JP2001338166A - Brokerage method, brokerage system in relation to real estate, data processor and recording medium - Google Patents

Abstract

PROBLEM TO BE SOLVED: To easily perform personal transaction of real estate without involving a real estate agent. SOLUTION: The complete personal transaction of the real estate can be performed by connecting provider terminals 1-1 1-2, to be used by a first user who desires sale and lease of the real estate, user terminals 2-1, 2-2 to be used by a second user who desires purchase and lease of the real estate and a brokerage server 3 to perform real estate transaction between the first and second users by a network 4, processing sale information, lease information, purchase information, lease information of properties registered from the provider terminals 1 and the user terminals 2, opening them on the network 4 and processing a role required for the real estate agent on the network 4 by the brokerage server 3.

Description

DETAILED DESCRIPTION OF THE INVENTION

[0001]

BACKGROUND OF THE INVENTION 1. Field of the Invention The present invention relates to a real estate-related mediation method and system, a data processing device, and a recording medium, and more particularly to a real estate-related mediation of leasing and buying and selling real estate and related business through a communication network. It is suitable for use in an intermediary system.

[0002]

2. Description of the Related Art Generally, when an owner of a real estate or the like desires to rent or buy or sell the real estate, the rental or buying and selling is performed through a real estate agent which is a broker. In addition, those who want to rent real estate or who want to purchase real estate negotiate through a real estate agent that has intervened.

[0003] That is, when a real estate owner or the like intends to sell or rent real estate owned by the real estate, it usually requests a real estate agent. Then, if you make a request, the activities for renting and buying and selling are left to real estate agents. In particular, in the case of a purchase or sale request, an intermediary contract is concluded with a real estate agent, which imposes binding conditions such as discretionary purchase and sale for a certain period.

[0004]

The real estate agent carries out a publicity activity for the requested property by the means selected by the real estate agent. However, even if a sale or rental of real estate is requested, the real estate agent only needs to register the property with the designated distribution agency when entering into a brokerage agreement for buying and selling, and has no other obligation to disclose information. Absent. For this reason, real estate agents whose business is mainly managed by brokerage commissions do not widely open the details of the requested property (such as the address and lot number of a detached house or the apartment room) to the public. This is because, if made public, other individuals who have obtained the information will be able to negotiate directly with the individuals who want to sell or rent the property, which will allow the real estate agent to earn brokerage commissions. This is because there is a high possibility that it will not be possible.

[0005] Therefore, a real estate agent who has received a request to sell or rent a real property generally discloses only surface information whose owner or location of the property is unknown in detail. In this way, customers who are interested in the information will necessarily contact the real estate agent, so they can not only know the details of the property without the real estate agent, but also negotiate directly with the real estate owner. No longer possible, and it is more likely that real estate agents will be able to earn brokerage commissions.

[0006] The property information registered in the designated distribution organization when a real estate agent receives a request for sale or lease is only a slight addition of information such as a map to the surface information described above. . Also, this information is made public, but it is information that is distributed inside a specific real estate association. Therefore, information registered with the designated distribution organization cannot be viewed by ordinary individuals other than the real estate association registered traders.
In addition, even real estate association registered traders have a regional closure, for example, members of a real estate association in Fukuoka cannot see real estate distribution information in Tokyo.

[0007] In addition, when a real estate agent performs a publicity activity for a property, the real estate agent does not advertise at a cost exceeding the obtained brokerage commission. For this reason, publicity and advertising activities tend to be small, and the limit is to scatter flyers around the property or publish them in housing information magazines. In fact, for example, property information in Hokkaido cannot be seen in Kyushu. In addition, real estate agents may suspend active advertising activities for properties that do not respond well to advertising. As a result, a seller's exclusive sales contract with a real estate agent with deadlines and sales method constraints can be very disadvantageous.

[0008] Information published in existing housing information media such as a real estate information magazine is an advertisement without exception. For this reason, housing information media companies have advertisements for magazines of various sizes, large and small, purchased by corporations that are real estate agents, and the advertisements are posted as real estate information.

[0009] Since the advertisement income is the business base of a general housing information medium, a large number of real estate information for which an advertisement order has not been received is not put on paper. That is, the total amount of advertisement orders is the total amount of posted information. In addition, if we receive information on buying and selling and renting from individuals, personal transactions will be conducted and there is a risk of damaging the profits of real estate agents who publish many advertisements, so registration of personal information itself is accepted. There is no present. For these reasons, real estate information posted on the home information media has numerical limitations.

[0010] Originally, smooth distribution of more and more detailed information over a wide area is optimal for owners who want to rent or sell real estate, and for customers who want to use or purchase rentals. Environment. However, as described above, in the conventional real estate industry, real estate is usually distributed through real estate agents, so some information is only disclosed to some places, and real estate transactions and It was extremely difficult for individuals wishing to rent to do business directly.

[0011] Recently, there have been cases where real estate information is disclosed on the Internet. Real estate information published on the Internet can be roughly classified into information provided by a real estate association-related organization, advertisement information of a real estate information magazine, or information of a homepage opened by a real estate agent alone. However, all of this information is no different from the information that has been disclosed by real estate agents and housing information media companies.
The structure of real estate transactions is exactly the same as before.

[0012] Even if real estate transactions or leasing transactions are conducted between individuals, there are many items that must be legally confirmed in the transaction, and the transaction procedures are extremely complicated. Therefore, it was virtually impossible for individuals without specialized knowledge or experience to make transactions without going through real estate agents.

The present invention has been made in view of such circumstances, and has been developed in connection with real estate, which enables individuals to easily carry out direct transactions without involving a real estate agent. It is an object to provide a mediation method and a mediation system. Another object of the present invention is to make it possible for anyone to freely conduct transactions in personal transactions of real estate by confirming necessary items and supporting complicated procedures in transactions on the system. And

[0014]

SUMMARY OF THE INVENTION A real estate-related mediation method according to the present invention comprises a first user terminal used by a first user who wants to sell or rent real estate, and a first user terminal which wants to purchase or rent real estate. A second user terminal used by two users;
A real estate-related mediation method for connecting a mediation server that mediates real estate transactions between the first and second users via a communication network to perform real estate-related mediation.
Processing the sale information or lease information of the property registered from the user terminal and the purchase information or lease information of the property registered from the second user terminal to separate public information and non-public information, The invention is characterized in that public information is made public on the communication network to mediate buying, selling, and renting of real estate.

In another aspect of the present invention, a first user terminal used by a first user who wants to sell real estate, and a second user terminal used by a second user who is an investor who wants to buy real estate. Communication between the first user terminal, the third user terminal used by the third user who desires real estate entry / exit management, and the mediation server that mediates real estate transactions and related operations between the first to third users A real estate-related intermediary method for connecting via a network and performing real estate-related intermediary, comprising: sale information of a property registered from the first user terminal and purchase information of a property registered from the second user terminal When,
It is characterized in that it manages the property management desired information registered from the third user terminal and makes it public on the communication network, and performs the buying and selling of real estate for investment and the mediation of related business.

In another aspect of the present invention, a fourth user terminal used by a fourth user who wants to build a building on a real estate is further connected by the communication network, and the second user can make a purchase with respect to the property to be purchased. When conducting a construction bidding, an act of soliciting the bidding on the communication network, processing construction desired information input from the fourth user terminal, and performing construction work on a specific real estate for investment. Is characterized by mediating.

[0017]

DESCRIPTION OF THE PREFERRED EMBODIMENTS One embodiment of the present invention will be described below with reference to the drawings.

(First Embodiment) FIG. 1 is a diagram showing an example of the entire configuration of a real estate brokerage system in which a real estate related brokering method according to a first embodiment is adopted. As shown in FIG. 1, the real estate brokerage system of the present embodiment, a plurality of provider terminal 1 _-1, 1 _-2, ..., a plurality of user terminals 2 _-1, 2 _-2,
And the server device 3 of the mediator are connected to a network 4 such as the Internet.

The provider terminals _1-1 , 1-2,... _Are client terminals used by individual users who wish to sell or rent real estate (hereinafter referred to as providing users). Alternatively, detailed information of a property to be rented is created and used for disclosing the information to general users. In the following, provider terminal 1 _-1, 1 _-2, ... is referred to as a "sell information" information related to the sale of real estate that is created by the information on the lease referred to as a "rental information".

