droite Trust Immobilier, agence immobilière à Genève et Crans-Montana, vous propose Ref. TGE-4001.CSitué au sein d'un immeuble contemporain construit en 2007, ce duplex en attique, entièrement rénové entre 2022 et 2026, se présente dans un état irréprochable et offre des prestations modernes de grande qualité. Il se distingue notamment par sa vue panoramique exceptionnelle sur la ville de Genève, le Jet d'eau et le Salève.Implanté dans un immeuble de 7 étages, ce bien bénéficie d'un emplacement privilégié, à proximité immédiate de la gare, des commodités et de plusieurs parcs, dans un environnement à la fois pratique et recherché.Distribution Niveau jour - 7ème étage • Vaste séjour lumineux aux beaux volumes • Cuisine ouverte contemporaine, entièrement équipée avec des matériaux et appareils haut de gamme • Accès direct à un balcon offrant une vue panoramique exceptionnelle sur la ville de Genève, le Jet d'eau et le Salève • WC visiteurs Niveau nuit - 6ème étage • Deux grandes chambres à coucher • Deux salles de bains • Buanderie privative Caractéristiques complémentaires • Appartement entièrement rénové avec goût et matériaux de qualité • Possibilité d'acquisition entièrement meublée • Cave incluse • Box en sous-sol inclus dans le prix • Environnement calme tout en étant parfaitement connecté Points forts • Duplex en attique • Vue panoramique sur la ville, le Jet d'eau et le Salève • Immeuble récent et parfaitement entretenu • Prestations modernes et haut de gamme • Situation centrale à proximité des transports et des parcs Un bien rare sur le marché, idéal pour une clientèle exigeante en quête d'un cadre de vie moderne, lumineux et central, sans compromis sur le confort.Dossier complet et visites sur demandewww.trustimmobilier.chRenovated attic duplex with panoramic views of the city, Jet d'eau and Salève - Modern building - Geneva Cité - Rive droite Trust Immobilier, real estate agency in Geneva and Crans-Montana, offers Ref. TGE-4001.CLocated in a contemporary building constructed in 2007, this attic duplex, completely renovated between 2022 and 2026, is presented in impeccable condition and offers high-quality modern amenities. It boasts exceptional panoramic views of Geneva, the Jet d'eau and the Salève.Located in a 7-storey building, this property enjoys a privileged location, in the immediate vicinity of the train station, amenities and several parks, in an environment that is both practical and sought-after.Distribution Day level - 7th floor • Large bright living room with beautiful volumes • Contemporary open kitchen, fully equipped with top-of-the-range materials and appliances • Direct access to a balcony offering an exceptional panoramic view of the city of Geneva, the Jet d'eau and the Salève • Visitors' WC Night level - 6th floor • Two large bedrooms • Two bathrooms • Private laundry Additional features • Apartment entirely renovated with taste and quality materials • Possibility of purchasing entirely furnished Cellar includedBox in subsol inclus dans le prix • Environment calme tout en étant parfaitement connecté Points forts • Duplex en...

High-standard apartment in a prized residential neighborhood

Discover this high-standard construction project, ideally located near all amenities. This apartment will seduce you with its bright atmosphere and its location in a quiet and prized residential neighborhood. Enjoy the southeast exposure that floods the rooms with natural light, creating a warm and welcoming atmosphere.Spanning 100 m², this apartment has four well-arranged rooms, including two spacious bedrooms and two modern bathrooms. Each space has been designed to offer comfort and functionality, meeting the expectations of the most demanding customers.Located on the first floor of a THPE building (Très Haute Performance Énergétique), this property offers an exceptional living environment that combines modernity and tranquility. The high-end finishes add a touch of elegance to this already prestigious ensemble. FinishesYou can choose the finishes for your floors, kitchen, walls, and bathrooms and thus personalize your interior: • Kitchen budget: 45'000.- CHF (supply and installation) • Sanitary budget: 30'000.- CHF (supply) • Tiling budget: 100.- CHF/m2 (supply) • Parquet budget: 140.- CHF/m2 (supply) More information on https://pivert8-thonex.neho.ch/enDon't miss the opportunity to visit this unique property. Contact us today to plan a visit and discover the charm of this exceptional apartment for yourself.Exact address available after registration on neho.ch.DO YOU WANT TO VISIT? PLEASE REGISTER FIRST: https://neho.ch/b/1226-25-13

