JP2000322474A - Method and device for constructing local data base and sub-data base utilizing real estate information and method and device for updating data base through computer processing or the like - Google Patents

Abstract

PROBLEM TO BE SOLVED: To enable updating and work analysis by preparing a property ledger on the basis of generally provided real estate information. SOLUTION: The automatic local data preservation and updating device is provided with a means for fetching sales or contraction data matched to fixed conditions from host data while giving the identifier of sale or contraction, a storage means for storing a local data base as it is in the first operation, a processing means for collating the property number of the local data base with the property of updated data in the next and subsequent operations, performing new registration when there is not the same number in the local data base, performing non-clear registration when there are no updated data in the local data base, positioning the identifier of sales to the following rank of the identifier of contraction, performing overwriting and updating when the stage is equal or advanced and performing processing for keeping non- updated data as they are when the stage is back, and a processing means for performing similar processing in the case of re-updating.

Description

DETAILED DESCRIPTION OF THE INVENTION

[0001]

[Industrial Application Field] The present invention utilizes a computer network online system in the real estate industry.
The present invention relates to the construction of a local database and a sub database, and an automatic update system for the database.

[0002]

2. Description of the Related Art At present, real estate agents become members of a real estate distribution organization designated by the Minister of Construction called "Rains" (registered trademark), and register real estate information, etc., for which they have received a sales request, etc., with this distribution organization. Is required to be published.

[0003] This Rains (REINS) is REAL EST
ATE INFORMATION NETWORK SYSTEM (Real Estate Distribution Standard Information System), developed jointly by the Ministry of Construction and the Real Estate Association, and designated by the Minister of Construction at four locations nationwide (East Japan, Chubu, Kinki, and West) Computer for real estate information exchange operated by Real Estate Distribution Agency
Network online system.

[0004] Each real estate agent becomes a member of any of the above four real estate distribution organizations. Large-scale general-purpose machines (host computers) are installed in these four real estate distribution organizations and connected to the terminal (PC) of the member real estate agency, so that all property registration searches can be processed quickly online. There are two types of members, a B-type member that is used in combination with a personal computer and a facsimile, and an F-type member that performs facsimile communication using a mark sheet.

[0005] A customer who wants to sell land or a second-hand house, or a customer who wants to buy it, usually asks a real estate agent (a residential land and building business agent) to search for a partner or a property. This is called “mediation”
This search has traditionally been based on storefronts, newspaper ads,
Relied on information exchange with acquaintances, but
In this case, the lack of promptness and the introduction to only some people led to the introduction of the Rains in May 1990 in order to correct this shortcoming and to search for other parties and properties quickly and widely.

The Rains data is first classified into seven types such as land, detached house, rental housing, etc., and each is further classified into several categories (see Table 1). The handling of these data is as follows.

[Table 1]

[0007] First, a member (hereinafter referred to as a "registrant") who has received a request for sale or a recruitment of lessees receives sale information or rental information (hereinafter "sales information or sales data").
) And a specific number (hereafter referred to as the "property number") by the Rains host computer.
It is managed with attached.

[0008] When the real estate subject to such information is actually sold or rented, the registrant registers the contract information (hereinafter referred to as "contract information or contract data"). . In this case, the sales information is deleted, and the property number of the sales information is carried over to the contract information.

When there is a change in the contents of the sales information, such as a change in the sales price, the change is registered. In this case, the property number is not changed.

[0010] Further, there is a registration called re-registration, and the system is such that sales information that has been registered is deleted and registered again. Rains has a daily report distribution system for newly registered properties (only for FAX members), and the information of re-registration is posted in this daily report, so it is re-registered with the aim of advertising effect. In this case, the original information is temporarily deleted and re-registered with a new property number.

[0011] Finally, there is the deletion of the registration, which can be deleted regardless of the reason for deletion.

[0012] A general member attaches the above information to the above-mentioned type or item for each of the predetermined search conditions (nearest station, price range, area, floor plan, etc., see Table 2), and searches for sales information. It is designed to search for contract information, download the relevant data, browse and provide information to customers.