The user terminals 2 _-1 , 2 _-2 ,... Are client terminals used by individual users who wish to purchase or rent real estate (hereinafter referred to as general users).
Provider terminal 1 _-1, 1 _-2, to gather information published by ..., to create information relating to a property to be purchased or leased, used like for publishing this. In the following, information on purchase of real estate created by the user terminals _2-1 , _2-2 ,... Is referred to as "purchase information", and information on lease is referred to as "lease information".

The mediation server 3 provides terminal 1 _-1, 1 _-2,
… And the user terminals 2 ₋₁ , 2 _−2,. The mediation server 3 provides terminal 1 _-1, 1 _-2, sale information supplied from ..., rental information, and the user terminal 2 _-1, 2 _-2, purchase information supplied from ..., rental information Manages a web page (homepage) for publishing. Further, the mediation server 3, provider terminal 1 _-1, 1 _-2, ... and the user terminal 2 _-1, 2 _-2, using various information registered from ..., various processes described later on real estate transactions Execute.

[0022] providing a user and generally each client terminal used by a user 1 _-1, 1 _-2, ..., 2 _-1, 2 _-2, ... are
For example, it is constituted by a commercially available personal computer.
These client terminals include a modem and communication software for connecting to the network 4,
It has a browser for browsing various homepages. In these client terminals, each software is stored in a storage medium such as a hard disk.

The mediation server 3 is constituted by, for example, a general-purpose computer. The mediation server 3 includes a modem and communication software for connecting to the network 4 and also includes software for mediation work. In the mediation server 3, each software is stored in a storage medium such as a hard disk.

In FIG. 1, the provider terminals _1-1 , 1
_-2, ... and the user terminal 2 _-1, 2 _-2, are illustrated ... and the two each, but are not limited to this number.

FIG. 2 shows the mediation server 3 according to this embodiment.
FIG. 2 is a block diagram illustrating a main functional configuration of a (data processing device). 2, the web publishing unit 11, provider terminal 1 _-1, 1 _-2, ... and the user terminal 2 _-1, 2 _-2, ..., such as the Internet web page for mediating between network 4 on the public.

The sheet storage unit 12 stores a sheet (template) used when a providing user inputs sales information or lease information, and a sheet (template) used when a general user inputs purchase information or lease information.
Is stored. These sheets for inputting various types of information are created in advance by, for example, the administrator of the mediation server 3 and stored in the sheet storage unit 12.

The sheet stored in the sheet storage unit 12
Is provided by the web function of the web publishing unit 11.
Provider end in response to request from user or general user
End 1 _-1, 1_-2, ..., user terminal 2_-1, 2_-2Sent to
It is. Here, the web server function is used to
An example of providing a sheet is shown in the e-mail.
You can also send it with the file attached,
File transfer by FTP (File Transfer Protocol)
May be transmitted. Especially the form of transmission
It doesn't matter.

A providing user who wishes to sell or rent a real estate stores a sheet necessary for inputting sales information or rental information from the sheet storage unit 12 of the mediation server 3 via the network 4 to the provider terminal _1-1. , 1 _-2 , ... Its sheet provider terminal 1 _-1, 1 _-2, ... of the CR
It is displayed on a display device such as a T display or an LCD.
Using an input device such as a keyboard or a mouse, the providing user writes the corresponding information in the entry field of each sheet on the display, or selects the corresponding information from the options of the sheet.

A general user who wishes to purchase or rent a real estate also receives a sheet necessary for inputting purchase information or rent information from the mediation server 3 to the network 4.
To the user terminals 2 _-1 , 2 _-2,. The sheet is displayed on a display device such as a CRT display or an LCD of the user terminals _2-1 , _2-2 ,.... General users
Using an input device such as a keyboard or a mouse, the user enters information corresponding to the entry field of each sheet on the display, or selects an appropriate option from the options of the sheet.

FIGS. 3 to 12 are diagrams showing examples of sheets on which a providing user who wishes to sell real estate registers sale information. 3 to 6 show a first example for inputting information corresponding to the contents of the important matter description and the contract.
FIG. The providing user can use these FIGS.
Select one of the sheets in FIG. 6 and fill in the necessary items. In addition, the important matter description indicates a document of Article 35 stipulated in the Residential Land and Building Transaction Business Law.

FIG. 3 is a diagram showing an example of a sheet used when it is desired to sell only land. When only the land is for sale, as shown in FIG. 3, the providing user can display the real estate, matters related to private road burden, types and amounts of drinking water / electricity / gas, types of land area determination, sale price, brokerage, and the like. Please fill in each item of unnecessary fee, seller related items, register entry items, legal restrictions, and current usage.

FIG. 4 is a diagram showing an example of a sheet used when a detached house is desired to be sold. When the sale target is a single-family house, as shown in FIG. 4, the providing user can display the real estate, matters related to private road burden, types and amounts of drinking water, electricity and gas, types of land area fixed, types of parking lots on site, and Items related to the number of units, sellers, items in the registry, legal restrictions,
Fill in each item of sale price, no need for brokerage fee, current usage.

FIG. 5 is a diagram showing an example of a seat used when a room in an apartment is sold. In the case where the object of sale is a room in an apartment, the providing user is required to display the real estate, items related to private road burden, current use, presence or absence of parking lot, items related to the seller, items described in the register, laws and regulations, as shown in FIG. Fill in each of the items that do not require a limit, sale price, or brokerage fee.

FIG. 6 is a diagram showing an example of a sheet used when selling a special purpose or business real estate such as an apartment house, an office building, a warehouse or the like. In the case where the sale target is real estate for special purpose or business use, as shown in FIG. 6, the providing user can display the real estate, matters related to private road burden, types and amounts of drinking water, electricity, and gas, rental status, seller, Related items, entries in the registry, legal restrictions, sale price, no need for brokerage fees, and current usage.

FIG. 7 is a diagram showing an example of a second sheet for entering the surrounding environment to be sold and PR information. Second
In the sheet of, except for the school district, fill in the facilities within 15 minutes (1200 m) from the position of the property to be sold. This is because national public elementary and junior high schools are determined by their residence address. As illustrated in FIG. 7, the providing user may select the transportation mode, the school district, the shopping service, the nearest bank, the hospital, and the property P.
Fill in each item of R.

FIG. 8 is a diagram showing an example of the third sheet. On the third sheet, the location of the property to be sold and the inside / outside or peripheral photos of the property are input. As shown in FIG. 8, the location of the property includes a character display such as an address and a map display, and the providing user only needs to input at least the character information. The map information is generated on the mediation server 3 side based on the character information of the location input by the providing user.

FIG. 9 is a diagram showing an example of the fourth sheet. On the fourth sheet, the address of the seller (or information provider) is entered. Here, in the case where the information provider is a trader who intends to obtain an intermediary fee, the fact that the trader is a trader is always entered.

FIG. 10 is a diagram showing an example of the fifth sheet. In the fifth sheet, when the object to be sold is a single-family house or a condominium, a floor plan and an external view of the property are input.

FIG. 11 is a diagram showing an example of the sixth sheet. In the sixth sheet, when the object of sale is land or a detached house, the shape of the site of the property is entered with a road. It is considered that it is difficult for an individual user having no specialized knowledge to directly describe the shape of the site. Therefore, several alternatives in the sheet is prepared in advance, which provides terminal 1 _-1, 1 _-2, is displayed on the display provided to .... The providing user may select a corresponding one from these options.

FIG. 12 is a diagram showing an example of a seventh sheet on which detailed information and house equipment information are entered. In the 7th sheet, detailed information other than the information entered in the 1st to 6th sheets in the case of the land to be rented, in the case of a single-family house, in the case of a single apartment, in the case of an apartment complex, etc. Fill in information on house equipment and other items.

Next, a description will be given of rental information registered by a providing user who wishes to rent real estate (rent real estate owned by oneself to another person or sublease real estate borrowed by oneself to another person). . 13 to 18
FIG. 4 is a diagram showing an example of a sheet for a providing user who wants to rent real estate to register rental information. Figure 1
FIGS. 3 to 16 are diagrams showing a first sheet for inputting information corresponding to the contents of the important matter description and the contract. The providing user selects any one of the sheets in FIGS. 13 to 16 and fills in necessary items.

FIG. 13 is a diagram showing an example of a sheet used when renting only land is desired. When the rental target is only land, the providing user, as shown in FIG.
Display of real estate, matters related to private road charges, drinking water, electricity,
Type and burden of gas, rental fee, no need for brokerage fee, lease contract period, type of lease contract, items related to lessor (landlord), registration items, legal restrictions, current use, security deposits, common expenses, Fill in each item of the amount of town expenses, fire insurance, etc., and restrictions on usage.