High-standard apartment in a prized residential neighborhood

Discover this high-standard construction project, nestled in a peaceful setting that promises a bright and pleasant atmosphere. This 100 m² apartment, located on the first floor, benefits from a south-facing exposure that floods each room with natural light. With its two spacious bedrooms and two modern bathrooms, this property offers all the necessary comfort for a harmonious family life.You will appreciate the calm of a prized residential neighborhood, while being in immediate proximity to essential amenities. The interior is designed to maximize brightness, allowing each space to live in rhythm with the seasons and offer a welcoming atmosphere.With its four well-arranged rooms and two guest bathrooms, this apartment perfectly adapts to the current needs of families or couples seeking a modern haven. FinishesYou can choose the finishes of your floors, kitchen, walls, and bathrooms and thus personalize your interior: • Kitchen budget: 45'000.- CHF (supply and installation) • Sanitary budget: 30'000.- CHF (supply) • Tiling budget: 100.- CHF/m2 (supply) • Parquet budget: 140.- CHF/m2 (supply) More information on https://pivert8-thonex.neho.ch/enDo not miss the opportunity to discover this exceptional property. Contact us today to plan a visit and let yourself be seduced by the unique charm of this bright apartment.Exact address available after registration on neho.ch.DO YOU WANT TO VISIT? PLEASE REGISTER FIRST: https://neho.ch/b/1226-25-12

LUXURY AND PRESTIGE TWO STEPS FROM THE LAKE - spacious 4-room crossing apartment

Located in the center of Geneva, on the right bank, two steps from the lake, from its quays, from the 5-star hotels, this apartment in a high-standing residence benefits from exclusive services made available to residents such as a 24/7 concierge service comparable to a hotel complex, a reception lounge and a fitness room.Located on the 5th floor, with direct access by elevator, this very beautiful 4-room crossing apartment offers a PPE area of 156 m² completed by 2 balconies totaling 8 m².This bright and spacious apartment proposes luxurious finishes and beautiful materials such as Zimbabwe granite, marble, and oak parquet.It is equipped with a high-end domotic control system allowing the control of heating, blinds and lighting.Its spaces are distributed as follows:Day area: entrance hall with numerous cupboards, bright living room, spacious dining room with access to the balcony, open kitchen on the dining room.Night area: two bedrooms with numerous storage spaces, one with an adjacent shower room, the second with a bathroom and access to the balcony overlooking the interior courtyard.A double parking space (for 2 vehicles in line) with direct access to the apartment, as well as a cellar in the basement, complete this beautiful apartment.The building meets the energy requirements of the HPE standard (high energy performance).

Exclusive! 4-room crossing apartment with loggia

This beautiful and spacious 4-room apartment on the 5th floor, crossing (West/East), quiet, is located in a high-end residence in the heart of Champel. Its situation, close to all amenities (shops, public transport/CEVA, schools, Parc Bertrand), makes it a first-rate location.Offering beautiful volumes, it has a living area of approximately 115 m² and a beautiful loggia of approximately 9 m² with an unobstructed view of beautiful, cozy houses from the early 20th century and the Jura.The day area consists of an entrance hall with numerous closets, a large living room with a fitted kitchen and an island/bar, a living/dining room with access to the loggia (West).The night area has a parental bedroom with closets, bathroom/WC/laundry room.A second bedroom with closets also benefits from a shower room/WC.The apartment benefits from beautiful materials and numerous storage spaces.Its loggia on a high floor and its unobstructed view give the place a very pleasant atmosphere.A cellar and a parking space in the basement complete this very beautiful object.