[Table 2]

[0013] However, the sale has been canceled, so that it has been deleted from the host computer. It may be registered as it is. In the Kinki region host computer, sales information is automatically deleted after three months from the registration date, so not all data in the host computer is correct.

[0014] Further, there is information that must be registered and information that must not be registered in accordance with the provisions of the Residential Land and Building Transaction Business Law, and not all real estate information is registered.

At present, Rains has provided the above-mentioned B-type member with a communication and browsing function of a common specification throughout the country from the member's personal computer using a personal computer communication method using a telephone line. It uses a software dedicated to Rains (hereinafter referred to as "dedicated software"), connects to the host computer in each region, sends the desired search conditions, downloads the results, and browses.

However, this dedicated software can save downloaded data as a file dedicated to this software, but does not have a data processing function. Therefore, even though the data is database-based, it is possible to extract more necessary data from the downloaded data, add information not registered in Rains, etc., and obtain information that the user really needs. It can be said that it is impossible to manage on a base basis.
Also, the downloaded data can be saved as a general-purpose CSV format file, but the dedicated software cannot read the file once converted to CSV again.

In short, it can be said that "data can be browsed, but data cannot be used, and valuable data is stopped on a personal computer".

On the other hand, most real estate agents define the area around their sales offices and offices as their own business area, and provide information on properties in this area and, among others, business items that they specialize in (see Table 1 at the end of Table 1). In order to stock and manage information on property types and types on a daily basis, a “property ledger” is created separately from the Rains database. Then, analyze this property ledger to understand the trend of best sellers, select a good property,
Create forms such as advertisements and property guides. In addition, information on properties taken out under arbitrary conditions is also analyzed to assess properties for sale.

Therefore, it is an object of the present invention to create an environment in which the property ledger can be created and the accumulated data can be utilized based on the Raines data which has already been made into a database and is in a state of being easily managed and used. Is the purpose.

[0019]

SUMMARY OF THE INVENTION A local data storage and automatic updating apparatus according to the present invention is a means for acquiring sales data and contract data which meet certain conditions from host data by giving an identifier of sales or contract to the same database, respectively, and taking in the data. ,
Display means to display the contents for confirmation after importing, storage means to save as the local database as it is for the first time, and compare the property number of the local database with the property of the update data from the next time, the same number will be displayed in the local database If there is not, a new registration is made, and if there is no same number in the updated data, the unknown registration is made.If there is the same number, the sales / contract identifier is positioned as the post-contract order of the sale, and the stage is If it is the same or advanced, it is overwriting update, if it is reverse, processing means to keep the data before update, in the case of re-update,
In the same property number inquiry, the identifier is determined in the order of unknown, sale, contract, and if the stage is the same or advanced, overwrite update,
The gist of the present invention is to provide a processing unit for performing a process of keeping the data before updating if the vehicle is moving backward.

According to the method for automatically updating local data storage of the present invention, sales data and sales data which meet certain conditions from host data can be obtained.
Means for acquiring and storing contracted data in the same database by giving them identifiers of sale or contract, display means for displaying the contents for confirmation after importing, storage means to save as it is a local database for the first time, local after the next time Compare the property number in the database with the property in the update data, and if the local database does not have the same number, make a new registration.If the local database does not have the same number in the update data, perform an unknown registration and make the same number. If there is, the sales / contract identifier is regarded as the position after the closing of the sales, and if the stage is the same or advanced, it is updated and overwritten. In the case of renewal, in the same property number reference, determine the identifier of unknown, sale, contract order, and check if the stage is the same or proceed Overwriting, is summarized as further comprising a processing means for processing to remain before updating if the reverse data if Re.

Further, the sub-data creating / synthesizing apparatus of the present invention comprises means for creating a sub-database from a local database under arbitrary conditions, and processing means for processing the created sub-databases together with the local database. The gist of the invention is that a rejection unit is provided for combining mixed data of contracted / unknown data and data of only unknown data.