FIG. 14 is a diagram showing an example of a seat used when a single-family house rental (including a case of leasing) is desired. When the rental target is a single-family house, as shown in FIG. 14, the providing user can display the real estate, matters related to private road burden, types and burden amounts of potable water, electricity, gas, rentable time, current usage, lease Contract period, type of rental contract, items related to lender, items listed in registry, legal restrictions,
Fill in each item of rent, security deposit, community service fee, town fee, fire insurance, etc., no need for brokerage fee, number of parking lots on site, and restrictions on usage.

FIG. 15 is a diagram showing an example of a seat used when renting a room such as an apartment. If the rental target is a room such as an apartment, the providing user is requested to use FIG.
As shown in, the property listing, matters related to private road costs,
Existence and amount of management fees, etc. that the borrower is obliged to pay separately from the rent, availability of parking lots, lease contract period, type of lease contract, items related to the lender, entries in the registry, legal restrictions, rent, security deposits and common expenses -Fill in each item of the amount of town expenses, fire insurance, etc., the necessity of an intermediary fee, the current use, and the restriction of use.

FIG. 16 is a diagram showing an example of a sheet used when renting a special purpose or business real estate such as an apartment house, an office building, a warehouse or the like. When the rental target is real estate for special purpose or business use, the providing user, as shown in FIG. 16, displays the real estate, matters related to private road burden, types and amounts of drinking water, electricity and gas,
Lease terms, lease terms, lender information,
Items in the registry, laws and regulations, rent, deposits, common expenses, town expenses, fire insurance, etc., no need for brokerage fees, current usage,
Fill in each item of the restriction of the use purpose.

A second sheet for entering the surrounding environment of the rental target and PR information, a third sheet for inputting the location of the rental target and photographs of the inside, outside, and surroundings, the location of the lender (or information provider), etc. The fourth sheet to be input, the fifth sheet to input a floor plan and an external view of the rental object, and the sixth sheet to input the shape of the site of the property are the same as those shown in FIGS. Here, illustration is omitted. In the rental information, the second sheet is filled in only when the rental target is a single-family house or one room of an apartment.

FIG. 17 is a diagram showing an example of a seventh sheet for writing special notes. In the seventh sheet, particularly desired conditions are entered, such as when only a corporate contract is desired.

FIG. 18 is a diagram showing an example of an eighth sheet in which detailed information and house equipment information are entered. In the 8th sheet, detailed information other than the information entered in the 1st to 7th sheets in the case of the land to be rented, in the case of a single-family house, in the case of an apartment, in the case of an apartment, etc. Fill in information on house equipment and other items.

Next, purchase information registered by a general user who wishes to purchase real estate will be described. 19 to 23
FIG. 4 is a diagram showing an example of a sheet for a general user who wants to purchase real estate to register purchase information. Figure 1
9 to 22 are diagrams showing a first sheet for a general user to input basic information. The general user selects any one of the sheets in FIGS. 19 to 22 and fills in necessary items.

FIG. 19 is a diagram showing an example of a sheet used when purchasing only land is desired. When the purchase target is only the land, the general user, as shown in FIG.
The area, transportation, school district, amount, area,
Fill in each area such as restricted zone, road direction, and intended use. In addition, information other than transportation and school districts can be selected from several options prepared in the sheet in consideration of general users who do not have specialized knowledge. .

FIG. 20 is a diagram showing an example of a sheet used when purchasing a single-family house is desired. When the purchase target is a single-family house, as shown in FIG.
The area, transportation, school district, amount, area,
Restricted area, road direction, age, floor area / plan, structure,
Fill in each item of usage purpose. Here, as for the information other than the transportation system and the school district, the corresponding information may be selected from several options prepared in the sheet.

FIG. 21 is a diagram showing an example of a sheet used when a user wants to purchase a room in an apartment. If the purchase target is a room in an apartment, the general user
As shown in 1, fill in the items of the area, transportation, school district, amount of money, area, restricted area, age, floor, floor area / plan, structure, and intended use of the property to be purchased. Here, as for the information other than the transportation system and the school district, the corresponding information may be selected from several options prepared in the sheet.

FIG. 22 is a diagram showing an example of a sheet used when purchasing a special purpose or business real estate such as an apartment house, an office building, a warehouse or the like. When the purchase target is real estate for special purpose or business use, the general user, as shown in FIG. 22, the area of the purchase target, transportation, amount, area, zoning, age, floor, floor area,
Fill in the floor plan, width and direction of the road, structure, and intended use. Here, as for the information other than the means of transportation, the corresponding information may be selected from several options prepared in the seat.

FIG. 23 is a diagram showing an example of the second sheet. In the second sheet, the address of the purchaser (or information registrant) is entered. Here, in the case where the information registrant is a trader who intends to obtain an intermediary fee, the fact that he / she is a trader is always entered.

Next, lease information registered by a general user who wants to rent a real estate will be described. The rental information registered by a general user who wants to rent real estate is substantially the same as the purchase information shown in FIGS. 19 to 23 with only a slight change to the purchase information registered by the user who wants to purchase real estate. Since it is the same, detailed description is omitted here.

Returning to FIG. 2, another configuration in the mediation server 3 will be described. The information receiving unit 13 includes the provider terminal 1
_-1, 1 _-2, ... and the user terminal 2 _-1, 2 _-2, input by providing a user or a general user ... using, the provider terminal 1 _-1, 1 _-2, ... and user terminal 2 _-1, 2 _-2, and receives the information sent from ... via the network 4. The information received here includes sale information, lease information, purchase information, lease information input using the above-described various sheets, and various information input for real estate transaction negotiations and contracts.

The providing user and the general user can individually receive and transmit information regarding the sale, purchase, and rental of real estate by registering the various types of information described above in the mediation server 3, thereby exchanging information and further exchanging information. All the work up to the contract to be made can be performed on the network 4.

Although the information receiving unit 13 is shown separately from the web publishing unit 11 here for convenience of explanation, the above-described various information is actually received by the web function of the web publishing unit 11. Further, it may be received by other means such as an electronic mail. The form of transmission and reception of such information is not particularly limited.

[0059] audio and image receiving unit 14, provider terminal 1 _-1 provide user or a general user, 1 _-2, ... and the user terminal 2 _-1, 2 _-2, audio information or image that sent from ... To receive information. Providing users and general users can advertise audio and images with a specified file size and specified compression method.
Can be attached as material. The audio file and the image file may be transmitted as an attached file of an e-mail, or another transmission unit may be used.

The sale information, lease information, purchase information, lease information received by the information receiving section 13 and the audio information and image information received by the audio / image receiving section 14 are supplied to a data separation processing section 15. You. Data separation processing unit 15
Connects the information (sale information, lease information, purchase information, lease information) entered on the sheet with the audio / video information and separates the information into information that is publicly disclosed and information that is not disclosed. The information to be made private includes information to be made public secondarily as necessary and information to be made completely private.

Here, an example of non-public information will be described. For example, in the case of the first sheet relating to the sale information shown in FIGS. 3 to 6, the types and burden amounts of potable water, electricity, gas, such as “residence display”, “house number”, and “land” in the display of real estate, Non-disclosed information such as the type of land area determination, items related to the seller, items entered in the registry, and `` regional divisions '', `` permissions for development activities '', `` restrictions in the urbanization adjustment area '', `` restrictions on city planning for roads, etc. '' It is.

Further, information on “kindergarten”, shopping flights, banks and hospitals in the school district in the second sheet shown in FIG.
"Street" in the location on the third sheet shown in FIG.
Information on “Room No.”, information other than “Business name and contact information” on the fourth sheet shown in FIG. 9, and sixth information shown in FIG.
The information on the “difference from the surroundings” in the sheet is also non-disclosed information.

In the case of the first sheet relating to the rental information shown in FIGS. 13 to 16, the types of potable water, electricity, and gas, such as "residence display", "house number", and "land" in the display of the real estate. And burden, lease contract period, lender matters,
Entries in the registry, `` Regional classification '', `` Permission for development activities '', `` Regulations in the urbanization adjustment area '', `` Restrictions on city planning such as roads '', and amounts for security deposits, common expenses, town expenses, fire insurance, etc. Is non-public information.

Most of the purchase information and lease information are public information, and only information other than “trader name and contact information” in the sheet shown in FIG. 23 is non-public information.

