KR20220151136A - System for estimating market price of real estate and method - Google Patents

Abstract

The present invention relates to a system and a method for estimating a real estate price which can accurately extract an address of a target real estate and also accurately estimate a price of the target real estate. The system for estimating a real estate price comprises: an information providing server regularly providing information disclosed by the nation; a management server estimating an appropriate price of the target real estate by extracting reference real estate based on information of a land register, land characteristic information, building register, and closure cancellation register provided by the information providing server; a database storing the land register, land characteristic information, building register, and closure cancellation register as real estate information on single/multiple households, land, commercial/business buildings, apartment, studio apartment, and sales right supplied from the information providing server; and a user terminal receiving appropriate price information of the target real estate estimated by the management server. The management server extracts an address for each real estate according to information of the land register, land characteristic information, building register, and closure cancellation register and extracts the similarity to an actual transaction price of the reference real estate adjacent to the target real estate to calculate the appropriate price of the target real estate and transmit the appropriate price information to the user terminal. Accordingly, the price of the target real estate can be accurately estimated.

Description

Real estate market price estimation system and method {SYSTEM FOR ESTIMATING MARKET PRICE OF REAL ESTATE AND METHOD}

The present invention relates to a real estate market price estimation system and method, and in particular, a real estate market price estimation system capable of accurately extracting actual transaction information using real estate-related information disclosed by the government such as the Ministry of Land, Infrastructure and Transport, and thereby precisely estimating the market price of a target real estate. and methods.

In general, in order to obtain information on real estate prices, one has to go to a real estate agency and obtain information, or obtain information through magazines, newspapers, or the Internet about real estate sales. If you go to each real estate brokerage office and seek information, it will take a long time and cost a lot of effort until you get the information you want, and it is virtually impossible to obtain accurate information through magazines or newspapers about real estate sales. did In the method through the Internet, after accessing each site that provides real estate information, you can search for free or paid money to obtain publicly announced land prices, real estate sales prices, jeonse prices, monthly rent prices, auction information, and auction information. However, each information is collected and analyzed. There are inconveniences to be had. In other words, the searcher could obtain the intended information only by collecting and collating the information one by one.

Meanwhile, although the Ministry of Land, Infrastructure and Transport provides real estate transaction data, it does not provide the exact transaction date or exact address to protect personal information.

In other words, real estate transaction information is basically based on the actual transaction price of real estate provided by the Ministry of Land, Infrastructure and Transport, and the Ministry of Land, Infrastructure and Transport complies with Article 7, Paragraphs 1 and 2 (Public Administrative Information) of the "Act on Information Disclosure of Public Institutions". The actual transaction price is disclosed for real estate for which a real estate transaction report has been made and for real estate that has been granted a fixed date in accordance with the /)" or "Public Data Portal (https://www.data.go.kr/)" can be obtained free of charge, and the original provider is the Ministry of Land, Infrastructure and Transport.

However, the actual transaction price information provided by the Ministry of Land, Infrastructure and Transport is disclosed with the actual street address deleted due to a privacy issue, so useful information cannot be used. That is, only single/multi-family, land, and commercial/business addresses cannot be identified, and apartment/townhouse/officetel lot numbers are disclosed.

As described above, although the Ministry of Land, Infrastructure and Transport provides actual transaction data, there is a problem in that it does not provide an accurate transaction date or an exact address such as a lot number for the protection of personal information.

One example of a technique for solving this problem is disclosed in Documents 1 to 3 and the like.

For example, in Patent Document 1 below, the actual transaction price providing server of the Ministry of Land, Infrastructure and Transport that provides first information on the administrative district, transaction amount, contract date and area for the real estate in which the actual transaction took place, the administrative district for the real estate, lot number and area Collect real estate registration information from a real estate database having second information about the real estate information, a real estate information providing server and a real estate registration server that match the first information and the second information to provide a real estate transaction amount for the lot number, and A real estate information providing system including a real estate registration information collection server storing in a database, wherein the real estate information providing server registers the real estate within a predetermined period based on a contract date of the first information when the first information and the second information match. Disclosed is a real estate information providing system characterized in that it determines whether or not the registration reception date of Gap-gu belongs among the information.

In addition, in Patent Document 2 below, the step of confirming the area, category, city, county, and use area of the real estate subject to analysis from the actual transaction price information of the land, and the area, category, city, county, and use area of the individual land characteristic information are all different from those of the real estate subject to analysis Step of searching for matching real estate, step of detecting the addresses of all matching real estate as the address of the target real estate, step of confirming the area, category, city, county, district, and use area of the target real estate to be analyzed from actual land transaction price information, step of identifying individual land characteristics A method for refining real estate information including the step of searching for real estate whose area, category, city, county, and land use area on the information all match those of the real estate subject to analysis, and generating a candidate list with all matching real estate is disclosed. have.

