JP2006350991A - Auction method and auction system for real estate property - Google Patents

Abstract

<P>PROBLEM TO BE SOLVED: To provide an auction method and an auction system for real estate property improving transaction agreement. <P>SOLUTION: An auction server 50 is composed of a real estate property disclosing section 8 and an auction execution section 6. The auction execution section 6 comprises a selling property registering means 61, an auction period/ID setting means 62, a price setting means 63 for each tender period, a bid receiving means 64, a bid deadline/application receiving means 65, a bid status disclosing means 66, a successful bidder lottery/successful bid notifying means 67, and a bid resumption notifying means 68. A public announcement period for publicly announcing the contents of the selling property, and an auction period for receiving purchase applications next, are provided, and the auction period is divided into a plurality of tender periods for every predetermined number of days. Application prices reduced at a predetermined rate to an appraised price are released in the first to N-th tender periods, and bids specifying the tender periods are accepted. The successful bidder is determined by lottery out of the bidders in the tender period which receives the first bid. <P>COPYRIGHT: (C)2007,JPO&INPIT

Description

The present invention manages property information desired for sale of real estate provided by a real estate property developer, and conducts transactions of real estate by bidding while communicating between terminal devices accessible via a communication network. The present invention relates to a real estate property auction method and its auction system.

In recent years, services using information technology (IT) have been accelerating and various services and transactions have been performed through communication networks. For example, on the Internet Web, a real estate auction in which real estate sales transactions are conducted by a bidding method is also performed. Various real estate property auction systems for realizing such real estate auction on the Web have been disclosed.

Patent Document 1 provides information on real estate properties stored in an auction server, for example, important matter manuals, sales contracts, contract attachments, etc. to customers (real estate brokers) via the Internet in the form of a homepage. A real estate property auction system is disclosed.
In general, on the Web where real estate properties are auctioned, the person who wants to sell the real estate can send various information such as the location, area, nearest station, building age, sale price, etc. This information is registered on the bulletin board etc. by the Web administrator on the server side, and the third party who accesses the Web with a personal computer or the like outputs the information on the real estate that is subject to auction on the display unit or printer Can be viewed.

Here, the desired sale price presented by the developer of the real estate property is registered on a bulletin board or the like together with various information about the desired property for sale and viewed by a third party. The desired sale price is set as the minimum bid price for conducting an auction for the sale desired property.
Third parties (individuals, corporations, etc.) who have viewed information on real estate properties that are subject to auction, after considering whether or not to bid, present an amount that is equal to or higher than the minimum bid price (ie sale price). If the bid price is the highest, the real estate subject to bidding can be purchased.

However, the conventional auction system for real estate properties has a problem that the feasibility of the transaction is remarkably lowered and the system does not substantially function for the following reasons.
In other words, in general, the auction system has a premise that “a transaction is automatically established if there is a purchase applicant who has offered a bid amount higher than the sale price.” Developers tended to set the minimum bid price high, and it was difficult to set the sale price appropriately.

  Specifically, real estate property developers cannot properly recognize regional factors such as location and nearest station, and individual factors such as building age, which are factors that determine property prices. In many cases, the lowest desired sale price for a property desired for sale is set higher in a price range called “market price” of real estate. In addition, real estate property developers sometimes set the minimum bid price for a property they want to sell to an amount that exceeds the market price of the property as a result of considering other examples of real estate sales.

  In addition, real estate property developers overestimate the good points (for example, “the view is good”) when selling their own real estate, and the bad points (for example, “the nearest station is far away, Tend to underestimate the price), etc., so the sale price was often set far from the average evaluation value on the buyer side.

  In such an auction system, it is often the case that bids are not entered in a single auction for a property to be sold. In such a case, it is necessary to repeatedly place the same property to be sold repeatedly in the auction. Developers were forced to adjust the minimum bids lower on a voluntary basis. In addition, the conventional auction system only gives the opportunity to place the desired property for sale again, and the developer of the real estate property often cannot determine how much the selling price should be reduced. However, it was not possible to set an appropriate selling price, and as a result, useless auctions were held many times.

For this reason, since it is not possible to set an appropriate sale price, there is a risk of suffering disadvantages such as loss of opportunities to sell.

JP 2001-222664 A (2nd page, FIG. 1)

  In order to solve the above-mentioned problem, the real estate property development business that is the seller is a method for selling the real estate property to the real estate sales business that is the buyer or an investment fund, which employs an auction method by bidding. However, the auction period is divided into a plurality of bidding periods, and the price drops at a predetermined rate based on the real estate appraisal price for general buyers calculated by comprehensive appraisal from the first bidding period to the Nth bidding period. Alternatively, it is an object of the present invention to provide a real estate property auction method and a real estate property auction system that can contribute to the improvement of transaction feasibility by announcing the raised sale price.