The data separation processing unit 15 separates each piece of public information into “place”, “amount / rent” when separating the public information.
"Structure", "Use", "Land area", "Exclusive area", "Railway", "Bus route", "Age", "Moving period", "School district"
Classify by such items. The public information separated by the data separation processing unit 15 is stored in the public information storage unit 16. The non-public information is stored in the public / non-public information storage unit 17 together with the public information. The public information stored in the public information storage unit 16 is released by the web publishing unit 11 in response to a request from a providing user or a general user. Also, a part of the non-public information stored in the public / non-public information storage unit 17 is secondarily released as necessary except for the completely non-public information.

The format conversion processing unit 18 converts the information stored in the public / non-public information storage unit 17 into the format of a contract document and a description of important matters required at the time of real estate sale / rent contract. Perform processing. The information whose format has been converted here (hereinafter referred to as “contract information”) is stored in the contract information storage unit 19.

The map generation unit 20 uses the information on the location of the property and the photograph input from the third sheet shown in FIG. 8 among the information stored in the public / non-public information storage unit 17, for example. Map data representing the position of the target property is generated as a 2D image or a 3D image. The generated map data is stored in the map data storage unit 21.

The image processing section 22 also stores information on the floor plan and appearance of the property input from the fifth sheet shown in FIG. 10 among the information stored in the public / non-public information storage section 17. At the same time, a 3D preview and exterior view of the target property
Generate with images. The generated 3D image data is stored in the 3D data storage unit 23.

The link processing unit 24 is a public information storage unit 16
, The map information of the target property stored in the map data storage unit 21 and the 3D image data stored in the 3D data storage unit 23 are linked to each other. That is, the link processing unit 24
Is a vector data of a bird's-eye view of the location of the property (2D or 3D in any process from the world map to one house)
Is linked to each piece of public information together with 3D image data generated so that the inside of the room can be walked through, and made public on the network 4 by the web publishing unit 11.

Thus, for example, a general user who wants to purchase or rent a real estate, when accessing the information published on the web by the web publishing unit 11, obtains the local undulations of the target property, nearby roads and railways. It is possible to intuitively check the positional relationship from the user. In addition, the inside and outside of the property can be virtually displayed in 3D, and the inside of the property can be walked through on the user terminals 2 _-1 , 2 _-2,. You can check it intuitively. In addition, when a local photograph is registered, the photograph can be used to check the interior and exterior of the property.

The condition receiving section 25 purchases real estate or
General users wishing to rent can view and collect information.
User terminal 2 to do_-1, 2_-2Search entered from, ...
Receive conditions, desired conditions, etc. For example, general users
Means "location", "amount / rent", "structure", "usage purpose",
Land area, exclusive area, railway line, bus line, age
Desired items such as “number”, “movement period”, “school district”, etc.
Search condition for user terminal 2 _-1, 2_-2, ... input and mediation
Send to server 3.

The search processing section 27 uses the search condition received by the condition receiving section 25 as a key to store the public / non-public information storage section 17.
Search for public information in the list, and extract information that matches the search conditions. Then, the extracted information is made public on the network 4 by the web publishing unit 11. The general user can browse the sales information or the rental information matching the desired conditions on the web in this way.

Further, of the information received by the condition receiving unit 25, information representing desired conditions of general users is stored in the desired condition information storage unit 26. The search processing unit 27 searches the public information in the public / non-public information storage unit 17 for information that matches the desired condition stored in the desired condition information storage unit 26. This search processing is periodically performed, for example, at predetermined intervals. Alternatively, it may be performed every time the public information is updated.

The information transmitting unit 28 transmits, by e-mail, for example, the sale information or the rental information that matches the general user's desired conditions extracted by the regular or irregular search processing by the search processing unit 27. Thus, a general user who wants to purchase or rent a real property registers his / her desired condition in the desired condition information storage unit 26 of the server 1, and transmits information matching the request to the user terminals 2 ₋₁ , 2 _{−. 2} ,
You can receive it at any time at.

By registering an address different from the user terminals 2 _-1 , 2 _-2 ,... Together with desired conditions, a service is provided in which character information of a search result is sent to a mobile terminal such as a mobile phone. You can also. Also, the service of sending search results to user terminals and mobile terminals will be performed not only with textual information, but also with map data that indicates the location of the target property and image data such as an external view and preview of the target property. May be.

Although the access to the public information is made to the public / non-public information storage section 17 here, the access to the public information storage section 16 may be made.

The search processing section 27 also performs a cross search / adaptation process of rental / trading information as described below. That is, the search processing unit 27 performs predetermined information processing based on the sale information and lease information registered by the providing user and the purchase information and lease information registered by the general user. Find a suitable property and present it. The result obtained by this search processing is presented by the web publishing unit 11 when a suitable property is found, for example.
In addition, the information transmitting unit 28 provides the registered applicant by e-mail or the like with property information that meets the desired conditions for a certain period.

The negotiation processing unit 29 performs a process related to negotiation between a providing user who wants to sell or rent real estate and a general user who wants to purchase or rent real estate. In the exchange of information confirmation and price negotiation between the providing user and the general user, the negotiation processing unit so that the features and conveniences of both parties are not unilaterally used by both parties so that their features are not understood. 29 intervenes. That is, the negotiation processing unit 29 puts the content of the question and the negotiation between the two parties received by the information receiving unit 13 in a prescribed format, and transfers the content from the information transmitting unit 28 to the negotiation partner by e-mail.

This is because a general user who wants to purchase or rent a real estate does not need to register the details of the contents in the mediation server 3 and directly visits or calls under the providing user. (Or vice versa).

For example, when the general user consults with the user that he wants to reduce the price by 500,000 yen, the general user obtains a predetermined sheet from the mediation server 3 and fills in the desired contents. Then, the sheet in which the desired content is entered is transmitted to the mediation server 3. In the mediation server 3, the sheet is transmitted to the information receiving unit 13.
24, and the negotiation processing unit 29 performs predetermined information processing, thereby generating organized information as shown in FIG. The information shown in FIG. 24 is transmitted from the information transmitting unit 28 to the providing user by e-mail.

[0101] When only the general user actually wants to see inside the property, the providing user and the general user meet directly, but in the other cases, the exchange of e-mail or the relay server 3 Network 4 to prepare
This is done using the conference room above. As a result, all the contract negotiations are performed on the network 4.

[0082] Here, as a transfer means information negotiation content provider terminal 1 _-1, 1 _-2, ... and the user terminal 2
_Although an e-mail between _-1 , 2 _-2 ,... Is used, the present invention is not limited to this. For example, in the case of a so-called kiosk terminal installed in a convenience store or a communication network other than the Internet, information on negotiation contents is transmitted and received by communication means unique to the network.

The contract processing unit 30 performs a process related to a real estate sale or lease contract. In providing the contract, the providing user and the general user first select whether to make a contract by requesting a real estate agent or to make a personal contract. When a personal contract is selected, there is no restriction under the Home Construction Business Law and it follows the Civil Code. Therefore, the providing user and the general user make a contract on the web by the contract processing unit 30 after depositing a deposit. At this time, the contract information stored in the contract information storage unit 19 can be used. Therefore, contracts can be made between individuals without specialized knowledge. There is no legal problem with this, but it is likely that the contract will be in effect after the interview.

In this case, the format of the contract information generated by the format conversion processing section 18 is to enter a deposit amount, set damages in case of a penalty, select cash or loan, and attach a loan clause. Selection of whether or not to attach, clarification of the amount to be given and received besides the property price, selection of whether or not to actually measure and settle the land (if yes, display the unit price per tsubo), clarification of land price, building price, consumption tax, The date of transfer of ownership, the date of delivery, the position of the liability, the tax burden, the confirmation of the risk burden, and the terms of contract termination are described.

On the other hand, in the case of selecting to request a real estate agent, the intermediary managing the intermediary server 3 discloses information on the target property and the transaction contents to the real estate agent, or the agent himself or herself as the real estate agent Perform brokerage contracts. If you want to disclose information to other realtors, recruit realtors who want to outsource business at a rate set by the intermediary,
decide. In this case, the procedure of the contract is advanced not through the network 4 but through a real estate agent according to a normal process.

As described above, the providing user and the general user who make the contract send the selection information of the contract through the real estate agent or the personal contract to the mediation server 3 so that the contract procedure is performed through the real estate agent. Can also be instructed. This is because, even if the individual reaches the "contract agreement", the work up to the delivery of the subsequent property is also very complicated, and some people judge that it is better to ask a professional contractor.