On the other hand, in Patent Document 3 below, the official land price of the real estate to be evaluated, the actual transaction information acquisition unit for acquiring the actual transaction price and officially announced land price of the actual transaction real estate located within a predetermined area based on the real estate to be evaluated, the actual transaction price and the officially announced land price of the acquired real estate It includes a reference value generation unit that generates a reference value for each actual transaction real estate based on the basis, and a market price estimation unit that estimates the market price of the real estate to be evaluated by applying the generated reference value to the official land price of the real estate to be evaluated, wherein the reference value is generated. Part discloses a real estate market price estimating device using an actual transaction price and an official land price for generating the reference value based on at least one of a difference and a ratio between an actual transaction price and an official land price of the actual transaction real estate.

Republic of Korea Patent Registration No. 10-1847774 (Registered on 2018.04.04) Republic of Korea Patent Registration No. 10-1904190 (Registered on September 27, 2018) Republic of Korea Patent Registration No. 10-1773911 (registered on August 28, 2017)

In the technology disclosed in Patent Document 1 as described above, the real estate information collection server stores the second information collected by various real estate studies in a real estate database, and the real estate information providing server matches the first information and the second information to obtain a Although the real estate transaction amount is provided, there was a problem that it was impossible to match for past transactions because the closure cancellation ledger was not included in the real estate study.

In addition, in the technology disclosed in Patent Document 2, there was a problem that precise real estate information could not be collected because it was limited only to real estate transaction information. In addition, in Patent Document 2, the address of the target real estate is extracted by matching the land characteristic information including the address, part of the lot number, road name, site area, total area, etc. with the information of the building register, but in the case of a new building, There was also a problem that it was not possible to accurately extract the target real estate because the information was not registered in the building register.

On the other hand, in Patent Document 3, a reference value is generated using the publicly announced land price at the ratio to the branch, but there is a problem that the reference value has no meaning when the transaction time points are different from each other, and in Patent Document 3, 2019 for real estate (A) to be evaluated In the case of estimating the market price at the current time of year, if the actual transaction real estate (B1) is the information that was traded in 2010 and the actual transaction real estate (B2) is the information that was transacted in 2018, the timing of the real estate (A) subject to evaluation is not considered. There was a problem that the reference value used was meaningless. In addition, in Patent Document 3, the ratio of the reference value is extracted by referring to the official land price and the actual transaction value, but since the official land price represents the land price and the actual transaction price is the sum of the land and the building, the extraction of such a ratio is inaccurate. There was a problem.

An object of the present invention has been made to solve the above problems, and to provide a real estate market price estimating system and method capable of accurately estimating the market price of a target real estate by evaluating the degree of similarity.

Another object of the present invention is to provide a real estate market price estimation system and method capable of providing objective information on real estate sales prices to sellers and buyers of target real estate.

Another object of the present invention is to provide a real estate market price estimation system and method capable of improving the reliability of providing collateral for a target real estate.

In order to achieve the above object, the real estate market price estimation system according to the present invention includes an information providing server 100 that regularly provides information disclosed by the state, land registries provided by the information providing server, land characteristic information, building registries, and cancellation of closure. A management server 200 that extracts reference real estate based on the information in the ledger and estimates the appropriate market price of the target real estate, and real estate related to single/multi-family, land, commercial/business buildings, apartments, officetels, and sales rights supplied from the information providing server A database 300 for storing land ledger, land characteristic information, building ledger and closure cancellation ledger information as information, and a user terminal 400 for receiving appropriate market price information of the target real estate estimated by the management server, The management server 200 includes an address extraction module 230 for extracting the address of each real estate based on the land ledger, land characteristic information, building ledger, and closure cancellation ledger information stored in the database, and the target in each real estate. Similar real estate for sale selection module 240 for selecting the reference real estate by extracting information on similar real estate for sale corresponding to the actual transaction, extracting the degree of similarity with the target real estate for the reference real estate selected in the similar real estate for sale selection module and a similarity extraction module 250 that calculates a weight for the similarity of the reference real estate extracted in the similarity extraction module 250, and a weight calculation module 270 that calculates a weight, and the similarity extraction module 250 includes the target real estate Based on , the straight-line distance from the target real estate to the reference real estate (m), the difference between the land area (㎡) between the target real estate and the reference real estate, and the total floor area (㎡) between the target real estate and the reference real estate A pentagonal graph of the target real estate is displayed according to the difference value of the target real estate and the reference real estate and the individual official public price (㎡) difference value, and the difference value of the construction year between the target real estate and the reference real estate, and the target real estate The degree of similarity is calculated by comparing the pentagonal graph of and the pentagonal graph of the standard. and the similar sale real estate selection module 240 is within a radius of 3km centered on the target real estate and within 5 years, each single / multi-family house, land, commercial / business building, apartment, officetel, and sale right have been sold Based on the actual transaction information of the reference real estate, select similar real estate for sale in the same type, classify the price of land and building among the transaction prices, calculate the price by reflecting the similar transaction land of the reference real estate and the characteristics of the target land, and calculate the reference real estate The price is calculated and selected by reflecting the characteristics of the past transaction time and the current time, and the weight is calculated by the following equation (1)

{Similarity of reference properties/Sum of similarities of multiple reference properties}... Equation (1)

It is executed according to, and the appropriate price is the following formula (2)

{Weight of reference property × Comparative market price of reference property}... Equation (2)

It is characterized in that it is executed according to.