In order to solve the above problems, the real estate property auction method of the present invention registers real estate information data related to the auction sale property in the database from the information site of the developer of the real estate property that is the seller, while An auction method for a real estate property that is provided with an auction server comprising an auction management computer system that enables access to the real estate property information database via the Internet to a real estate dealer or investment fund terminal ,
The auction server provides a public notice period for the public sale of the content of the auction sale property registered in the database on a homepage via the Internet, and then provides an auction period during which the auction server accepts a purchase application. The period is divided into a plurality of bidding periods every predetermined number of days, and the application price for each N period that has been reduced by a predetermined rate from the first bidding period to the Nth bidding period is announced on the homepage in advance, and then the auction server Accepts the bid specifying the bidding period and records it in the database, and then the auction server determines the winning bidder by lottery from the bidders of the bidding period where the bidding was first made and notifies via the Internet It is characterized by doing.

  In addition, the setting of the application price for each N period announced on the homepage by the auction server is based on the real estate appraisal price calculated by comprehensive appraisal of the real estate to be sold in advance. The application price for the first bidding period, which is the bidding start price, is set to be at least 90% or less of the appraisal evaluation price, and thereafter the appraisal evaluation price is 5% or less of the appraisal evaluation price every time the predetermined bidding period elapses. The application price reduced by the width is repeated, and the application price in the final bidding period is 50% or less of the appraisal evaluation price.

  In addition, the application price for each N period announced on the homepage by the auction server is set by conducting a comprehensive appraisal of the real estate to be sold in advance, and the published price, reference land price, and route price in the year of the auction start. If the property is in an area that is lying or rising compared to the previous fiscal year, the application price in the first bidding period shall be the same or higher than the real estate appraisal price calculated by comprehensive appraisal, Each time a predetermined bidding period elapses, the application price reduced by 5% or less of the bid start price is repeated, and the application price in the final bidding period is set to 50% or less of the bid start price.

  Further, the announcement period announced on the homepage by the auction server is 10 days or more, the auction period is 90 days, the bidding period is divided into 10 days, and the first bidding period is divided into the ninth bidding period. It is characterized by that.

  Further, the announcement period announced on the homepage by the auction server is 10 days, the auction period is 45 days, the bidding period is divided into 5 days, and the bidding period is divided from the first bidding period to the ninth bidding period. It is characterized by.

  In addition, the application for bidding during the auction period accepted by the auction server is to accept a bid specifying one of the bidding periods for a plurality of bidding periods of one property or a duplicate application specifying a plurality of bidding periods. It is characterized by.

  In addition, the bidding deadline for the bidding period of the auction server is the deadline on the 5th day of the first half, and if there is a bidder for that bidding period, the bid for which the application fee was paid during the latter 5 days of the bidding period The winning bidder is determined to the successful bidder, and when the application fee is delivered from a plurality of bidders, the winning bidder is determined by the successful bidder lottery for the bidders who have paid the application fee.

  In addition, the auction server may deliver the application fee even if it is a bidder who bids for the bidding period after the bidding period after the bidding deadline of the bidding period. It is characterized in that the bid can be advanced to the tender for the application period and the bid can be advanced to participate in the successful bidder lottery for the bid period.

  In addition, when the winning bidder lottery of the auction server determines at least the first to third winning bid priority, and the winning bidder with the highest winning bid priority cannot complete the sales contract procedure within the bidding period If the winning bidder of the next priority exercises the right of the sales contract procedure and all the successful bidders in the bidding period are unable to execute the sales contract procedure, The auction is continued with the bid as an effective bid.

In addition, the real estate information data related to the auction sale property is registered in the database via the Internet from the information site of the developer of the real estate property that is the seller, while the real estate seller or investment fund terminal that is the buyer is registered on the Internet. An auction method for a real estate property to be sold with an auction server comprising an auction management computer system that allows access to the real estate property information database via
The auction server provides a public notice period for the public sale of the contents of the auction sale article registered in the database on a homepage via the Internet, and then provides an auction period during which the auction server accepts a purchase application. The period is divided into a plurality of bidding periods every predetermined number of days, and the application price for each N period that has been increased at a predetermined rate from the first bidding period to the Nth bidding period is announced in advance on the homepage, and then the auction server Accepts the bid specifying the bidding period and records it in the database, and then the auction server determines the winning bidder by lottery from the bidders of the bidding period where the bidding was first made and notifies via the Internet It is characterized by doing.

  In addition, the setting of the application price for each N period announced on the homepage by the auction server is based on the real estate appraisal price calculated by comprehensive appraisal of the real estate to be sold in advance. The application price for the first bidding period, which is the bidding start price, is set to an application price of at least 50% or less of the appraisal evaluation price, and thereafter, at least 5% of the appraisal evaluation price every time the predetermined bidding period elapses. The application price raised by the width is repeated, and the application price in the final bidding period is set as the appraisal evaluation price.