Here, the mediator sets the real estate fee to a low rate (about half price) and introduces a real estate agent, so that the user can use this under advantageous conditions. One of the points of the entire real estate brokerage system according to the present embodiment is:
In selling and renting real estate, it is possible to promote the freedom of transmission and reception of personal information and negotiations, and to advertise the information in a wide area at the discretion of the user. Therefore, even if the work after the agreement of the contract is requested to a specialized trader, it does not violate the original purpose.

As described above in detail, according to the present embodiment, the providing user and the general user enter information necessary for real estate personal transactions in a sheet (template) prepared in advance by the mediation server 3. It is only necessary to register, and the intermediary server 3 supports the processing necessary for the subsequent transactions, so that there is no need to involve a real estate agent during information exchange and contract negotiation.

That is, in the related art, transactions were inevitably restricted by the Housing Lots and Buildings Transaction Business Law because a real estate agent intervenes as an intermediary, but the mediation server 3 processes the role required for the real estate agent on the network 4. By doing so, it is possible to conduct complete personal transactions.

In addition, although individual transactions of real estate are basically freely available to anyone, in the case of real estate, items to be confirmed and procedures for transactions are complicated. Therefore, special cases (such as buying and selling friends and acquaintances and buying and selling between parents and children)
With the exception of, it has been virtually impossible for individuals to trade without a real estate agent. On the other hand, if the real estate intermediary system of the present embodiment is used, the information entered on the sheet is processed by the intermediary server 3, so that the information necessary for the user is promptly presented from a wide range of options, and legal Confirmation can be completed by exchanging the sheet information with each other.

Conventionally, by asking a real estate agent to sell or rent, in the case of its advertising activities, the period of the advertisement, the advertising medium, the advertising area, and the like are determined by the judgment of the real estate agent. On the other hand, according to the real estate brokerage system of the present embodiment, the period of the advertisement and the area to be advertised are virtually unlimited, and transactions can be made at the discretion of the individual.

Further, map data of the location of the target property is created based on the sheet information provided by the providing user who wishes to sell or rent the real estate, and the surroundings of the relevant place are converted into 2D or 3D data. , Local undulations,
It is possible to intuitively check the positional relationship from the surrounding roads and railways.

[0093] In addition, a virtual external view and a virtual preview can be displayed by inputting the data inside and outside the property from the providing user. Furthermore, when detailed data is input, it is possible to provide virtual reality information about an individual property, such as being able to walk through the inside of the property on the client terminal.

(Second Embodiment) Next, a second embodiment of the present invention will be described. In the second embodiment, attention is paid to the fact that real estate transactions for investment are special among real estate transactions, and transactions for real estate for investment can be almost completed on the web.

[0095] Investment real estate is not real estate for the owner to live and use by himself, but rather real estate for the purpose of renting it to a person to earn rent as an income, or owning it in anticipation of a rise in the price of the real estate. Call it. Those who buy such real estate are called real estate investors. Real estate investors (hereinafter, “investors”) often select real estate in consideration of economic requirements, not practicality, as points for selecting real estate properties.

[0096] The major difference between those who buy real estate in which they live and those who invest in it is that, in the case of investors, not only do they have sufficient knowledge of the local area, but there are quite a lot of people who do not actually see the property and purchase it. Is a point. The reason is that the investor himself does not reside in the purchased property, so if the objective (economic) factors are satisfied and the environment is in place to allow the property to be managed with peace of mind Because there is no problem. Also, with the occurrence of inheritance,
There are also markets here that require a suddenly large amount of real estate from a tax law perspective.

FIG. 25 is a diagram showing an example of the overall configuration of a real estate brokerage system employing the real estate related brokering method according to the second embodiment. As shown in FIG. 2, the real estate brokerage system of the present embodiment includes an investor terminal 5 which is a client terminal used by an investor, and a client terminal used by a real estate seller such as a real estate owner and a real estate company. A seller terminal 6, a management company terminal 7 that is a client terminal used by a real estate management association, a construction company terminal 8 that is a client terminal used by a construction company, and a server device 9 of an intermediary are connected to a network such as the Internet. 4
It is configured to be connected to.

The mediation server 9 is a server that mediates real estate transactions between the investor terminal 5, the seller terminal 6, the management company terminal 7, and the construction company terminal 8. The mediation server 9 manages a web page (homepage) for publicizing information described below, which is supplied from each of the terminals 5 to 8, to the public.

Each of the client terminals 5 to 8 is, for example, a commercially available personal computer. These client terminals 5 to 8 have a modem and communication software for connecting to the network 4 and a browser for browsing various homepages.
In these client terminals 5 to 8, each software is stored in a storage medium such as a hard disk.

The mediation server 9 is composed of, for example, a general-purpose computer. The mediation server 9 includes a modem and communication software for connecting to the network 4 and also includes software for mediation work. In the mediation server 9, each software is stored in a storage medium such as a hard disk.

In FIG. 25, one investor terminal 5, one seller terminal 6, one management company terminal 7, and one construction company terminal 8 are shown, but the number is not limited.

Hereinafter, an outline of a real estate-related mediation method performed in the real estate mediation system configured as shown in FIG. 25 will be described. Although the processing flow of the mediation method follows the individual transaction method described in the first embodiment, in the present embodiment, since an investor, a seller, a real estate management company, a construction company, and an intermediary are organically connected. Then, the following processing is further performed.

(1) The investor selects the property with the highest priority on the economic value of the real estate such as the comparison between the property price and the rent income, so when searching for the property, write the yield factor in the sheet information. This is added to the search condition. In addition, as further advanced economic value judgment means, the business balance of the selected property,
Provide the actual balance in an automatically calculated spreadsheet.

Note that the yield is a percentage obtained by dividing the annual total (income) of the rent by the property purchase cost and the like. The yield differs depending on whether the estimated rent when all the rooms are rented is calculated as the annual income, or when the total rent actually rented without including the vacant rooms is the annual income. In addition, since the calculation result differs depending on whether or not to include the brokerage fee, the registration fee, and the like in the property purchase cost, the real estate brokerage system of the present embodiment requires the investor to select from several types of sheets.

The business balance is the balance between annual income and expenses when an investor purchases a specific property. If an individual buys real estate for rent and lends it to another person, this is regarded as a business operation of real estate rental management under tax law.
Therefore, in the present embodiment, the income and expenditure when an investor purchases a specific property is automatically calculated in a spreadsheet by processing the sheet information as a simulation in accordance with the tax declaration standard.

The actual balance represents actual money flow in and out of the annual balance, and is a so-called cash flow. The difference between the business balance and the actual balance is that, in the business balance, a part of the interest rate and depreciation expenses can be recorded as expenses, but it is not possible to record the full amount of borrowed payments, so accounting bookkeeping differs from actual expenses. It will be the balance above. On the other hand, the actual income and expenditure is calculated based on the real money coming and going, not whether it is recognized as an expense in a tax return.

(2) When a property that meets the wishes of the investor is found, the property and the rental contents are disclosed. Then, it searches for a real estate management company (hereinafter, also referred to as an entry / exit manager) who wants to perform a service related to entering / leaving and to manage a tenant who is moving in. In this case, it is preferable that there be an entry / exit manager who undertakes a rent guarantee for the rent set for the property to be sold, and presents the most advantageous management conditions for investors, from rent guarantee to entry / exit management only Select an entry / exit manager who will do the work. In addition, rent guarantee means that the rent set by the owner of the property is guaranteed by a third party (entrance / exit manager), and if a vacancy comes out, the third party will pay the rent of the vacant room. Is to make up for it.

(3) An investor seeks a vacant lot first and then builds a building for rent on it, or wants to demolish an existing building and build a new building. In the case of searching for a construction company that builds a building under conditions by bidding or public offering, the investor needs to provide a sheet prepared by the mediation server 9 with information on the location of the planned construction site and information on the specification, floor plan, number of units, facilities, etc. of the building. Select or fill in from and submit a bid.

FIG. 26 shows the mediation server 9 according to the present embodiment.
FIG. 2 is a block diagram illustrating a main functional configuration of a (data processing device). In FIG. 26, components denoted by the same reference numerals as those shown in FIG. 2 have the same functions.

In the present embodiment, the information receiving unit 13
Purchase information sent from the investor terminal 5, the seller terminal 6
, The desired management information transmitted from the management company terminal 7, the desired construction information transmitted from the construction company terminal 8, and the like.

FIGS. 27 to 30 are views showing examples of sheets for each user to register the above-mentioned purchase information, sale information, management desired information, and building desired information. FIG.
FIG. 4 is a diagram showing an example of a sheet used by a seller who wants to sell investment real estate. As shown in FIG. 27, the seller fills in the following items: incidental expenses, set income, expenditures (building cleaning and maintenance and inspection expenses), actual income and occupancy, and property tax. The information entered in these items is all public information.