In addition, in the real estate market price estimation system according to the present invention, the management server 200 includes a comparative market price calculation module 260 for calculating a comparative market price for the target real estate with the transaction price extracted from the similar sale real estate selection module, the weight It further includes an appropriate market price determination module 280 for determining an appropriate market price of the target real estate using the weight calculated by the calculation module and the comparative market price calculated by the average of the comparative market price calculation module, and the comparative market price calculation module 260 ) classifies the building price and the land price among the transaction prices based on the transaction price of the reference real estate, and among them, the building price is calculated with the building ledger information or the closing cancellation information, and the land price is the second stage at the time of the transaction and the land characteristics It is characterized in that it is calculated as .

In addition, in order to achieve the above object, the real estate market price estimation method according to the present invention (a) regularly collects and processes related data based on information disclosed by the state in the address extraction module 230 of the management server 200 to real estate Extracting the address of each actual transaction real estate, (b) extracting information on actual transaction similar real estate for sale corresponding to the target real estate from each real estate in the similar real estate for sale selection module 240 of the management server 200 selecting a reference real estate, (c) a linear distance (m) from the target real estate to the reference real estate based on the target real estate in the similarity extraction module 250 for the reference real estate selected in step (b); The difference between the land area (㎡) between the target real estate and the reference real estate, the difference between the gross floor area (㎡) between the target real estate and the reference real estate, and the individual official public land price (㎡) between the target real estate and the reference real estate Displaying a pentagonal graph according to the difference value and the difference value of the construction year between the target real estate and the reference real estate, and extracting a degree of similarity by comparing the pentagonal graph of the target real estate with the standard pentagonal graph, (d ) Calculating the comparative market price of the target real estate in the comparative market price calculation module 260 with the current transaction price of the reference real estate selected in the step (b), (e) the reference extracted in the above steps (c) and (d) Calculating the weight in the weight calculation module 270 for the similarity of real estate, (f) calculating the weighted average of the comparative market price calculated in step (d) and the weight extracted in (e), and determining the appropriate market price module ( 280), determining the appropriate market price of the target real estate, (g) transmitting information on the appropriate market price of the target real estate determined in step (f) from the management server 200 to the user terminal 400 And, in the step (b), single/multiple households within a radius of 3 km from the target real estate as the center in the similar sale real estate selection module 240 and within 5 years, According to the actual transaction information of each reference real estate in which land, commercial/commercial buildings, apartments, officetels, and lot rights are sold, similar real estate for sale of the same type is selected, and land and building prices are classified among the transaction prices, and similar transaction land for reference real estate The price is calculated by reflecting the characteristics of the land and the target land, and the price is calculated and selected by reflecting the characteristics of the past transaction time and the current time of the reference real estate.

{Similarity of reference properties/Sum of similarities of multiple reference properties}... Equation (1)

It is executed according to, and the appropriate price is the following formula (2)

{Weight of reference property × Comparative market price of reference property}... Equation (2)

It is characterized in that it is executed according to.

As described above, according to the real estate market price estimation system and method according to the present invention, the management server extracts the address of each real estate according to the land ledger, land characteristic information, building ledger, and closure cancellation ledger, and the target real estate By extracting the similarity to the actual transaction price of the reference real estate adjacent to the target real estate, calculating the appropriate market price of the target real estate and transmitting the appropriate market price information to the user terminal, it is possible to provide objective information about the real estate transaction price to the seller and buyer of the target real estate. The effect that can be obtained is obtained.

In addition, according to the real estate market price estimation system and method according to the present invention, the market price of the target real estate can be precisely estimated by providing a weighted average calculation module for calculating a weighted average for the similarity of the reference real estate extracted from the similarity extraction module. effect is obtained.

1 is a block diagram of a real estate market price estimation system according to the present invention;
Figure 2 is a configuration diagram of the management server shown in Figure 1;
3 is a configuration diagram of the database shown in FIG. 1;
Figure 4 is a process chart for explaining the process of estimating the real estate market price by the real estate market price estimation system according to the present invention;
5 is a map showing the target real estate and similar sales locations;
6 to 15 are diagrams showing the degree of similarity between a target real estate and a reference real estate, respectively.

The above and other objects and novel features of the present invention will become more apparent from the description of this specification and accompanying drawings.

The term "publicly announced market price" used herein refers to the unit area (m ² ) of the standard lot that the Minister of Land, Infrastructure and Transport investigates and evaluates the price of the standard lot selected as representative land every year, and announces it after deliberation and adjustment by the Central Real Estate Evaluation Committee. Real estate created by the Ministry of Land, Infrastructure and Transport in accordance with Article 7 of the "Act on Information Disclosure of Public Institutions" so that the general real estate transaction status and average actual transaction price can be objectively identified through data disclosure. It is the actual transaction price of real estate disclosed by the actual transaction price disclosure system, and "Land Ledger" is a kind of cadastral study made to clarify the actual situation of land. It is distinguished from the land registry, and the "building ledger" registers and manages matters related to the display of buildings, such as the location, area, structure, use, and number of floors of the building, and the current status of the owner, such as the owner's name, address, and ownership stake. It means a ledger, which can be identified through http://apis.data.go.kr, and "Closure platoon ledger" refers to cases where all or part of a building is lost due to demolition or destruction. It means a building ledger that has been marked and is no longer in use, and can be identified through http://apis.data.go.kr.