In addition, the auction server determines the preceding bidder points to be given only to the applicant who bids first for each application period, and when the same property is initially bid in multiple application periods, In total, when there are a plurality of bidders when the application period is over, the bidder with the highest bidder as the highest bidder is the highest bidder.

  In addition, the preceding bidder points given to bidders by the auction server are increased by 1 point in the first application period in the price reduction auction and increased by 1 point for each subsequent application period, and the final application period is 9 points. In the price increase auction, the first application period is 9 points, each point is decreased by 1 point, the final application period is 1 point, and high points are given to bidders at the low bid price application period. It is characterized by giving.

The real estate property auction system of the present invention manages a price reduction auction that divides a predetermined auction period into a plurality of bidding periods when a real estate property developer sells a real estate property to a real estate seller or an investment fund. A system,
An auction comprised of a general terminal equipped with a web browser, a business terminal for real estate transactions including investment funds, a general portal site introducing information sites related to real estate, and an auction server connected via the Internet A management system,
The auction server of the auction management system includes a real estate property disclosure unit that registers a homepage for publishing auction information via the Internet, and an auction execution unit that manages registration, bid acceptance, bid deadline, and successful bid lottery of auction sale properties. Has a database to record information related to the auction,
The auction execution unit is set for each sales unit (property group) and sales property registration means for registering in the database real estate information related to the auction sales property belonging to the sales unit (property group) starting from a predetermined date. Auction period / ID setting means for setting the auction period and application period classification, the auction ID number for each property in the property group, and the application ID number for each property application period, and the auction start price provided in advance for each auction sale property Price setting means for each bidding period for calculating and recording the auction bidding price for each ID number unit of the auction property by specifying the setting rate and the bidding period unit price setting rate;
Prior to the public notice period, the sale property auction content including the price set by the price setting means for each bidding period is registered on the homepage of the Web server, bids from pre-registered bidding operators are accepted, and for each property ID A bid acceptance means for registering a bid record;
Manages the arrival of the specified application period, notifies bidders who have bid within the application period, prompts application payment, and confirms bidders who have confirmed application payment as successful bid candidates Bid deadline / application acceptance means,
Bid status disclosure means for immediately releasing the bid acceptance status of the auction property on the homepage, and notifying all the bidders of the property of the deadline status and advance application status during the bidding period by e-mail;
From the bidder who delivered the application fee, the first to third successful bid winners are automatically selected by assigning the priority order of the contracts, and the results of the wins and losses are notified to all bidders by e-mail. And a winning bidder lottery / successful bid notification means for publishing the winner's decision on the homepage,
When the successful bidder does not perform the contract procedure within a predetermined date, the notice of the resumption of bidding of the auction ID number is notified on the homepage, and all bidders of the auction property are notified by e-mail. A bid resumption notification means to perform,
The database server includes real estate information including at least a property ID number, a location, a land area, and a comprehensive appraisal price for real estate related to auction sales property belonging to a sales unit (property group) starting from a predetermined date, and a bidding period Sales property information file that records ID number, bidding period, bidding price for each,
A bidding company file that registers a real estate company and an investment fund that has been applied in advance as a bid qualifying company,
Bid history information file that records auction history information including bid acceptance, successful bid, contract,
A predetermined public notice period for publicizing the contents of a sale on the homepage via the Internet is provided. Next, a predetermined auction period for accepting a purchase application is provided, and the auction period is divided into a plurality of bidding periods every predetermined number of days. The bid price is accepted by announcing the application price to be reduced at a predetermined rate from the bidding period to the Nth bidding period.

  According to the real estate property auction method of the present invention, since the application price is determined based on the real estate appraisal price calculated by comprehensive appraisal evaluation, it is possible to buy and sell at an appropriate price. In addition, by accepting bids at prices determined for each period, it is possible to eliminate excessive competition and transactions at unreasonably low prices.

  In addition, it is possible to broadly recruit purchase applicants by disclosing the appraisal price and the application price for each bidding period to the real estate brokers and investment funds nationwide via the Internet. Therefore, it is possible to promote the distribution of real estate properties that have conventionally been difficult to erect. Therefore, it is possible to provide a means for forming a distribution market for dormant real estate properties.

  In addition, since the bidder can select more than one price from the lower prices for each bidding period after the first bidding period, including the first time, it can bid at a time, which contributes to the improvement of transaction feasibility as a result. be able to. In addition, in order for a bidder to make a successful bid for a popular property with many desired bidders, the bidder must bid in an early bidding period, and as a result, the highly popular property will be discounted by that amount and at a price close to market evaluation. The possibility of transactions can be improved.