Further, the sub-data creating / synthesizing apparatus of the present invention is a means for creating a sub-database from a local database under arbitrary conditions. In synthesizing the created sub-databases, in the case of the same article number, the contracted data is used. The gist of the invention is to provide overwriting processing means for overwriting and, when there is no identical number, to provide overwriting processing means for keeping the same number, and to provide rejection means for synthesizing a sub-database having duplicated data.

Furthermore, the gist of the present invention is that the local data storage automatic updating apparatus can add, modify, and delete original data and modify and delete captured data.

[0024]

DETAILED DESCRIPTION OF THE PREFERRED EMBODIMENTS [Embodiment 1] The creation, import, and update of a local database according to the present invention will be described in detail with reference to FIG.

First, database software (hereinafter referred to as "design software") which can be used by a real estate agent or a general-purpose computer, and which can capture and display data downloaded from Rains is created.

Then, the software in the real estate agent's computer is stored in the real estate agent's computer by using this software against the database in the Rains host computer (hereinafter referred to as the "host database"). A database of property information (hereinafter, referred to as “local database”) for the “handling range” will be created and the database will be unified.

At this time, in setting the handling range and taking in the data, when determining the handling range of each real estate agent, the search conditions in Rains (see Table 2) are used. For example, the handling range is arbitrarily set according to various combinations such as "rental factory in XX city" or "the nearest station is ** Dentetsu ● ○ line from △△ station to □□ station apartment".

Next, data within the handling range set by Rains is downloaded and taken out, and taken into the design software.

With the current dedicated software, downloaded data can be saved as a CSV file. Once saved in a CSV file, this CSV file is imported by the design software.

At this time, in order to prevent a person who is actually importing the file from importing the wrong file, the contents are displayed at the time of the reading, and the contents within the handling range included in the read file are also included. The number of data items and the number of data items that are not, and the number of data items for each property type and property type are displayed.

Next, the data update processing rules of the local database will be described.

The data in the local database is
As time elapses, the content slightly shifts compared to the host database or reality. For example, even if it is sales information until yesterday, it is closed information today, even if it is the same sales information, the price has been revised, it has been discontinued and deleted in the host database, Even if there is no change in the host database, we may hear from the registrant directly and know the fact that the contract was closed.

To eliminate these "shifts",
This can be solved simply by downloading and importing new data from the host database. In this case, even if contract information collected directly from registrants and sales information other than Rains (hereinafter referred to as “unique information”) are reflected in the local database, such unique information cannot be inherited. . In addition, there is no way to independently confirm data deleted from the host database without being registered as a contract.

Therefore, in addition to importing data from the host database to the local database, it is also possible to manually input information other than rains, and to correct these data with original information. The data in the existing local database (hereafter referred to as “local data”) can be imported into the local database using the data of the handling range (hereinafter referred to as “update data”) downloaded from the host database. ) Is automatically updated (hereinafter referred to as “auto-update”).

Updating and handling of the local database is performed based on a local database / data update processing rule (hereinafter referred to as "update processing rule") described below. As the current Rains does not handle multiple property types at the same time,
It is assumed that multiple property types are not handled at the same time on the devised software, and updating is performed for each property type.

Updates are made for each property type by "update data containing only sales data" (hereinafter referred to as "sales update") and update by "update data containing only contract data". Hereinafter, this is referred to as "contract update."

Next, three types of data states are determined: sales (handled as sales data), contracts (handled as contracted data), and unknown (sold or undecided).

In addition to this automatic update, this state can be manually changed as input or correction of original information, and input of information of a property not based on Rains, and change of contents and state are all performed. Handle manually. And then
Deletion is performed manually only for all data. The details of the automatic update will be described below. As a common matter of sales renewal and contract renewal, based on the property number (in some cases, based on the dual standard of the property number and unique data), it is determined whether the local data and the updated data are the same property. .