In addition, the term "target real estate" used in the present invention refers to real estate for estimating an appropriate market price at the request of a customer, "customer" means a seller, buyer or collateral assessor, and "reference real estate" refers to a property of a target real estate. It refers to the real estate applied to extract the similarity to determine the appropriate market price.

On the other hand, the actual transaction price information provided by the Ministry of Land, Infrastructure and Transport can be used to generate real estate transaction information by address, but as a personal information issue, it is disclosed with the actual address deleted as shown in Table 1 below, so useful information cannot be used. It is not possible to identify single/multi-family, land, and commercial/business numbers, and apartment/townhouse/officetel lot numbers are disclosed.

Accordingly, it is necessary to infer the actual number based on the disclosed information.

Several methods are used to increase accuracy in the process of inferring the actual address. In the case of using the site area, the land register and land characteristic information provided by the Ministry of Land, Infrastructure and Transport are used to extract the address of the same city, county, or district with the same site area. It is possible to apply the first method of extracting the same total floor area in the same city, county, or district by utilizing the building register provided by the Ministry of Land, Infrastructure and Transport or the second method.

In general, in the case of the first method, extraction is impossible when the land area is the same in the same city, county, or district, and in the case of the second method, the accuracy of extraction is higher because there are fewer cases where the total floor area of the building is the same.

However, the building register covers only the buildings that are maintained at the present time, and cannot be extracted in the case of buildings that were closed or destroyed at the past time. For example, if it was purchased in 2006 and the building at a specific address was newly built in 2015, it is impossible to search for the total floor area of 2006 transaction information as of 2019.

Therefore, in the present invention, single/multiple households, land, commercial/business buildings, apartments, officetels, and sales rights among actual transaction information of the Ministry of Land, Infrastructure and Transport are targeted. In addition, among the real estate information provided by the state, precision is improved by adding a closed cancellation ledger in addition to the existing land (land ledger, land characteristics information) and buildings (building ledger).

Hereinafter, an embodiment according to the present invention will be described according to the drawings.

1 is a configuration diagram of a real estate price estimation system according to the present invention, FIG. 2 is a configuration diagram of a management server shown in FIG. 1, and FIG. 3 is a configuration diagram of a database shown in FIG.

As shown in FIG. 1, the real estate price estimation system according to the present invention includes an information providing server 100 that regularly provides information disclosed by the state, a land register provided by the information providing server 100, land characteristic information, A management server 200 that extracts reference real estate based on the information of the building ledger and the closure cancellation ledger and estimates the appropriate market price of the target real estate, single/multiple households, land, commercial/business buildings supplied from the information providing server 100, A database 300 that stores information on land ledgers, land characteristics information, building ledgers and closure cancellation ledgers as real estate information on apartments, officetels, and sales rights, and appropriate market price information of the target real estate estimated by the management server 200 It includes a receiving user terminal 400, and the management server 200 extracts the address of each real estate according to the land ledger, land characteristic information, building ledger, and closure cancellation ledger information, and adjacent to the target real estate. The similarity to the actual transaction price of the reference real estate is extracted to calculate the appropriate market price of the target real estate, and the appropriate market price information is transmitted to the user terminal 400 .

The information providing server 100 is, for example, a server managed by the Ministry of Land, Infrastructure and Transport, "actual transaction processing disclosure system (http://rt.molit.go.kr/)" or "public data portal (https://www .data.go.kr/), etc., and as public data, actual land transaction price information, real estate transaction price information, individual land characteristics information, building ledger information, land ownership history information, land movement history information, construction It includes information on permission and permission, and information on canceling the closure of a building.

The land actual transaction price information includes, for example, information such as city, county and district (council-dong), land use area, contract year and month, transaction amount, etc., and can be obtained from the Ministry of Land, Infrastructure and Transport's actual transaction processing disclosure system or public data portal, and can be obtained from traders or related brokers. Provides the transaction amount reported to the government and the contract year and month. In a general real estate listing information service, real estate owners provide information on the price they wish to trade, that is, asking price information, whereas this actual transaction price information is based on the reported amount as the actual transaction price and is displayed only up to the “city, county, and district” of the traded real estate, so it is accurate. The address of the property is unknown.

Since individual land characteristics information provides city, county, mountain division, current number, and part number information, it can be used to estimate accurate address information, and this individual land characteristic information is prepared for the main purpose of providing publicly announced price information, Every year, the government evaluates and announces real estate land prices nationwide, and this publicly announced land price is information used as the standard for imposing real estate-related taxes. Therefore, it is possible to estimate the address by using the actual transaction price information provided only with the transaction information of the real estate with transaction and the individual land characteristic information provided for all real estate even if there is no transaction.

