JP2001290873A - Land price automatic calculation system - Google Patents

Abstract

PROBLEM TO BE SOLVED: To provide a land price automatic calculation system which facilitates the operation of an electronic computer system and obtains a precise land price. SOLUTION: Officially announced land prices of the periphery of an object land to be evaluated are stored in a 1st storage means (land information storage part 5), a land reference price curved surface generating means (reference price calculating function 2-1) selects the officially announced land prices out of the officially announced land prices and sets a three-dimensional space having X, Y, and Z axes on a map, arranges at least the three places on the XY coordinates and the officially announced land prices of at least the three places on the Z coordinates, and connect the vertexes of the officially announced land prices of the three places on the Z coordinates to form a curved surface constituting the reference prices of the lands at the periphery of the object evaluated land (Fig. 2). A land reference price calculating means (land price calculating function 2) calculates the land reference price of the evaluation object land on the land reference price curved surface.

Description

DETAILED DESCRIPTION OF THE INVENTION

[0001]

BACKGROUND OF THE INVENTION 1. Field of the Invention The present invention relates to an automatic land price calculation system, and more particularly to an automatic land price calculation system which is easy to operate and can calculate a land price with high accuracy.

[0002]

2. Description of the Related Art In the past, land prices were determined by real estate appraisers based on their experience and subjectivity. However, the first problem with real estate appraisers was that land prices depended on the personal experience and subjectivity of the real estate appraisers who determined them, so the land prices evaluated by people differed and reliability was low. The second problem is that land information (land prices, facilities, etc.) constantly changes, but it is impossible for one person to grasp all of them, so it cannot be said that land prices reflect the current situation. Was.

As a means for solving such a problem, a system for calculating land prices using an electronic computer has been considered. Examples thereof are described in JP-A-10-320459, JP-A-11-053445, and the like.

[0004]

However, in a conventional system for calculating a land price using a computer, a user inputs all data necessary for calculating a land price. One was to calculate land prices and the other was to calculate land prices from a small amount of data. Therefore, there are many input items and the operation is complicated for the user (operator) of the computer system.
Also, the accuracy of the land prices obtained was not always high.

An object of the present invention is to provide a land price automatic calculation system in which the operation of an electronic computer system is simple and the obtained land price is highly accurate.

[0006]

SUMMARY OF THE INVENTION In order to solve the above-mentioned problems, the present invention stores an evaluation target land specifying means for specifying the position of an evaluation target land on a map, and stores a land price published price around the evaluation target land. A first storage means, a land price public price selection means for selecting at least three land price public prices from the land price public prices stored in the first storage means, a three-dimensional space is set in the map, At least three locations selected by the published price selecting means are arranged on one plane of the three-dimensional space, and the at least three published land price prices are arranged perpendicular to the one plane, and at least the three locations in the vertical direction are arranged. A land reference price surface creating means for creating a surface constituting a reference price of land around the evaluation target land by connecting the tops of the land price publicized prices of Characterized in that a land reference price calculating means for calculating a land base price of the evaluated land in the land reference price curved stepped created.

In this way, as shown in, for example, FIG. 2, the land reference price surface creating means generates the land reference price surface based on at least three land price public prices around the evaluation target land stored in the first storage means. A land reference price surface is created, and the land price of the evaluation target land can be accurately and objectively calculated by the land reference price calculation means.

Further, based on a second storage means for storing land evaluation correction information excluding the land price official price, which affects land evaluation around the evaluation target land, and a correction information stored in the second storage means. Land reference price correction means for correcting the land reference price calculated by the land reference price calculation means.

In this way, the land evaluation correction information (for example, auxiliary information such as the distance to the nearest station, water supply and sewage maintenance status, and the distance to elementary and junior high schools) stored in the second storage means is stored in the land price published price. In addition, since the land price is calculated, an accurate land price reflecting the actual situation can be calculated.

[0010]

DESCRIPTION OF THE PREFERRED EMBODIMENTS The present invention will be described below with reference to the illustrated embodiment.

(1) First Embodiment Referring to FIG. 1, an automatic land price calculation system T constituted by an electronic computer system of the present embodiment includes a target land designating function 1 as "evaluation target land specifying means", Land price calculation function 2, land information search function 3, which is "land price published price selection means", correction information search function 4, "first storage means"
, A correction information storage unit 6 as a “second storage unit”, and a result display function 7. The land price calculation function 2 includes a base price calculation function 2-1 as “land reference price creation means”, a land price correction function 2-2 as “land reference price correction means”, and an evaluation value calculation function 2-3. including.