The sales update (all updated data is sales data) is as follows. The following description is based on the following rules. 1st line, search number status / pattern 2nd line, details of update work 3rd line and later, data status

If there is no local data of the same property as the update data, the update data is added to the local database. (Addition of new sales data or re-registered sales data.) When there is update data of the same property as the local data in the sales status Overwrite the local data with the update data. (If the contents have been changed, the changed contents will be imported.) There is local data in the sales status but no update data for the same property Make the status of the local data unknown (data based on the sale or re-registration) Was deleted from the host database or the update data was missing.) There is update data for the same property as the local data in the unknown state. Overwrite local data with updated data and return to sales status. (Data resurrection if data was leaked in the last update)

There is local data in an unknown state, but no update data for the same property. The state of the local data remains unknown. (The update data has been deleted from the host database or the update data has been continuously leaked.) When there is update data for the same property as the closed local data, the local data is left as it is without overwriting with the update data . (It is manually closed according to the original information, but it is still sold in the host database.) There is local data in the closed state, but there is no update data for the same property. Local data is left as it is. (Sales are already registered and there is no sales data in the host database.)

At the time of contract update (all updated data is contract data), the following is performed. The following description is based on the following rules. The first line, the status / pattern of the search number The second line, the content of the update work From the third line, (data status)

If there is no local data of the same property as the update data, the update data is added to the local database. (Addition of new contract data. Import of first contract data, or data of property completed from the last time to the latest update from registration of sales information to registration of contract information.) Update data of the same property as local data in the closed state is updated If so, overwrite local data with updated data. (If the contents of the contract have been changed, such as when the contract is manually closed, the contents of the contract are imported.) The local data in the closed state but the update data of the same property but no update data remain unchanged I do. (It was deleted from the host database because it became old, etc. There was a leak in the update data.)

There is update data of the same property as the local data in the unknown state. Overwrite the local data with the updated data and close the contract. (There was a data leak at the time of the previous update. If the sales update was deleted for the first time after the contract was registered, the sales update data was deleted.) There is local data in an unknown state but no update data for the same property. Leave local data state unknown. (Unknown due to data leak at the time of sales update, there is no update data for contract update this time. It has been deleted from host database due to suspension of sale, or there is contract registration but update data was leaked.) Sales status If there is update data of the same property as the local data of the above, the local data is overwritten with the update data. (The contract was renewed for the first time after the contract was registered. In the case of sales renewal, it becomes unknown because it is unknown once.) There is local data in the sales state but local data without update data of the same property is left as it is Keep it. (Sales data that has not been concluded cannot have updated contract data.)

The data of the property outside the handling range is processed as follows. When data is updated for a property that is out of the service range, the data outside the service range is added as new data, and there is no updated data for the local data in the sales state. When the data is updated again with the data within the handling range, it returns to the original state.

However, since the data of the sales state outside the handling range which has been previously taken is in an unknown state, only the data which can be taken at once can be normally updated.

Therefore, a filter function is provided at the time of taking in data so that only data within the handling range can be taken.

The update data rejection function is as follows. Renewal is divided into sales and closing,
A function is provided to reject importing of data with mixed sales / contract status or data with unknown status. (Embodiment 2) As a second embodiment of the present invention, a data analysis, sub-database and file synthesizing method will be described below. The devised software has a function to create a copy of the data of the property corresponding to any condition from the local database (hereinafter referred to as "subdata file"), and has the same function as the local database Have a sub database.

Using the sub-database as a work place, data outside the handling range is updated and handled for a short period of time, a plurality of sub-data files are combined to create a new sub-data file, or an arbitrary sub-data Create new subdata files from the files, import Raines CSV files directly into the subdatabase, create any customer files, and analyze the data contained in these files. And prepare price assessment materials.

Among such operations, in the case of synthesizing a sub data file, data in three states of sales, contracts, and unknowns may be included, or data in and outside the handling range may be mixed. Therefore, the processing cannot be performed only by the update processing rule.

Therefore, the following three combination processing rules are provided.