Building ledger information includes information related to the structure of the building, such as the main structure, site area, building area, gross floor area, exclusive area, floor area ratio, date of use approval, etc. Information on the current state of buildings and sites to be used as basic data for policies.

Land ownership history information is updated when there is a change in the history of land ownership, and is information such as address, ownership classification, cause of change, date of ownership change, etc., and land movement history information is information on land movement history such as land merger and division. Building permit information is information related to building permits, such as area, building permit date, and use approval date.

Building closure cancellation information is applied when all or part of the building is lost due to demolition or destruction.

As described above, actual land transaction price information, actual real estate transaction price information, individual land characteristic information, building ledger information, land ownership history information, land movement history information, building permit information, building closure provided by the information providing server 100 Each of the erase information is processed by the management server 200 and stored in the database 300 .

The management server 200, as a normal server, is connected to the network and provides the user terminal 400 with appropriate market price information of the target real estate desired by the customer, and as shown in FIG. 2, the transmission/reception module 210, member management Module 220, address extraction module 230, similar sale real estate selection module 240, similarity extraction module 250, comparative market price calculation module 260, weight calculation module 270, appropriate market price determination module 280 includes This management server 200 is preferably built to serve as a kind of web server, web service server, mobile web server or application server. In addition, a web page for providing the user terminal 400 with appropriate market price information of the target real estate is provided.

The transmission/reception module 210 is composed of a normal transmission/reception module, is provided to transmit or receive information with the user terminal 400 and the database 300 by wire or wirelessly, and provides the user terminal 400 with appropriate market price information of the target real estate. It is provided to enable transmission and reception of information about the like, and is not limited to a specific communication module.

The member management module 220 is provided to manage names, addresses, phone numbers, paid members, free members, and membership subscription periods of users using the user terminal 400 stored in the database 300 .

The address extraction module 230 extracts the address of the real estate of each real transaction information database based on the information of the land ledger, land characteristic information, building ledger, and closure cancellation ledger stored in the database 300, and each extracted Actual transaction information is updated and stored in the database 300 . According to the present invention, since building information of the past point in time for a new building omitted from a land ledger, land characteristic information, or building ledger is utilized, an accurate address for each real estate can be found and provided to the user.

The similar real estate for sale selection module 240 selects a reference real estate by extracting information on similar real estate for sale corresponding to the target real estate from information on each real estate stored in the database 300 . That is, the similar sale real estate selection module 240 is within a radius of 3km from the target real estate and within 5 years, each reference real estate in which single/multiple households, land, commercial/business buildings, apartments, officetels, and sales rights have been sold According to the actual transaction information of , similar real estate sold in the same type is selected.

The similarity extraction module 250 calculates the linear distance to the target real estate, land area, gross floor area, individual publicly announced land price (㎡), individual house price, and month of use for the reference real estate selected in the similar sale real estate selection module 240 described above. , similarity can be extracted according to the use area.

Based on the transaction price of the reference real estate extracted by the similarity extraction module 250, the comparative market price calculation module 260 first determines a building price and a land price among transaction prices at that time. Among them, the building price is the building price calculated by applying the land characteristics, building ledger information, and closure cancellation information based on the new building price standard disclosed by the relevant institution {building new construction price standard amount × structure index × use index × location index × Residual rate by elapsed years × adjustment rate according to the characteristics of individual buildings}, and the land price is determined by the price excluding the calculated building price from the transaction price. In addition, in order to calculate the comparative market price based on the transaction price of the reference real estate at the time, the second stage market price at the time of transaction and land characteristics is calculated. First, in order to reflect the difference in land characteristics in step 1, the ratio of the land price among transaction prices at the time was applied based on the official land price at the present time, and in step 2, in order to reflect the difference between past and current transactions, real estate sales index apply the ratio of The price of the land calculated in this way and the building price calculated with the building ledger information or closing cancellation information of the target real estate {building new construction price standard amount × structure index × use index × location index × residual value rate by age × adjustment rate according to the characteristics of individual buildings } is added to calculate the current price of the target real estate based on the past transaction price of the reference real estate.

The weight calculation module 270 uses the similarity of the reference real estate extracted by the similarity extraction module 250 to calculate the weight according to Equation (1) below.

{Similarity of reference properties/Sum of similarities of multiple reference properties}... Equation (1)

The appropriate market price determination module 280 calculates a weighted average using the weight calculated by the weight calculation module 270 and the comparative market price by the reference real estate extracted by the comparative market price calculation module 260. That is, the appropriate market price calculation module 280 determines the appropriate market price by the summation equation (2) of weights for each reference real estate.

{Weight of reference property × Comparative market price of reference property}... Equation (2)

As shown in FIG. 3, the database 300 includes a user member information database 310, a land information database 320, a building information database 330, a closed building information database 340, and an actual transaction information database 350. , market price information database 360 and the like.

The user member information database 310 includes member information of the user, including the user's name, gender, phone number of the user terminal 400, and location information of the user terminal 400, which is a customer of the system according to the present invention. Saved.