FIG. 28 is a diagram showing an example of a sheet used by an investor who wants to purchase investment real estate. As shown in Figure 28, the investor fills in the following items: location, total amount, purchase time limitation, tax saving effect, construction company, vacant land, restructuring conditions, borrowing, insurance, management, repair reserve, and yield. I do. Of these items, the information entered in the tax savings, borrowing, insurance, repair fund, and yield items are non-public information.

Further, among the public information shown in FIG.
Information from "place" to "reconstruction conditions" is disclosed by the web publication section 11 as purchase request information to the seller, and information on "management" is desired to be managed by the web publication section 11 for entry / exit managers. Published as information. Also,
The information inside the dotted line is information necessary for calculating the yield, business balance, and actual balance, and is the content to be processed in the mediation server 9.

FIG. 29 is a diagram showing an example of a sheet used by an entry / exit manager (a real estate management company or the like) who desires entry / exit management when a property transaction is completed. An entry / exit manager who wants to manage a property for which a transaction has been made between the seller and the investor, as shown in FIG. 29, a region desired to be managed, a property desired to be managed, a management condition, and a company establishment date. , Company name / title, trader registration number, representative name, company location, contact information, and each item of the property currently under management.
Of these items, the information entered in the item of the property currently being managed is non-public information.

The remaining public information is made public by the web publishing unit 11 as desired management information. In addition, since the information inside the dotted line is necessary information for investors before and after the real estate transaction is completed and after it is completed, in addition to being disclosed on the web, it can be a deciding factor of the transaction, yield, This is the information necessary for calculating the business balance and actual balance. The seller may set unrealistic rents to increase the apparent yield, and if there is a promise from the entry / exit manager before the closing of the transaction that "the customer can manage with the rent" This is because investors can conduct business with confidence.

In the sheet shown in FIG. 29, a legend for entry / exit management may be entered. On the other hand, in the case of bidding to be described later, since special requirements may be added to each property, the contents of the bidding sheet are the same as those shown in FIG. 29. Region,
Information on the property desired to be managed and the management conditions may be changed.

FIG. 30 is a diagram showing an example of a sheet used by a construction company wishing to bid when a target property is a vacant lot or a new building is built by demolishing an existing building. As shown in FIG. 30, the construction company that wants to receive an order for the construction work includes a property desired to be built, a building type desired to be managed,
Building structure / specifications, estimated bid price, company establishment date,
Fill in each item of company name / title, trader registration number, representative name, company location, contact information, and construction site. The information entered in these items is all non-public information.

Information shown in a dotted line in FIG. 30 is arranged in the mediation server 9 as bid information, and presented to investors. When an investor uses the real estate brokerage system of the present embodiment, the construction company needs to confirm a local ground survey and a material transport route to determine a bid price. For this reason, a time lag occurs compared to a case where a completed property is traded. The property transaction itself may be affected, for example, the construction cost may exceed the investor's expectation depending on the local situation. Therefore, the information in FIG. 30 indicates the investment before and after the property transaction is completed or at the stage of establishment. It is necessary information for the house.

Further, at the stage when a construction company bids for a building, unless the details of the design drawings and specifications of the building are determined, the construction company cannot estimate the construction cost. For this reason,
If the design and specifications have been determined at this point, the investor will disclose the details. On the other hand, if the details have not been determined, the investor selects the structure and specification of the building from the legend in which the floor plan and the structure and specification prepared by the intermediary are entered, and discloses the details. In this legend, the materials and quantities necessary for estimating the construction cost are registered in advance, so the construction company enters the estimated amount on the estimate sheet of the building and bids.

[0120] The investor is required to make a profit on the invested capital,
In other words, the economic effects such as yield, business balance, and actual balance are often emphasized. For this reason, there are many cases in which, for example, "making 10 rooms of 2LDK with reinforced concrete construction" does not stick to detailed building facilities and specifications other than elements directly related to profits. Therefore, the construction company stipulates the details of the design, materials, specifications, equipment, etc., and then enters a detailed estimate on the prescribed sheet and bids, giving the degree of freedom of construction and giving each construction company unique In many cases, it is better to show the characteristics of the construction method and equipment and reduce the cost.

Therefore, in the present embodiment, a bidder is offered to investors after stipulating the design, specifications, materials and equipment of the building in detail as in the case of public works, or by stipulating only economic factors. So that you can choose whether to recruit.

The sale information entered by the seller on the sheet shown in FIG. 27, the purchase information entered by the investor on the sheet shown in FIG. 28, and the desired management information entered by the entry / exit manager on the sheet shown in FIG. Each of the data is separated by the data separation processing unit 15 into a database 16 of information to be disclosed and a database 17 of non-public information including the public information. Information to be published is organized by the web publishing unit 11 and published on a bulletin board on the web, so that anyone can see it. The construction request information that the construction company fills in the sheet of FIG. 30 is entered when the investor desires a new building as a purchased property and implements a construction bid,
This is processed by the negotiation processing unit 29.

[0123] The processing for matching the registration conditions of the seller and the investor with the search processing unit 27 will be described below.
The search processing unit 27 performs information processing for searching for a property that satisfies the conditions of the seller and the investor with respect to the sale information and the purchase information entered and registered on the sheet. For example, when both the seller and the investor register the information, this information processing is performed, and if there is a suitable sale property viewed from the investor or a suitable investor viewed from the seller, the web publishing unit 11 Publish on the web on the spot.

On the other hand, if there is no suitable property or investor, only the public information of both parties is posted on the web bulletin board, and the property or the investor meeting each condition is registered. Thereafter, when a suitable property or an investor is registered, both the seller and the investor are automatically contacted on the web and by e-mail or the like, and the subsequent contract procedure is prompted. If there are a plurality of properties or investors that meet the conditions in these processes, the information is disclosed to both parties and selected.

If the conditions of the seller and the investor are matched by the information processing of the search processing unit 27, but either of them wants to change the condition (fine adjustment of the amount of sale, negotiation of adjustment of delivery time, etc.) In this case, the user exchanges electronic mail through the negotiation processing unit 29 of the mediation server 9 or makes adjustments in a conference room on the web provided by the mediation server 9.

Next, a description will be given of a process for recruiting entry / exit managers after the conditions of the seller and the investor are matched by the information processing of the search processing unit 27. Search processing unit 2
If the relevant property and the investor are found by the information processing in step 7, and if the investor searches for a manager who moves in and out, the property to be sold and the rental management contents desired by the investor (rent, management fee, etc.) Is made public by the web publishing unit 11, and an entry / exit manager is invited.

Further, if a search process is performed by the search processing unit 27 and there is an appropriate entry / exit manager among the entry / exit managers already registered in the public / non-public information storage unit 17 by filling in the sheet information, the web publication is performed. And automatically contact the entry / exit manager by means of e-mail or the like, and confirm whether or not to enter into an entry / exit management contract. In this process, if there are a plurality of entry / exit managers who meet the conditions, the information is disclosed to the investor to be selected.

When the relevant property and the investor are found by the information processing of the search processing unit 27, and the investor further decides on the entry / exit manager as a precondition for the purchase, the matching two The registration information (sale information and purchase information) is compared with the registration information (management desired information) of the entry / exit manager, and it is automatically confirmed by e-mail or the like whether or not the management in this case is desired.

When the registered entry / exit manager desires the management, the management desire information of the entry / exit manager is notified to the investor. If the registered entry / exit manager does not wish to manage due to the peculiarity of the matter, this information is disclosed on a bulletin board and another entry / exit manager is recruited. In this process, if there are a plurality of entry / exit managers who meet the conditions, the information is disclosed to the investor to be selected.

Next, in the case where the conditions of the seller and the investor are matched by the information processing of the search processing section 27, the investor solicits bids for a construction company to build a new building in the property, A process for publicly recruiting entry / exit managers of a new building will be described.

When the investor who finds the property to be purchased by the information processing of the search processing unit 27 wants to build a new building on the property (land) at a desired price or less, the investor only bids for the new building. At the same time, if desired, the investor first selects the desired floor plan, specification, structure, number of rooms, etc. from the architectural legend sheet prepared in advance in the mediation server 9.

Then, the selected content is sent to the mediation server 9, and is published on the web by the web publishing unit 11 together with the location of the property, and the construction company waits for a bid. If the details of the design and specifications of the new building have been confirmed at this point,
Publish it on the web. Thereafter, when a construction company presenting a bid price desired by the investor comes out, the contract processing unit 30 proceeds to a construction contract of the property.