Charming Apartment - Chêne-Bougeries

This charming apartment is ideally located in the village area of Chêne-Bougeries, in close proximity to shops and the tramway. Nestled on the top floor of a small, stylish PPE, its location offers calm and quiet. The living room with fireplace has a beautiful ceiling height and large windows. It opens onto a convivial dining room and a fully equipped kitchen.The apartment offers two comfortable bedrooms, one with built-in closets and storage space.You will find a bathroom with bathtub and WC, as well as a second bathroom with WC and a laundry area that can accommodate an additional shower.The wooden and village-style of the building gives the places a serene and comfortable atmosphere, ideally located in the heart of the left bank.- Ideal location- On the top floor- Fireplace- Style

Apartment - Geneva

Located on the 1st floor of a character building, this beautiful 4-room apartment benefits from a PPE area of 84 m² and a complete renovation carried out with taste. Ideally located on the highly sought-after Boulevard Saint-Georges, it enjoys a central environment, in immediate proximity to the city center, shops, and public transport.The apartment seduces with its beautiful brightness, its harmonious volumes, its ceiling heights, and its elegant arched windows.It consists of a pleasant living room with dining area, a fully equipped open kitchen, two comfortable bedrooms, as well as two shower rooms with WC, one of which is adjacent to the main bedroom.The parquet floors and contemporary finishes underline the charm and elegance of this rare property on the market!A cellar completes this property.- Plainpalais Plain district- On the 1st floor- Cellar

CHÊNE-BOURG | SUPERB 4-ROOM ATTIC APARTMENT

This magnificent and cozy attic apartment with a surface area of 116 m² is a real gem and rare for sale! It is located on the 7th floor and benefits from a nice view of the Salève. It is ideally situated in Chêne-Bourg, close to tram 12, as well as only 80 m from the CEVA train station, the greenway, and the new shopping center. Built in 2014, it benefits from high-quality features, such as oak parquet, a beautiful open TEK kitchen with a granite countertop, electric shutters and Velux windows, a wired alarm system, as well as underfloor heating. The layout is as follows: - Entrance with built-in closet - Large TEK kitchen with central island - 2 bedrooms with custom-made closets and dressers - Spacious bathroom with bathtub 80 x 180 cm, WC, sink, column, and laundry space - Shower room with shower tray 90 x 90 cm, WC, sink, and column - Terrace of 9 m² - Ceiling height 2.60 m - Apartment fully refreshed in 2024 A cellar and a parking space in the garage complete this property. Parking space extra: CHF 45,000, with electric connection. Floor area: 116 m², including attic.

Charming apartment - Chambésy

Just a few steps from the lake, in one of the most sought-after neighborhoods of Chambésy, this magnificent 4.5-room duplex attic apartment is located in a small residential complex and offers a privileged living environment, combining comfort, generous volumes, and luminosity.Covering approximately 160 m² of surface area, this property seduces from the arrival with its pleasant outdoor space arranged as a real summer lounge, ideal for enjoying the beautiful days in a calm and green environment.The apartment then opens onto an entrance leading to a vast living room bathed in natural light. The living room, spacious and warm, harmoniously extends towards a large convivial dining room and a perfectly integrated open kitchen. This set gives access to a balcony benefiting from a beautiful intimacy and without vis-à-vis.This first level also includes a bathroom with WC as well as a reduction offering a practical storage space for daily use.Upstairs, the night area proposes a beautiful parental suite, a dressing room, a bathroom with WC, a large children's room, and a technical room also serving as a laundry room.Initially designed in 6 rooms, this apartment offers the possibility of easily recreating additional bedrooms according to the needs of its future owners.Two outdoor parking spaces complete this property.This superb duplex attic will seduce people looking for a spacious, bright, and ideally located family apartment in a residential area, close to the lake, international organizations, and the city center of Geneva.Do not hesitate to contact me for any additional information or to organize a visit.- 5 minutes from the city center- No vis-à-vis- Unobstructed view- South orientation