  In addition, because it is a sale and sale of real estate properties, if a successful bidder with a high bid priority cannot complete the sales contract procedure within the bidding period, the next highest priority bidder exercises the right to the sales contract procedure. If all the successful bidders in the bidding period cannot complete the sales contract procedure, it is possible to continue the auction with each accepted bid for each subsequent bidding period as an effective bid. For this reason, even if there is a successful bidder, even if the successful bid is not reached as a result, the auction is automatically continued immediately with each accepted bid for each subsequent bidding period as an effective bid. Can be increased.

  Further, when the published price, the route price, etc. are on an upward trend, it is possible to flexibly respond to the application of the present invention, such as starting a bid from a prevailing price exceeding the appraisal evaluation price or shortening the auction period.

  Furthermore, although the auction method of the present invention sets and publishes nine categories of prices by setting a bidding period for one property, it can also be applied to a conventional price increase auction. In addition, when there are a plurality of bidders, a bid application can be promoted by giving a point for obtaining a priority of a successful bid to the first bid application.

  Hereinafter, embodiments of the present invention will be described in detail with reference to the drawings. FIG. 1 is a block diagram showing the overall system of the real estate property auction system of the present invention. In the figure, an auction server (auction management computer system) 50 includes a central storage arithmetic device, and stores real estate property information in a database according to settings. A real estate broker who is a buyer is configured to be able to access the auction server 50 from the real estate broker terminal 2 via the Internet 3 using a Web browser. It should be noted that a general terminal 1 equipped with a Web browser other than a real estate broker can also browse a part of the auction server 50 via the Internet 3 and provide the property to the final purchaser of the real estate property to be sold Make public.

  FIG. 2 is a block diagram showing details of the present invention. The auction server 50 includes a real estate property disclosure unit 8 that registers auction information on a homepage that is disclosed via the Internet, an auction execution unit 6 that manages registration, bid acceptance, bidding deadlines, and successful bid lotteries for auction sales properties, It is comprised from the database 7 which records the information which concerns on.

  The auction execution unit 6 includes a sale property registration unit 61, an auction period / ID setting unit 62, a bidding period price setting unit 63, a bid receiving unit 64, a bid deadline / application receiving unit 65, and a bid status disclosing unit. 66, a successful bidder lottery / successful bid notification means 67, and a bid resumption notification means 68.

  The sale property registration means 61 is means for registering in the database 7 real estate information related to auction sale properties belonging to a sales unit (property group) starting from a predetermined date.

  The auction period / ID setting means 62 includes a classification of an auction period and an application period set for each sales unit (property group), an auction ID number for each property of the property group, and an application ID number for each application period. Is a means for setting.

  The bidding period price setting means 63 calculates the auction bidding price for each ID number of the auction property by specifying the auction start price setting rate provided in advance for each auction sale property and the price setting rate for the bidding period unit. It is a means of recording.

  Prior to the public notice period, the bid accepting means 64 registers the sale property auction contents including the price set by the price setting means 63 for each bidding period on the homepage of the Web server, and bids from pre-registered real estate brokers. It is a means for accepting and registering a bid record for each property ID.

  The bid deadline / application receiving means 65 manages the arrival of a predetermined application period, notifies the bidders who bid in the application period, prompts the application fee to be delivered, and delivers the application fee. This is means for confirming the confirmed bidder as a successful bidder candidate.

  The bidding status disclosing means 66 immediately publishes the bidding acceptance status of the auction property on the homepage and notifies all the bidders of the property by e-mail of the deadline status and advance application status during the bidding period. It is.

  The winning bidder lottery / successful bid notification means 67 automatically selects first to third winning bidders by assigning priority orders of contracts from bidders who have delivered the application fee, This is a means for notifying all the bidders of all the bidders by e-mail and publishing the winner decision on the homepage.

  Here, the priorities of the contracts are given in the order in which the bids are placed in Saki in the case of the ones with the highest points of the preceding bid points or the same point score.

  In addition, if there are multiple bidders at the end of the application period, the preceding bidding points will be the bidder with the highest total points, and only for the first bidder for each application period. give. In addition, when bidding for the same property first in a plurality of application periods, the preceding bidding points are added up.

  In addition, the preceding bidder point is set to 1 point in the first application period in the price reduction auction, increased by 1 point for each subsequent application period, 9 points in the final application period, and the first application period in the price increase auction. The application period is set to 9 points, each point is reduced by 1 point for each next application period, the final application period is set to 1 point, and a high point is given to bidders in the application period with a low bid price.

  FIG. 8 is an explanatory diagram of an example of determination of a successful bidder by points. In this embodiment, in the case where A, B, and C are bidding, A offers the first bid for the 9th and 6th application periods, and the preceding bidding point 9 A total of 15 points were obtained, including 6 points. On the other hand, the B company makes a bid for the first time in the 8th application period, and is 8 points, and the 6th application period is not the first bid, so points cannot be obtained. Company C made the first bid in the 7th application period and gained 7 points. In this case, at the stage where the sixth bidding period is over, the three companies A, B, and C are selected, but the A company having the most preceding bid points will obtain the priority of the successful bid.