In the land information database 320, information on the location, number, type, structure, floor space, address, and name of the land owner of the building provided by the information providing server 100 is stored, and in the land information database 320, Information on the land category, area, use area, district, other areas subject to public restrictions, land shape and orientation, topography, land use status, road conditions, etc. provided by the information providing server 100 is stored, and the building information database ( 330) stores at least one information of whether the building has a basement, floor, area, structure, total floor area, floor area ratio, building year, number of households, number of parking spaces per household, and number of elevators provided by the information providing server 100, and the closed building information The database 340 stores attribute information provided by the information providing server 100, such as general title, title, floor overview, attached lot number, exclusive common area, sewage treatment facility, all-yu, housing price, and regional district.

The real transaction information database 350 stores actual transaction information of real estate obtained from the real transaction processing disclosure system of the Ministry of Land, Infrastructure and Transport or a public data portal. In general, since the actual transaction information is indicated in the form of "1*", for example, the specific address of the actual transaction real estate, the actual transaction information is completely updated and stored by estimating the address with a land ledger and a building ledger. That is, firstly, real estate actual transaction information obtained from the real transaction processing material system of the Ministry of Land, Infrastructure and Transport or the address of an unconfirmed address obtained from the public data portal is stored as actual transaction information in the actual transaction information database 350, and secondarily as the address extraction module 230. By checking the unconfirmed corresponding lot number, real estate actual transaction information consisting of "city/county number/housing type/road condition/total floor area/lot area/contract year/month/contract date/transaction amount/construction year/road name" is converted into actual transaction information as actual transaction information database ( 350). Thereafter, the similar sale real estate selection module 240 may inquire a comparison target by utilizing the actual transaction information.

The market price information database 360 stores appropriate market price information determined as the weighted average {weight of reference real estate × comparative market price of reference real estate} of the target real estate according to the weight calculated by the weight calculation module 270 .

The configuration of the database 300 is only a preferred embodiment, and in developing a specific device, it may be configured in a different structure according to the database construction theory in consideration of the ease and efficiency of access and search.

The network is for establishing wireless communication between the management server 200 and the user terminal 400, and wireless LAN (WLAN), DLNA (Digital Living Network Alliance), WiBro (Wireless Broadband: Wibro), WiMAX (World Interoperability for Microwave Access: Wimax), High Speed Downlink Packet Access (HSDPA), High Speed Uplink Packet Access (HSUPA), Long Term Evolution (LTE), Long Term Evolution-Advanced (LTE-A), broadband wireless mobile communication service (Wireless Mobile Broadband Service: WMBS), 5G mobile communication (IMT-2020), etc. can be applied. However, it is not limited thereto, and can be applied in various ways according to the development of wireless communication technology.

The user terminal 400 basically performs data communication with the management server 200 through a camera function capable of generating user image information, an audio output function capable of outputting personal health condition information, etc. as audio, and a network. As having a communication function that can be used, a smart phone, a portable terminal, a mobile terminal, a personal digital assistant (PDA), a portable multimedia player (PMP) terminal, and telematics (Telematics) terminal, navigation terminal, personal computer, notebook computer, slate PC, tablet PC, ultrabook, wearable device (e.g. , watch type terminal (Smartwatch), glass type terminal (Smart Glass), HMD (Head Mounted Display), etc.), Wibro terminal, IPTV (Internet Protocol Television) terminal, smart TV, digital broadcasting terminal, AVN (Audio It can be applied to various terminals such as a video navigation terminal, an audio/video (A/V) system, and a flexible terminal.

Next, a real estate market price estimation method according to the present invention will be described with reference to FIGS. 4 to 15 .

Figure 4 is a process chart for explaining the process of estimating the real estate market price by the real estate market price estimation system according to the present invention.

First, as shown in FIG. 4, the real estate market price estimation system according to the present invention extracts the address of each real estate transaction by regularly collecting and processing related data based on information disclosed by the state. That is, the address extraction module 230 extracts address information for each real estate based on the information of the land information database 320, the building information database 330, and the closed building information database 340, and the extracted address information. It is updated and stored in the real transaction information database 350 (S10).

The above-mentioned extraction of address for each real estate collects land and building information at regular intervals through the land characteristic information service for address and land area and building information service for address and building total floor area in accordance with continuous changes in land and building information. and collect real estate transaction information every month through the real estate transaction information service regarding part of the address (provision of city/gun/gu/same name), transaction land area, total floor area, year and month at the time of transaction, and new transaction information address and land area match By refining the list of lands to be used, and if there are more than one list of lands, confirming the address by checking whether the total building area is the same, refining the actual transaction information, automatically updating the actual transaction information by address, and collecting the monthly sales price index of real estate can be executed

On the other hand, when a customer requests market price information of desired real estate through the user terminal 400, the member management module 220 determines whether or not a member is a member through the user member information DB 310, and then the real estate market price estimation system according to the present invention. An application or the like for realizing may be executed in the user terminal 400 .

Accordingly, the management server 200 receives the land number address of the target real estate from the user terminal 400 through the transmission/reception module 210 . For example, "385-21, Bukgajwa-dong, Seodaemun-gu, Seoul (road address; 16, Susaek-ro 8-gil, Seodaemun-gu, Seoul)", which is the lot address of the target real estate that the customer wants to sell or buy, is received.