When the investor uses the result of the tender for a newly-built building as a precondition for a property for sale contract, that is, the investor who has found a property to be purchased by the information processing of the search processing unit 27, The same processing is performed on the condition that a new building can be constructed at a desired price or less on the purchased property. However, in this case, when a construction company presenting a bid price desired by the investor comes out, the contract processing unit 30 proceeds to a property purchase contract.

When an investor solicits a construction company and an entry / exit manager at the same time, necessary information is added to the web publication section 11 in addition to the contents of the case where only a bid for a new building is offered as described above. It will be published on the web and recruit entry and exit managers. Then, when a construction company and an entry / exit manager that match the wishes of the investor are found, the contract processing unit 30 proceeds to each contract processing.

Further, in the case where the investor makes the result of the tender for a new building and the result of the public recruitment of an entry / exit manager as preconditions for the sale property contract, that is, the investor makes the result of the tender for the new building a contract for the sale property contract. In addition to the prerequisite, if the finding of an entry / exit manager at the same time is a prerequisite for purchasing a property for sale, the investor can send the location of the property and the contents of the building to be newly constructed through the intermediary server 9. Web Publishing Department 11
To disclose on the web and solicit entry and exit managers.
Then, when a construction company presenting a bid price desired by the investor comes out and the entry / exit manager decides, the contract processing unit 30 proceeds to a property purchase contract.

As shown in FIG. 26, the mediation server 9 of this embodiment includes a yield / balance calculation unit 31. The yield / balance calculation unit 31 calculates yield, business balance, and actual balance using necessary information from the sheet information registered in the public / non-public information storage unit 17.

One of the important factors in the real estate brokerage system according to the second embodiment is the yield. Yield is the amount of invested capital relative to income. Usually, the yield in real estate investment is the sum of the annual total rent divided by the invested capital (property purchase amount). Unlike yields in savings and savings, real estate requires maintenance, and because of aging, invested capital itself creates changes in the costs and values of maintenance.

Therefore, the yield / balance calculation unit 31 of the present embodiment incorporates the cost and tax related to the maintenance of the invested capital and the value decrease such as the aging of the invested capital when calculating the yield. Then, the yield calculated by a calculation method selected by the investor from a plurality of types of calculation methods described below is incorporated as an element in selecting a property to be purchased by the information processing of the search processing unit 27.

The business balance, which is another important factor, means that when a real estate is bought and lent to another person, all of the costs related to the operation are calculated by a predetermined cost calculation method. This is a business balance. In fact, investors are looking for a property with a good business balance. Yields that are not the same as the financial balance, the business balance, and the calculation of the actual balance are the key points in selecting investment properties.

In the calculation of the economic value of the investment real estate,
If one property is not sold and the price or rent is reduced, the yield, business balance, and actual balance will also change.
Also, if the cost of entry and exit management is higher than expected, this also affects the yield, business balance and actual balance. That is, the sale price and the order value of each job presented by the four parties involved in the transaction change the economic value of a single property.

The real estate brokerage system of the present embodiment is not a comparison of property prices such as a mere decrease in price as in the case of ordinary real estate trading, but what kind of effect on yield, business balance and actual balance is caused by this. It is possible to calculate the economic value of exiting in real time, and to present the contents of the change in the rank of the property desired by the investor from that position.

The types of yield will be described below.
In the present embodiment, the yield is roughly classified into an assumed yield and a current yield. The assumed yield is a rent set by the seller, and is a method of calculating the yield when the total amount of rent obtained when the entire real estate is fully occupied is used as an income. The current yield is a method of calculating the total amount of rent obtained at the present stage as income for yield calculation. If there is a vacant room, the corresponding rent is excluded from the income.

Further, in this embodiment, the yield is also classified into the following two from another viewpoint. That is, gross yield and net yield. Gross yield is simply the annual total rent divided by the property price. Also,
Net yield is the sum of annual rent minus various expenses and the calculated amount divided by the property price.
Expenses in this case include expenses related to maintenance and management of the building, expenses related to entering and leaving the building, taxes and public dues such as property insurance, fire insurance and earthquake insurance for the building, and registration costs, interest on the building, and depreciation. Although there are costs, etc., the net yield is further divided into the following two types according to the nature of the costs.

That is, a net 1 type yield and a net 2 type yield. In the case of net 1 type yield, only the cost related to the maintenance and management of the building is subtracted from the total rent, and the remainder is calculated as income. In addition, net two types of yields deduct all expenses necessary for purchasing or maintaining properties such as building maintenance management, entry / exit management expenses, insurance, taxes and public dues from the total rent, and the remainder Calculate as income. Insurance premiums can be calculated mechanically from the age and structure of the property, and taxes and dues can be calculated approximately from the property tax assessment.

An investor can select a desired calculation method from these yield calculation methods.

Next, the business balance will be described in detail.
When calculating the business balance, factors that constitute the above-mentioned yield, calculation costs that do not involve actual expenses, and factors such as income tax on business revenue (gross revenue-total cost) are factored into the calculation. In the present embodiment, two calculation methods of the business balance A and the business balance B are prepared so that the investor can select.

The business income and expenditure A is the total amount of expenses by adding building interest and depreciation expenses that can be recorded as expenses but do not actually become expenses to the expenses part of the components that make up the yield. Is calculated. Adding building interest
If you buy a property, it will be included in the payment and can be booked as an expense under tax law, but you will not actually pay twice. Also, adding depreciation costs
This is a calculation cost, not an actual expenditure.

The business balance B is calculated by subtracting the income tax on the profit of the entire business from the balance calculated by the business balance A. Actually, it is not such a way of taxing but a comprehensive taxation with the salary of the owner. However, incorporating the specific owner's income factor, rather than the objective economic value of the property purchased, yield and business balance,
Ignore the owner's income because there is a special element that is unrelated to third parties, such as how much income and loss to which owner.

When the investor registers the purchase information in the intermediary server 9 in order to search for a property to be purchased, the investor may select one of three options from the assumed yield, the current yield, or both in the above-mentioned yield. One and one of the three options of gross yield, net 1 type yield, and net 2 type yield are selected. In the business balance section, one of two options, business balance A and business balance B, is selected. Then, on the sheet, enter what percentage or more of the yield is to be searched by the yield calculation method selected here, and the desired business balance.

The yield / balance calculation unit 31 includes the search processing unit 2
Using the necessary information from the sheet information registered in the public / non-public information storage unit 17, the yield, business balance, and actual balance are calculated according to the selected calculation method for the property matched by the information processing of No. 7. . Search processing unit 27
Is the yield calculated by the yield / balance calculation unit 31,
Using the business balance and the actual balance, the rank of the property requested by the investor is further changed, and the content is presented by web or email.

As described in detail above, according to the present embodiment, it is possible to easily carry out individual purchase and sale of investment real estate on a network. At this time, even if you are going to purchase land and build a building in the future other than a completed property, by using the system of this embodiment,
It is possible to make an organic business plan by adjusting the conditions of up to four parties. Further, in the present embodiment, the yield, business balance and actual balance are calculated from the registered seat information, and properties matching the desired conditions of the investor are further confirmed with the yield, business balance and actual balance. More accurate information can be provided to investors.

The real estate mediation system according to the present embodiment described above uses a computer CPU or MP
U, RAM, ROM, etc., and can be realized by the operation of the program stored in the hard disk as described above. Therefore, the present invention can be realized by recording a program that causes a computer to perform the above functions on a recording medium such as a CD-ROM and reading the program onto a hard disk of the computer. As a recording medium for recording the above program, a floppy (registered trademark) disk, a magnetic tape, a magneto-optical disk, a nonvolatile memory card, or the like can be used in addition to the CD-ROM. Further, the above program may be stored in the ROM in advance.

The functions of the above-described embodiments are not only realized by the computer executing the supplied program, but also the OS (operating system) or other application software running on the computer. When the functions of the above-described embodiment are realized in cooperation with the computer, or when all or a part of the processing of the supplied program is performed by a function expansion board or a function expansion unit of a computer, the functions of the above-described embodiment are realized. Such a program is also included in the embodiment of the present invention.

The above-described embodiments are merely examples of implementation of the present invention, and the technical scope of the present invention should not be interpreted in a limited manner. It must not be. That is, the present invention can be embodied in various forms without departing from the spirit or main features thereof.