  The bid resumption notification means 68 notifies the homepage of the resumption of bidding of the auction ID number on the home page when the successful bid winner does not perform the contract procedure within a predetermined date, and also notifies all bidders of the auction property It is a means for notifying bid resumption by e-mail.

  The database 7 includes at least a sales property information file 71, a bidder information file 72, and a bid history information file 73.

  The sales property information file 71 includes real estate information including at least a property ID number, a location, a land area, and a comprehensive appraisal price for real estate related to auction sales properties belonging to a sales unit (property group) starting from a predetermined date, and a bid The ID number, the bidding period, and the bidding price for each period are recorded.

  The bidding company information file 72 is for registering, as a bid qualifying company, a real estate company and a company that has passed a credit check out of investment funds previously applied.

  The bid history information file 73 records auction history information including bid acceptance, successful bid, and contract.

  In FIG. 2, the exchange of information in the real estate property auction system of the present invention is indicated by arrows. The real estate property disclosure unit 8 makes the general terminal 1 and the real estate broker and the real estate broker terminal 2 of the investment fund public and sell the sales real estate information through a homepage via the Internet. Here, the general terminal 1 can browse the property, but cannot browse information related to the auction.

  The real estate agent terminal 2 browses the auction screen by inputting an ID / password registered in advance, confirms the auction information, and transmits the bid information. Also, browse the auction status such as the auction status.

  Further, the bidder is notified individually of a successful bid by e-mail.

  FIG. 3 is a schematic diagram showing the auction mechanism of the present invention.

  In the figure, the vertical axis indicates the price of a real estate property, and the horizontal axis indicates the number of days that have elapsed since the auction start date is zero. In this example, an auction ID (number) 31 is attached to a property with a comprehensive appraisal evaluation of real estate or to buy, but for 10 million yen.

  In the present invention, the bidding period is set to 9 times, and after the elapse of 10 days from the public notice period, the auction is started and divided into the first to ninth bidding periods at 10-day intervals. The auction start price starts at 8.8 million yen, which is 12% discount of the appraisal evaluation price for the first bidding period (auction number 31-1).

  The bid price for the second bidding period (auction number 31-2) after 10 days will be released with a discount of 17% of the appraisal price, 8.3 million yen, and a 5% discount on the initial bid price. The

  Similarly, during the third to ninth bidding periods (auction numbers 31-3 to 31-9), a bid price discounted for each period is set and released on the auction announcement date.

  A real estate agent or investment fund that bids designates an auction number for a desired bid price period and places a bid.

  Bid applications during the auction period are bids that specify any bidding period for multiple bidding periods (auction numbers 31-1 to 31-9) for one property, or duplicates that specify multiple bidding periods Accept the application.

  The bidding deadline for the bidding period will be closed on the 5th day of the first half, and if there is a bidder for that bidding period, the bidding will be decided upon to the bidder who received the application fee during the latter 5 days of the bidding period. When the application fee is delivered from a plurality of bidders, the winning bidder is determined by lottery for the application fee delivery bidder.

  In addition, in the latter five days after the bidding period of the bidding period, even if a bidder has been bidding for the bidding period after the bidding period, he / she can bid for the application period by delivering the application fee. By changing the advance and accepting a bid advance that participates in the successful bidder lottery during the bidding period, the establishment of the transaction is increased, and an opportunity for obtaining the purchase applicant is provided.

  In this embodiment, the auction number 31-9 started from the final 80th day accepts a bid for 48 million yen, 52% discount of the appraisal evaluation price.

  As described above, there has never been a real estate buying and selling auction in which the bid acceptance price during the auction period is disclosed in advance as a fixed amount in the field of real estate buying and selling.

  Such disclosure of the bid acceptance price for each auction period will be described on the bid application screen shown in FIG.

  4 and 5 are flowcharts showing the procedure of the real estate property auction method of the present invention.

  In FIG. 4, first, in S 11, the individual information of the auction property is registered in the sales property information file 71 of the database 7 by the sales property registration means 61. Subsequently, the auction period / ID setting means sets the auction period and application period classification of the property, and the auction ID number / application ID number for each property application period.

  Next, in S12, the auction bidding price is calculated in units of auction ID numbers by specifying the auction start price setting rate provided in advance for each auction sale property by the bidding period price setting means 63 and the price setting rate in the bidding period unit. Record.

  In S13, the bid accepting means 64 registers the auction contents for sale including the price set by the price setting means 63 for each bidding period on the Web server's home page prior to the announcement period, and publishes it on the Web screen.

  The real estate agent inputs the ID / password from the terminal (S14).

  In S15, it is determined whether an ID / password is registered in advance in the bidding company file of the database 7, and if not, an operator registration screen including the ID / password is transmitted (S17).