In response, general information, land information, and building information of the target real estate as shown in Table 2 below are extracted from the database 300 and transmitted to the user terminal 400 (S20).

In addition, land information such as Table 3 below may be extracted and transmitted to the user terminal 400 .

In addition, building information as shown in Table 4 below and price information for individual notification holders may be extracted and transmitted to the user terminal 400 .

Next, the similar sale real estate selection module 240 extracts information on actual transaction similar sale real estate corresponding to the target real estate from each real estate and selects a reference real estate (S30). The similar real estate for sale (A to J in FIG. 5 ) selected in step S30 may represent, for example, 10 real estate locations as shown in FIG. 5 . 5 is a map showing target real estate and similar sales locations.

The step S30 is within a radius of 3 km from the target real estate and within 5 years, according to the actual transaction information of each reference real estate in which detached / multi-family, land, commercial / office buildings, apartments, officetels, and lot rights have been sold, the same type of similar transaction real estate, classify land and building prices among the transaction prices, calculate the price by reflecting the characteristics of the similar transaction land and target land of the reference real estate, and reflect the characteristics of the reference real estate at the time of past transactions and at the present time to calculate the price and select it.

Table 5 below shows the actual transaction information (A to J in FIG. 5) of 10 real estates sold within 3 km of the center of the analysis paper and within 5 years from the actual transaction price in the database 300. It is a list.

As shown in FIGS. 6 to 15 for the similar sale list selected in step S30, the similarity with the target real estate (detached house) is extracted in the similarity extraction module 250 (S40).

6 shows the similarity of real estate A shown in FIG. 5, FIG. 7 shows the similarity of real estate B shown in FIG. 5, FIG. 8 shows the similarity of real estate C shown in FIG. 5, and FIG. 10 shows the similarity of real estate E shown in FIG. 5, FIG. 11 shows the similarity of real estate F shown in FIG. 5, and FIG. 12 shows the similarity of real estate G shown in FIG. 13 shows the similarity of real estate H shown in FIG. 5, FIG. 14 shows the similarity of real estate I shown in FIG. 5, and FIG. 15 shows the similarity of real estate J shown in FIG.

In addition, the proportion of similarity is set according to the straight-line distance to the target real estate, land area, total floor area, individual publicly announced land price (㎡), individual house price, month of use, and use area. That is, as shown in FIGS. 6 to 15 , the similarity extraction module 250 calculates a linear distance (m) from the target real estate to the reference real estate based on the target real estate, the distance between the target real estate and the reference real estate, and The difference value of the land area (m2), the difference value of the gross floor area (m2) between the above target real estate and the above reference real estate, the difference between the individual official public price (m2) between the above target real estate and the above reference real estate, the above target real estate and the above A pentagonal graph is displayed according to the difference in construction year from the reference real estate, and the similarity can be extracted by comparing the pentagonal graph of the target real estate with the standard pentagonal graph.

That is, as the current state of the target real estate, the land area is 121.9㎡, the total building area is 87.97㎡, the individual official land price (㎡) is 3,0970,000 won, the information of the construction year 1975.07.18 and the reference real estate closest to the target real estate shown in FIG. As shown in FIG. 6 for A, the straight line distance from the target real estate to the reference real estate is 26.7m, the land area is 198.6m2, the total floor area is 447.69m2, the individual official land price (m2) is 2,920,000 won, and the construction year is 12.21.1992. Similarity can be extracted by comparing the pentagonal graph (blue) and the standard pentagonal graph (green).

Table 6 below is a list of similar sales indices, which are shown for 10 single-family homes closest to the target real estate, but are not limited thereto.

Next, a comparative market price is calculated based on each of the 10 past transaction details (S50), and the comparative market price of the target real estate is calculated as shown in Table 7 with the transaction price of the reference real estate extracted in S50 at the time.

Then, a weight is calculated for the degree of similarity of the extracted reference real estate (S60).

In the step S60, the weight of the reference real estate is calculated by {the similarity of the reference real estate/the sum of similarities of a plurality of reference real estate} for each reference real estate (A to J in FIG. 5).

Next, an appropriate market price may be determined as a weighted average {weight of reference real estate × comparative market price of reference real estate} of the target real estate according to the weight extracted in step S60 (S70).

As shown in Table 8 below, through the transmission/reception module 210, the appropriate market price information of the target real estate determined in step S70 is transmitted to the user terminal (S80).

Although the invention made by the present inventors has been specifically described according to the above embodiments, the present invention is not limited to the above embodiments and can be changed in various ways without departing from the gist of the present invention.

By using the real estate market price estimation system and method according to the present invention, it is possible to accurately estimate the market price of a target real estate.