The target land specifying function 1 allows a user to specify coordinates (target land coordinates) of a land (target land) for which a land price is to be obtained. When the user specifies the target land coordinates, the coordinates are passed to the land price calculation function 2.
The land price calculation function 2 first calculates a land reference price (described below) of the target land by using the reference price calculation function 2-1 (target land reference price). Next, using the land price correction function 2-2, the standard price is corrected for each of various evaluation items such as the distance to the station and the state of water supply and sewerage maintenance.

The reference price calculation function 2-1 is a function for calculating a target land reference price. Here, the land where the published land price is announced will be the land price published land. First, the land information search function 3 is used to acquire information on land price public land around the target land. Next, based on this, the base price of the target land is mathematically calculated.

For this purpose, as shown in FIG. 2, land-value-announced land around the land to be evaluated is arranged in a three-dimensional space in which land coordinate planes (x-axis, y-axis) and land-value-announced price axis (z-axis) are arranged. I do. From these points, a smooth surface in the area is mathematically obtained (land reference price surface). The land price is calculated from the obtained land reference price surface and the coordinates of the designated land, and is used as the base price of the land. As a land reference price surface,
A Bezier surface using a plane passing through three points, a plurality of points, or a spline surface is used. Here, the Bezier surface and the spline surface are general methods that can mathematically obtain a smooth surface passing through multiple points, so in a region where there are many land prices published land or a dense region such as a narrow area, By increasing the number of land-value-announced lands taken as a sample and drawing a smooth curved surface, it is possible to obtain a more accurate land reference price by reflecting the actual price.

The land price correction function 2-2 calculates an evaluation value obtained by using the evaluation value calculation function 2-3 with respect to various evaluation items such as a distance to a station and a state of maintenance of water supply and sewerage.
A correction coefficient is calculated from the correction information for each evaluation item obtained using the correction information search function 4, and the land reference price is corrected. The correction information includes two functions: a correction coefficient calculation function for calculating a correction coefficient from the evaluation value, and a correction method for correcting the land reference price.

The correction coefficient is a value used for correcting the land standard price, and is calculated by performing an operation on the evaluation value.
There are two methods for calculating a correction coefficient, a method of assigning a fixed correction coefficient to an evaluation value, and a method of calculating an evaluation value to obtain a correction coefficient. There are two methods for correcting using the obtained correction coefficient, a method of multiplying the correction coefficient by a reference value, and a method of adding / subtracting the reference value. If the correction does not match the reality, the correction information is corrected so that the correction can be performed more accurately.

Items to be evaluated in order to correct the land reference price include the shape and inclination of the land, the occupancy rate, the floor area ratio, the land use, the area of use, the condition of roads, the status of water and sewage / gas maintenance, and the distance to the nearest station. And distance to elementary and junior high schools,
There are distances to government offices, police stations, post offices, distances to hospitals, supermarkets, convenience stores, financial institutions, and distances to bus stops.

The evaluation value calculation function 2-3 calculates an evaluation value by a method determined for each evaluation item. The evaluation value is
This is data obtained by performing an operation on information in the database. A method of calculating a distance by performing an operation on land information obtained by using the land information search function 3, such as an evaluation item “distance to a station”, and using this as an evaluation value;
There are two methods of using information acquired by using the land information search function 3 as an evaluation value as it is, such as the state of maintenance of water and sewage.

The land information search function 3 includes a land information storage unit 5
Get land information of a specific location from. The correction information search function 4 acquires correction information for each evaluation item from the correction information storage unit 6.

The land information storage unit 5 stores data relating to land price evaluation as shown in FIG. There are land information such as land price published price information, route price information, geographic information, water and sewage maintenance status, station information, and facility information such as elementary schools, hospitals, and supermarkets. The correction information storage unit 6 stores correction information for evaluation items as shown in FIG. The result display function 7 acquires the calculation result from the land price calculation function 2 and displays it.

Next, the overall operation of this embodiment will be described in detail with reference to the flowcharts of FIGS.