  A bid is made by designating a bid auction number and transmitting it to the auction server from the real estate agent terminal 2 whose ID / password has been confirmed in S15. The received bid information is recorded in the bid history information file 73 of the database 7 by the bid acceptance means 64 (S16).

  Although not shown in the flowchart, the bidding history information file 73 is recorded in real time by the bidding status disclosing means 66 according to the auction status list (see FIG. 7). Published.

  FIG. 5 shows the flow of work from the bid deadline to the decision of the winning bidder. In S18, the bid deadline / application receiving means 65 manages the arrival of a predetermined application period for each auction number, and the application deadline date has arrived. To monitor.

  When the application deadline has arrived, in S19, it is determined whether or not there is a bid application for the auction number.

  If there are bidders, proceed to S20. If there are multiple bidders, the bid deadline / application receiving means 65 prompts the bidders to bid for delivery of the application fee and confirms delivery of the application fee. Is determined as a successful bid candidate, and the successful bid priority is determined by the automatic lottery by the successful bid lottery / successful bid notification means 67.

  In the automatic lottery, an automatic lottery such as assigning numbers to bidders in the order of the bid time, generating a random number by a random number generation function, and selecting the first appearing number as the winner, is performed. Use. In the case of adopting preceding bid points, the bidder with the most earned points is the winning bidder in preference to the lottery.

  If the bidder with the highest bid order is notified of the lottery result (S24), and the application fee is paid or the purchase contract such as a transaction contract is made within the time limit, the auction of the corresponding auction number becomes END.

  If the purchase procedure is not completed within the time limit, the process returns to S21 and prompts the next highest bid candidate for the application procedure. If there is no next-ranking successful bid candidate, the process jumps to the auction end determination in S22.

  Such a determination period is required because it is not just buying and selling goods but buying and selling real estate. For this reason, in the auction method of the present invention, the auction application period is set to 10 days, and the bid price during that period is set as the price for each property, but the application deadline is the first half of the period and the successful bid is made during that period. If the buyer does not purchase, the auction is continued.

  In S22, it is determined whether the auction is final. That is, in the example of FIG. 3, it is a determination as to whether the auction number is 31-9.

  If the auction is the final auction, the auction with the auction number is ENDed because the sale is not established. If it is not the final auction, as shown in S23, the next auction for the same property is continued on time (S23).

  FIG. 6 is an example of a bid application screen of the present invention.

  In this example, a block number, lot number, unit price, land area, and basic price (appraisal evaluation price) are displayed on a map (not shown) of a sale property, and the auction number and period of the property are displayed. The auction price and the price reduction rate (the price reduction rate with respect to the appraisal evaluation price) are displayed.

  In the next column, a bid application click column is provided, which is transmitted by selecting one or more of the columns and clicking a bid button (not shown). The screen is provided with an auction application status column so that it can be understood how many auction numbers are currently bid.

  In addition, auction properties that have already been awarded are displayed in the successful bid column. That is, after the start of the auction, it is made public which property is sold at which auction number and price.

  FIG. 7 is an example of an auction list screen screen published on the homepage. Auction properties running at the same time are listed and the number of bids can be listed. This screen provides, for example, a material for judging popularity and market price according to location conditions such as a bid price range for each block of the built estate.

  In areas where land prices fluctuate rapidly, the application price is set for each N period, and comprehensive appraisal of the real estate to be sold is conducted in advance, and the published price, base land price, and route price in the auction start year are If the property is in an area that is lying or rising, the bid price for the first bidding period is set equal to or higher than the real estate appraisal price calculated by comprehensive appraisal, Each time the bidding period elapses, the application price reduced by 5% or less of the bid start price is repeated, and the application price in the final bidding period may be 50% or less of the bid start price.

  Regarding the auction period, the announcement period is 10 days, the auction period is 45 days, the bidding period is divided into 5 days, and the period is shortened from the first bidding period to the ninth bidding period. May be used.

  Although the price reduction auction has been described above, an embodiment when the present invention is applied to the price increase auction will be described below.

  In the price increase auction, the application price is set by conducting a comprehensive appraisal of the real estate to be sold in advance. The application price is at least 50% or less of the appraisal price, and after that, the application price increased by 5% or more of the appraisal price every time the predetermined bidding period elapses, and the final bidding period Is the appraisal price.

  In the price increase auction, if there is only one bidder in each auction, a successful bid is determined for that bidder. Also, if there is a bid at the highest price of the final round, the successful bidder is determined 10 days after the bid regardless of the bid application period. If there are a plurality of bidders at each bid due date and there is no bid after the next time, the bid acceptance is continued until the next bid deadline, and if there is no more expensive bid, the successful bidder is determined.