100: information provision server
200: management server
300: database
400: user terminal

Claims (3)

An information providing server 100 that regularly provides information disclosed by the state;
A management server 200 for estimating the appropriate market price of a target real estate by extracting a reference real estate based on the information of the land ledger, land characteristic information, building ledger, and closure cancellation ledger provided by the information providing server;
A database (300) for storing land ledger, land characteristic information, building ledger, and closure cancellation ledger information as real estate information on single/multiple households, land, commercial/business buildings, apartments, officetels, and parcel rights supplied from the information providing server ,
Including a user terminal 400 for receiving the appropriate market price information of the target real estate estimated by the management server,
The management server 200 includes an address extraction module 230 for extracting the address of each real estate based on the land ledger, land characteristic information, building ledger, and closure cancellation ledger information stored in the database, and the target in each real estate. Similar real estate for sale selection module 240 for selecting the reference real estate by extracting information on similar real estate for sale corresponding to the actual transaction, extracting the degree of similarity with the target real estate for the reference real estate selected in the similar real estate for sale selection module a similarity extraction module 250 that calculates weights for the similarity of the reference real estate extracted by the similarity extraction module 250;
The similarity extraction module 250 calculates a linear distance (m) from the target real estate to the reference real estate based on the target real estate, a difference value in land area (m 2 ) between the target real estate and the reference real estate, and the target Depending on the difference in gross floor area (㎡) between the real estate and the above reference real estate, the difference between the individual publicly announced land price (㎡) between the above target real estate and the above reference real estate, and the difference in construction year between the above target real estate and the above reference real estate, the target Indicates a pentagonal graph of real estate, extracts a similarity by comparing the pentagonal graph of the target real estate and the reference pentagonal graph,
The similar sale real estate selection module 240 is within a radius of 3km from the target real estate and within 5 years, each reference real estate in which single/multi-family, land, commercial/business buildings, apartments, officetels, and sales rights have been sold Based on actual transaction information, select similar sales real estate sold in the same type, classify land and building prices among transaction prices, calculate prices by reflecting similar transaction land of reference real estate and characteristics of target land, and past transactions of reference real estate The price is calculated and selected by reflecting the characteristics of the point in time and the current point in time,
Calculation of the weight is the following equation (1)
{Similarity of reference properties/Sum of similarities of multiple reference properties}... Equation (1)
It is executed according to, and the appropriate price is the following formula (2)
{Weight of reference property × Comparative market price of reference property}... Equation (2)
Real estate market price estimation system, characterized in that executed according to. In paragraph 1,
The management server 200 is
A comparative market price calculation module 260 for calculating a comparative market price for the target real estate with the transaction price extracted from the similar sale real estate selection module;
Further comprising an appropriate market price determination module 280 for determining an appropriate market price of the target real estate using the weight calculated by the weight calculation module and the comparative market price calculated by the average of the comparative market price calculation module,
The comparative market price calculation module 260 classifies the building price and the land price among the transaction prices based on the transaction price of the reference real estate. A real estate market price estimation system characterized in that it is calculated in two steps: land characteristics and transaction time. (a) Extracting the address of each real estate transaction by regularly collecting and processing related data based on information disclosed by the state in the address extraction module 230 of the management server 200;
(b) selecting a reference real estate by extracting information on actual transaction similar real estate for sale corresponding to the target real estate from each real estate in the similar real estate selection module 240 of the management server 200;
(c) a linear distance (m) from the target real estate to the reference real estate based on the target real estate in the similarity extraction module 250 for the reference real estate selected in step (b), the target real estate and the reference real estate The difference value of the land area (㎡) between the above target real estate and the above reference real estate, the difference between the total floor area (㎡) of the above target real estate and the above reference real estate, the difference between the individual official public price (㎡) between the above target real estate and the above reference real estate, and the above target real estate and Displaying a pentagonal graph according to the difference value of the construction year with the reference real estate, and extracting a degree of similarity by comparing the pentagonal graph of the target real estate with the reference pentagonal graph;
(d) calculating the comparative market price of the target real estate in the comparative market price calculation module 260 with the transaction price of the reference real estate selected in step (b) at the time;
(e) calculating a weight in the weight calculation module 270 for the similarity of the reference real estate extracted in steps (c) and (d);
(f) determining the appropriate market price of the target real estate in the appropriate market price determination module 280 by calculating a weighted average with the comparative market price calculated in step (d) and the weight extracted in (e);
(g) transmitting the appropriate market price information of the target real estate determined in step (f) from the management server 200 to the user terminal 400;
In the step (b), in the similar sale real estate selection module 240, within a radius of 3 km from the target real estate and within 5 years, single/multi-family, land, commercial/business buildings, apartments, officetels, and sales rights are sold According to the actual transaction information of each reference real estate, select similar real estate for sale of the same type, classify the price of land and building among transaction prices, calculate the price by reflecting the characteristics of the similar transaction land and target land of the reference real estate, and The price is calculated and selected by reflecting the characteristics of the past transaction time and the current time of real estate,
Calculation of the weight is the following equation (1)
{Similarity of reference properties/Sum of similarities of multiple reference properties}... Equation (1)
It is executed according to, and the appropriate price is the following formula (2)
{Weight of reference property × Comparative market price of reference property}... Equation (2)
Real estate market price estimation method characterized in that executed according to.

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