First, the user specifies the coordinates of the target land by the target land specifying function 1 (step SS in FIG. 4).
1). It is assumed that the user has designated the land A in an area as shown in FIG. Then, the coordinates of the designated land are (47
0, 340). The target land designation function 1 passes the coordinates of the land A to the land price calculation function 2. Land price calculation function 2
First, a land reference price is obtained for the land A received from the target land designation function 1 by using the reference price calculation function 2-1 (step S2 in FIG. 5). A more detailed description of this part is shown in FIG.

The reference price calculation function 2-1 uses the land information search function 3 to acquire land price publicized land information, and obtains a target land reference price from the information. The land reference price is obtained by using a land reference price surface of a region centering on the target land. In FIG. 8, it is assumed that the land price public land is relatively large, and the land reference price surface uses a Bezier surface. When a Bezier surface or a spline surface is used as the land reference price surface, a search is performed while expanding the range around the target land until the number of land price publicized land reaches a certain number or more (step S2-1 in FIG. 6). . Assuming that the number of land price publicized land to be used is the effective land price publicized land number and this value is 4, the search range is expanded centering on the target land until the four land price publicized land falls within the range.
Then, a land reference price surface of a region centering on the target land is obtained from the land price publicized prices of the four land price publicized land by using a mathematical method (step S2 in FIG. 6).
2). Then, the z coordinate value of the target land coordinate A is set as the land reference price (step S2-3 in FIG. 6). As a result, the land base price of land A is assumed to be 200,000 yen.

Next, the land price correction function 2-2 corrects the land reference price from the correction coefficient for each evaluation item (FIG. 5).
Step S3). A more detailed description of this part is shown in FIG. When correcting the evaluation item “distance to the nearest station”, the distance to the actual nearest station is obtained as an evaluation value using the evaluation value calculation function 2-3, and this is used as the evaluation value (FIG. 7). Step S3-1). At this time, using the land information search function 3, from the station data,
Expand your search until only a single station fits. If only one station cannot be included in the search range, select the minimum station. Then, the distance to the station is calculated, and the distance to the shortest station is calculated. When a station is selected as shown in FIG. 8, the nearest station is station B, and the distance to the nearest station is 50. Then, in the case of the evaluation item “distance to station”, this is passed as it is to the correction coefficient calculation function 2-2-1 as the evaluation value.

Next, the correction coefficient calculation function 2-2-1 uses the correction information search function 4 to acquire correction information of the evaluation item "distance to the nearest station" (step S3- in FIG. 7).
2). In this case, it is assumed that there is correction information as shown in FIG.
Here, the correction coefficient calculation function is inversely proportional to the evaluation value (distance), and the correction coefficient is decreased, and the correction of the reference land price is multiplied by this correction coefficient. This is to take into account the tendency that the land price rises because it is convenient when the distance to the station is short, and conversely the land price falls when the distance from the station is increased. From the correction coefficient calculation function of the correction information of “distance to the nearest station”, the evaluation item “distance to the nearest station”
(Step S3-3 in FIG. 7). The result is as follows. 1 + (10 ÷ 50) = 1.5

Then, the land reference price is corrected based on the correction coefficient and the correction method (step S3-4 in FIG. 7). The result is as follows. 20 x 1.5 = 30

Next, when obtaining a correction coefficient for the evaluation item "maintenance of sewerage", the maintenance value information of the sewerage is obtained as an evaluation value using the evaluation value calculation function 2-3 to obtain the evaluation value (FIG. 7. Step S3-1). At this time, the land information search function 3 is used to acquire sewerage maintenance information of the target land from the sewerage maintenance status. If the sewerage is maintained, “0” is used as the evaluation value. "1" is an evaluation value. If the sewage improvement status information of the target land is as shown in FIG. 9, the evaluation value is “1”. It is passed to the correction coefficient calculation function 2-2-1.

Next, the correction coefficient calculation function 2-2-1 uses the correction information search function 4 to acquire correction information for the evaluation item "maintenance of sewerage" (step S3- in FIG. 7).
2). In this case, it is assumed that there is correction information as shown in FIG. Here, the correction coefficient calculation function calculates the evaluation value as 10
The correction coefficient is subtracted from the land reference price when the base and land prices are corrected. This is to take into account the tendency for land prices to fall when sewers are not maintained. The correction coefficient of the evaluation item “maintenance of sewer” is calculated from the correction coefficient calculation function of the correction information of “maintenance of sewerage” (step S in FIG. 7).
3-3). The result is as follows. 10 × 1 = 10

Then, the land reference price is corrected based on the correction coefficient and the correction method (step S3-4 in FIG. 7). The result is as follows. 30-10 = 20

In this manner, various evaluation items are corrected for all evaluation items, and the result of performing all corrections is passed to the result display function 7. Result display function 7
Displays the received result (step S in FIG. 3).
4).