It is a block diagram which shows the whole system of the real estate property auction system of this invention. It is a block diagram which shows the detail of the auction server of this invention. It is a schematic diagram which shows the structure of the auction of this invention. It is a flowchart which shows the procedure of the real estate property auction method of this invention. It is a flowchart which shows the procedure of the real estate property auction method of this invention. It is an Example of the bid application screen of this invention. It is the Example of the auction list screen screen exhibited on a homepage. It is explanatory drawing of the Example of determination of the successful bidder by a point.

Explanation of symbols

DESCRIPTION OF SYMBOLS 1 General terminal 2 Real estate broker terminal 3 Internet 6 Auction execution part 7 Database 8 Real estate disclosure part 50 Auction server (auction management computer system)
61 Sale property registration means 62 Auction period / ID setting means 63 Price setting means for each bidding period 64 Bid acceptance means 65 Bid deadline / application acceptance means 66 Bid status disclosure means 67 Successful bidder lottery / successful bid notification means 68 Bid resumption notification means 71 Sales Property information file 72 Bidding company information file 73 Bid history information file

Claims (14)

Registers real estate information data related to the auction-sale property in the database from the information site of the developer of the real estate property that is the seller, via the Internet, while connecting to the terminal of the real estate seller or investment fund that is the buyer via the Internet. An auction method for a real estate property sold with an auction server comprising an auction management computer system that enables access to the real estate property information database,
The auction server provides a public notice period for the public sale of the content of the auction sale property registered in the database on a homepage via the Internet, and then provides an auction period during which the auction server accepts a purchase application. The period is divided into a plurality of bidding periods every predetermined number of days, and the application price for each N period that has been reduced by a predetermined rate from the first bidding period to the Nth bidding period is announced on the homepage in advance, and then the auction server Accepts the bid specifying the bidding period and records it in the database, and then the auction server determines the winning bidder by lottery from the bidders of the bidding period where the bidding was first made and notifies via the Internet A method for auctioning real estate properties.   The setting of the application price for each N period announced on the homepage by the auction server is performed by conducting a comprehensive appraisal of the real estate to be sold in advance, based on the real estate appraisal price calculated by the comprehensive appraisal, The application price for the first bidding period, which is the bid starting price, is set to an application price of at least 90% or less of the appraisal evaluation price, and thereafter, within a range of 5% or less of the appraisal evaluation price every time the predetermined bidding period elapses. 2. The auction method for real estate properties according to claim 1, wherein the reduced application price is repeated, and the application price in the final bidding period is set to 50% or less of the appraisal evaluation price.   The application price price for each N period announced on the homepage by the auction server is based on a comprehensive appraisal evaluation of the real estate to be sold in advance, and the published price, reference land price, and route price in the auction start year are If the property is in the area that is lying or rising compared to the fiscal year, the application price in the first bidding period will be the same or higher than the real estate appraisal price calculated by comprehensive appraisal, and then the predetermined bid price The application price reduced by 5% or less of the bidding start price is repeated each time the bidding period elapses, and the application price in the final bidding period is set to 50% or less of the bidding start price. Item 1. Auction method for real estate properties.   The announcement period announced on the homepage by the auction server is 10 days or more, the auction period is 90 days, the bidding period is divided into 10 days, and the first bidding period is divided into the ninth bidding period. The method for auctioning real estate properties according to claim 1, wherein:   The announcement period that the auction server announces on the homepage is 10 days, the auction period is 45 days, the bidding period is divided into 5 days, and the bidding period is divided from the first bidding period to the ninth bidding period. The method for auctioning real estate properties according to claim 1.   The bid application during the auction period accepted by the auction server accepts a bid designating one bidding period for a plurality of bidding periods of one property, or a duplicate application designating a plurality of bidding periods. The method for auctioning real estate properties according to claim 1.   The bidding deadline for the bidding period of the auction server is closed on the 5th day of the first half, and if there is a bidder for that bidding period, the bidder who received the application fee during the latter 5 days of the bidding period will be 5. The auction for real estate properties according to claim 4, wherein when a successful bid is determined and the application money is delivered from a plurality of bidders, the successful bidder is determined by a successful bidder lottery for the bidders who pay the application money. Method.   The auction server may provide the application period by delivering the application fee even for bidders who bid for the bidding period after the bidding period in the latter five days after the bidding deadline of the bidding period. The method for auctioning real estate properties according to claim 4 or 7, characterized in that the bidding can be advanced so that the bidding can be advanced to the bidding of the successful bidder in the bidding period.   The winning bidder lottery of the auction server determines at least the first to third winning bid priorities, and if the winning bidder with the highest winning bid priority cannot perform the sales contract procedure within the bidding period, If the winning bidder with the priority of the above exercises the right of the sales contract procedure and all the successful bidders in the bidding period fail to execute the sales contract procedure, the bids accepted for each subsequent bidding period will be accepted. 2. The real estate property auction method according to claim 1, wherein the auction is continued as an effective bid. Registers real estate information data related to the auction-sale property in the database from the information site of the developer of the real estate property that is the seller, via the Internet, while connecting to the terminal of the real estate seller or investment fund that is the buyer via the Internet. An auction method for a real estate property sold with an auction server comprising an auction management computer system that enables access to the real estate property information database,