1) Update composition A local database and a separate handling range are determined, and the content is composed with the same contents as the update processing rules. Therefore, since only one of the sales renewal and the contract renewal can be performed, a function of rejecting the combination of the data including the sales / contract / unknown data and the data of only the unknown is provided.

2) Overwriting Compositing Overwrites the data captured earlier with the same property number data captured later (other unique data may be used as a reference in addition to the property number; the same applies hereinafter), but the data captured earlier If the data is contract data, it will not be overwritten.

Among the previously fetched data, data that does not have the same property number as the later fetched data is left as it is.

Among the data fetched later, data not having the same property number as the data fetched earlier is added.

Since inconvenience occurs in the overwriting operation, overwriting and combination of files having duplicate data is rejected.

3) Overlap synthesis Data to be captured later is simply added to data previously captured. Therefore, data of the same article number is imported in duplicate.

The data analysis is performed by calculating and displaying an average value, a distribution, a correlation between them, and the like regarding numerical values and properties (price, unit price, etc.) which each data has in common.

[0059]

By using the local data storage automatic updating apparatus and method according to the present invention, it is possible to add or modify original data to data once captured, to reduce the access time each time, This is convenient because the range of applications can be expanded. Also, since the updated data is automatically updated in the database once created, it is convenient without the need for editing and management. Furthermore, the sub-database creation and analysis / synthesis apparatus can further analyze and use the database thus created, and can be used for various purposes. By using the apparatus of the present invention, it is possible to save, synthesize, improve, analyze, etc. real estate information which has conventionally only been downloaded from time to time, and the effective use range is greatly expanded.

[Brief description of the drawings]

FIG. 1 is a flowchart showing the flow of a first embodiment of the present invention.

FIG. 2 is a flowchart showing the flow of a second embodiment of the present invention.

Claims (5)

[Claims] 1. A means for acquiring sales data and contract data, which meet certain conditions from host data, by giving an identifier of sale or contract to the same database, respectively, capturing means, a display means for displaying contents for confirmation after capturing, Means to save it as a local database as it is, and after the next time, compare the property number of the local database with the property of the update data, and if the local database does not have the same number, make a new registration and store it in the local database If the update data does not have the same number, an unknown registration is performed.If the update data has the same number, the sales / contract identifier is positioned as the sales order after the closing, and if the stage is the same or advanced, it is overwritten and reversed. Processing means to keep the data as it is before the update. Local data storage automatic update device with processing means for performing identifier determination in the order of unknown, sales, and contracts, overwriting and updating if the stage is the same or progressing, and maintaining the data before update if the stage is reverse . 2. A means for acquiring sales data and contract data which meet certain conditions from host data by giving an identifier of sale or contract to the same database, respectively, a display means for displaying the contents for confirmation after the capture, and a first display. Means to save it as a local database as it is, and after the next time, compare the property number of the local database with the property of the update data, and if the local database does not have the same number, make a new registration and store it in the local database If the update data does not have the same number, an unknown registration is performed.If the update data has the same number, the sales / contract identifier is positioned as the sales order after the closing, and if the stage is the same or advanced, it is overwritten and reversed. Processing means to keep the data as it is before the update. Local data storage automatic update method with processing means that performs identifier determination in the order of unknown, sales, and contracts and overwrites if the stage is the same or progresses, and keeps the data before update if it reverses . 3. A means for creating a sub-database from a local database under arbitrary conditions, a processing means for processing the created sub-databases together with the local database, and a mixed data of sales / contract / unknown data and A sub-data creating / synthesizing device equipped with means for rejecting the synthesis of only unknown data. 4. A means for creating a sub-database from a local database under arbitrary conditions. In the case of combining the created sub-databases, if the same article number is used, it is overwritten with the contract data and if there is no same number Is
A sub-data creating / synthesizing apparatus including an overwriting processing means for keeping the data as it is, and a means for rejecting the synthesis of a sub-database having duplicate data. 5. The local data storage and automatic updating apparatus according to claim 1, wherein addition, correction and deletion of original data and correction and deletion of captured data are enabled.