(2) Second Embodiment In the target land designating function 1, instead of directly inputting coordinates, a map is displayed and a pointing device can be used to designate one point on the map.

When designating land, instead of designating one point, it is also possible to designate a certain area and obtain the sum of the land prices in that area.
In the first embodiment, the land reference price is corrected one after another, and the final value is used as the land price. However, there is also a method of storing all correction coefficients and finally correcting all of them.

If the automatic land price calculation system of each of the above embodiments can be accessed via a network (such as the Internet), for example, a land salesman can transfer a portable terminal (such as a portable personal computer) to the site. You can take it with you and get the exact land price at that location instantly.

[0034]

As described above, according to the present invention, the following effects can be obtained. The first effect is that land prices can be obtained using various land information,
The land price can be calculated with high accuracy. The second effect is that since the user already has the data necessary for calculating the land price, the user can calculate the land price of the land simply by specifying the land without inputting the necessary data. The third effect is that, even if land information (route value, facility, etc.) changes, the information stored in the storage unit is changed without changing the land price calculation function, and based on the latest information. Land prices can be calculated.

[Brief description of the drawings]

FIG. 1 is a system configuration diagram of an embodiment of the present invention.

FIG. 2 is a conceptual diagram of a method of obtaining a land reference price surface used in the embodiment.

FIG. 3 is an example of data relating to land price evaluation used in the embodiment.

FIG. 4 is an example of correction information for an evaluation item used in the embodiment.

FIG. 5 is a flowchart in the embodiment.

FIG. 6 is a flowchart of land reference price calculation processing in the flowchart of FIG. 5;

FIG. 7 is a flowchart of land-based price correction processing in the flowchart of FIG. 5;

FIG. 8 is a map around an evaluation target land used in the embodiment.

FIG. 9 is an example of correction information used in the embodiment.

FIG. 10 is an example of another correction information used in the embodiment.

[Explanation of symbols]

 T Land price automatic calculation system 1 Target land designation function 2 Land price calculation function 2-1 Base price calculation function 2-2 Land price correction function 2-2-1 Correction coefficient calculation function 2-3 Evaluation value calculation function 3 Land information search Function 4 Correction information search function 5 Land information storage unit 6 Correction information storage unit 7 Result display function

Claims (8)

[Claims] 1. A land to be evaluated specifying means for specifying the position of the land to be evaluated on a map, and a first land price storing a land price published price around the land to be evaluated.
Storage means; land price published price selecting means for selecting at least three land price published prices from the land price published prices stored in the first storage means; and setting a three-dimensional space on the map, and selecting the land price published price selection Arranging at least three places selected by the means on one plane of the three-dimensional space, arranging the at least three land price announcement prices perpendicular to the one plane, and arranging at least three land price announcements in the vertical direction; A land reference price surface creating means for creating a surface constituting a reference price of the land around the evaluation target land by connecting the peaks of the prices; and the evaluation on the land reference price surface created by the land reference price surface creating means A land price automatic calculation system, comprising: land reference price calculation means for calculating a land reference price of a target land. 2. A second storage means for storing land evaluation correction information excluding the land price published price, which determines land evaluation around the evaluation target land, and based on the correction information stored in the second storage means. 2. A land price automatic calculation system according to claim 1, further comprising land reference price correction means for correcting the land reference price calculated by said land reference price calculation means. 3. The land price automatic calculation system according to claim 1, wherein the evaluation target land is an area having a spread. 4. The land price automatic calculation system according to claim 1, wherein said evaluation target land specifying means is means for specifying position coordinates on said map. . 5. The evaluation target land specifying means is means for displaying the map on a display means and specifying a position on the displayed map by a pointing device. 3. The land price automatic calculation system according to any one of 3. 6. The land price automatic calculation system according to claim 1, wherein the curved surface forming the land reference price is a Bezier curved surface. 7. The land price automatic calculation system according to claim 1, wherein the surface forming the land reference price is a spline surface. 8. The automatic land price calculation system according to claim 1, wherein the automatic land price calculation system is a system used by connecting to a network.