The auction server provides a public notice period for the public sale of the content of the auction sale property registered in the database on a homepage via the Internet, and then provides an auction period during which the auction server accepts a purchase application. The period is divided into a plurality of bidding periods every predetermined number of days, and the application price for each N period that has been increased at a predetermined rate from the first bidding period to the Nth bidding period is announced in advance on the homepage, and then the auction server Accepts the bid specifying the bidding period and records it in the database, and then the auction server determines the winning bidder by lottery from the bidders of the bidding period where the bidding was first made and notifies via the Internet A method for auctioning real estate properties.   The setting of the application price for each N period announced on the homepage by the auction server is performed by conducting a comprehensive appraisal of the real estate to be sold in advance, based on the real estate appraisal price calculated by the comprehensive appraisal, The application price for the first bidding period, which is the bid starting price, is set to an application price that is at least 50% or less of the appraisal evaluation price. 11. The method for auctioning real estate properties according to claim 10, wherein the increased application price is repeated, and the application price in the final bidding period is set as the appraisal price.   The auction server determines the advance bidder points to be given only to the applicant who bids first for each application period, and when the same property is initially bid for multiple application periods, the preceding points are added together. In the case where there are a plurality of bidders at the end of the application period, the bidder with the highest bidder as the highest bidder is the highest bidder. 10. An auction method for real estate listings according to 10.   The preceding bidder points given to bidders by the auction server are set to 1 point for the first application period in the price reduction auction, increased by 1 point for each subsequent application period, and 9 points for the final application period, In a price increase auction, the first application period will be 9 points, each point will be reduced by 1 point, the final application period will be 1 point, and high points will be given to bidders at the low bid price application period. The method for auctioning real estate properties according to claim 12. When a real estate property developer sells real estate properties to a real estate seller or investment fund, the system manages a price cut auction that divides a predetermined auction period into multiple bidding periods,
An auction comprised of a general terminal equipped with a web browser, a business terminal for real estate transactions including investment funds, a general portal site introducing information sites related to real estate, and an auction server connected via the Internet A management system,
The auction server of the auction management system includes a real estate property disclosure unit that registers a homepage for publishing auction information via the Internet, and an auction execution unit that manages registration, bid acceptance, bid deadline, and successful bid lottery of auction sale properties. Has a database to record information related to the auction,
The auction execution unit is set for each sales unit (property group) and sales property registration means for registering in the database real estate information related to the auction sales property belonging to the sales unit (property group) starting from a predetermined date. Auction period / ID setting means for setting the auction period and application period classification, the auction ID number for each property in the property group, and the application ID number for each property application period, and the auction start price provided in advance for each auction sale property Price setting means for each bidding period for calculating and recording the auction bidding price for each ID number unit of the auction property by specifying the setting rate and the bidding period unit price setting rate;
Prior to the public notice period, the sale property auction content including the price set by the price setting means for each bidding period is registered on the homepage of the Web server, bids from pre-registered bidding operators are accepted, and for each property ID A bid acceptance means for registering a bid record;
Manages the arrival of the specified application period, notifies bidders who have bid within the application period, prompts application payment, and confirms bidders who have confirmed application payment as successful bid candidates Bid deadline / application acceptance means,
Bid status disclosure means for immediately releasing the bid acceptance status of the auction property on the homepage, and notifying all the bidders of the property of the deadline status and advance application status during the bidding period by e-mail;
From the bidder who delivered the application fee, the first to third successful bid winners are automatically selected by assigning the priority order of the contracts, and the results of the wins and losses are notified to all bidders by e-mail. And a winning bidder lottery / successful bid notification means for publishing the winner's decision on the homepage,
When the successful bidder does not perform the contract procedure within a predetermined date, the notice of the resumption of bidding of the auction ID number is notified on the homepage, and all bidders of the auction property are notified by e-mail. A bid resumption notification means to perform,
The database server includes real estate information including at least a property ID number, a location, a land area, and a comprehensive appraisal price for real estate related to auction sales property belonging to a sales unit (property group) starting from a predetermined date, and a bidding period Sales property information file that records ID number, bidding period, bidding price for each,
A bidding company file that registers a real estate company and an investment fund that has been applied in advance as a bid qualifying company,
Bid history information file that records auction history information including bid acceptance, successful bid, contract,
A predetermined public notice period for publicizing the contents of a sale on the homepage via the Internet is provided. Next, a predetermined auction period for accepting a purchase application is provided, and the auction period is divided into a plurality of bidding periods every predetermined number of days. An auction system for real estate properties that accepts bids by announcing an application price to be reduced at a predetermined rate from the bidding period to the Nth bidding period.

Images