[0155]

As described above, according to the present invention, real estate-related personal transactions can be easily performed on a network without involving a real estate agent. At this time, since the system supports confirmation of necessary items and complicated procedures for transactions in real estate-related personal transactions, anyone can freely conduct transactions.

[Brief description of the drawings]

FIG. 1 is a diagram illustrating an example of an overall configuration of a real estate brokerage system in which a real estate related brokerage method according to a first embodiment of the present invention is adopted.

FIG. 2 is a block diagram illustrating a main functional configuration of an intermediary server (data processing device) according to the first embodiment.

FIG. 3 is a diagram illustrating an example of sale information according to the first embodiment.

FIG. 4 is a diagram showing an example of sale information according to the first embodiment.

FIG. 5 is a diagram illustrating an example of sale information according to the first embodiment.

FIG. 6 is a diagram illustrating an example of sale information according to the first embodiment.

FIG. 7 is a diagram illustrating an example of sale information according to the first embodiment.

FIG. 8 is a diagram illustrating an example of sale information according to the first embodiment.

FIG. 9 is a diagram illustrating an example of sale information according to the first embodiment.

FIG. 10 is a diagram illustrating an example of sale information according to the first embodiment.

FIG. 11 is a diagram illustrating an example of sale information according to the first embodiment.

FIG. 12 is a diagram illustrating an example of sale information according to the first embodiment.

FIG. 13 is a diagram illustrating an example of rental information according to the first embodiment.

FIG. 14 is a diagram illustrating an example of rental information according to the first embodiment.

FIG. 15 is a diagram illustrating an example of rental information according to the first embodiment.

FIG. 16 is a diagram illustrating an example of rental information according to the first embodiment.

FIG. 17 is a diagram illustrating an example of rental information according to the first embodiment.

FIG. 18 is a diagram illustrating an example of rental information according to the first embodiment.

FIG. 19 is a diagram illustrating an example of purchase information according to the first embodiment.

FIG. 20 is a diagram illustrating an example of purchase information according to the first embodiment.

FIG. 21 is a diagram illustrating an example of purchase information according to the first embodiment.

FIG. 22 is a diagram illustrating an example of purchase information according to the first embodiment.

FIG. 23 is a diagram illustrating an example of purchase information according to the first embodiment.

FIG. 24 is a diagram illustrating an example of information generated at the time of negotiation.

FIG. 25 is a diagram illustrating an example of the overall configuration of a real estate brokerage system that employs a real estate-related brokerage method according to a second embodiment of the present invention.

FIG. 26 is a block diagram illustrating a main functional configuration of a mediation server (data processing device) according to a second embodiment.

FIG. 27 is a diagram illustrating an example of sale information according to the second embodiment.

FIG. 28 is a diagram illustrating an example of purchase information according to the second embodiment.

FIG. 29 is a diagram illustrating an example of management desire information according to the second embodiment.

FIG. 30 is a diagram illustrating an example of building desire information according to the second embodiment.

[Explanation of symbols]

1 _-1, 1 _-2 provider terminal 2 _-1, 2 _-2 user terminal 3 intermediary server 4 network 5 sale main terminal 6 investor terminal 7 management company terminal 8 construction company terminal 9 intermediary server 11 web publishing unit 12 seat Storage unit 13 Information reception unit 14 Audio / image reception unit 15 Data separation processing unit 16 Public information storage unit 17 Public / non-public information storage unit 18 Format conversion processing unit 19 Contract information storage unit 20 Map generation unit 21 Map data storage unit Reference Signs List 22 image processing unit 23 3D data storage unit 24 link processing unit 25 condition receiving unit 26 desired condition information storage unit 27 search processing unit 28 information transmission unit 29 negotiation processing unit 30 contract processing unit 31 yield / balance calculation unit

Continued on the front page (51) Int.Cl. ⁷ Identification symbol FI Theme coat II (reference) G06F 17/60 340 G06F 17/60 340

Claims (19)

[Claims] A first user terminal used by a first user who wants to sell or rent real estate; a second user terminal used by a second user who wants to purchase or rent real estate; A real estate-related mediation method for connecting a mediation server that mediates real estate transactions between first and second users via a communication network to perform real estate-related mediation, wherein the property registered from the first user terminal Of the property and the purchase information or lease information of the property registered from the second user terminal are separated into public information and non-public information, and the public information is separated on the communication network. A real estate-related brokerage method characterized by the mediation of buying, selling, and renting real estate. 2. Processing the sale information or lease information of the property registered from the first user terminal and the purchase information or lease information of the property registered from the second user terminal, and 2. The real estate-related mediation method according to claim 1, wherein a property that satisfies both conditions of the rental information and the purchase information or the lease information is presented. 3. The first user is able to register video or audio PR information from the first user terminal, and publishes the registered PR information on the communication network upon request. 3. The real estate-related mediation method according to claim 1, wherein the mediation of buying, selling and renting real estate is performed. 4. A 2D or 3D based on sale information or rental information of a property registered from the first user terminal.
4. The method according to claim 1, further comprising: generating image data of D; publishing the generated image data on the communication network in response to a request;
The real estate-related mediation method according to any one of the above items. 5. A method for processing negotiation information provided from the first user terminal and negotiation information provided from the second user terminal to mediate negotiation between the first and second users. The real estate-related mediation method according to any one of claims 1 to 4, characterized in that: 6. Process the sale information or lease information of the property registered from the first user terminal and the purchase information or lease information of the property registered from the second user terminal, and process the information for real estate transactions. The real estate-related mediation method according to any one of claims 1 to 5, wherein the real estate-related mediation method is converted into a contract format and presented. 7. Based on desired condition information of a property registered by the second user, sales information or rental information matching the desired condition information is searched periodically or irregularly, and the search result is obtained. Is presented to the second user, and the real estate-related mediation method according to any one of claims 1 to 6, wherein 8. The real estate-related mediation method according to claim 7, wherein image data relating to the target property is presented together with the character information of the search result. 9. A first user terminal used by a first user who wants to sell real estate, a second user terminal used by a second user who is an investor who wants to buy real estate, and real estate A third user terminal used by a third user who desires entry / exit management of the user and a mediation server that mediates real estate transactions and related operations between the first to third users are connected via a communication network, A real estate-related mediation method for performing a mediation of a property, wherein the sale information of the property registered from the first user terminal, the purchase information of the property registered from the second user terminal, and the third A real estate-related mediation method characterized by processing management desired information of a property registered from a user terminal and publishing the information on the communication network to mediate buying and selling of investment real estate and related business. 10. Processing the sale information of the property registered from the first user terminal and the purchase information of the property registered from the second user terminal, and process both the sale information and the purchase information. The real estate-related mediation method according to claim 9, wherein a property that satisfies the above condition is presented. 11. The method according to claim 9, wherein when the second user needs a manager of the purchased article, a suitable person is presented from the desired management information registered from the third user terminal. Or the real estate-related mediation method according to 10. 12. A case in which a fourth user terminal used by a fourth user who wants to build a building on a real estate is further connected via the communication network, and the second user conducts a building bid for a property to be purchased. And soliciting the tender on the communication network, processing the building desire information input from the fourth user terminal, and mediating the act of building construction on a specific real estate for investment. The real estate-related mediation method according to any one of claims 9 to 11, characterized in that: 13. The real estate-related intermediary according to claim 9, wherein the yield for the property, the business balance, and the actual balance are calculated and presented to at least the second user. Method. 14. A first user terminal used by a first user who wishes to sell or rent a real estate, and purchases and sells the real estate.
A real estate-related intermediary system comprising: a second user terminal used by a second user who desires to rent; and an intermediary server that mediates real estate transactions between the first and second users. First user information registration means for registering information about a property that the user wants to sell or rent from the first user terminal to the intermediary server; and information about a property that the second user wants to purchase or rent. User information registration means for registering information from the second user terminal to the intermediary server, sale information or rental information of a property registered from the first user terminal, and registration from the second user terminal An information publishing company that processes purchase information or lease information of a given property to separate it into public information and private information, and publishes the public information on the communication network. Real estate brokerage system characterized by comprising and. 15. A first user terminal used by a first user who wants to sell real estate, a second user terminal used by a second user who is an investor who wants to purchase real estate, and real estate A third user terminal used by a third user who wants to enter / leave management of the user, a fourth user terminal used by a fourth user who wants to build on real estate,
A real estate-related intermediary system having an intermediary server that mediates real estate transactions and related operations between fourth to fourth users, wherein information on the property that the first user desires to sell is transmitted from the first user terminal. First user information registering means for registering in the mediation server; second user information registering means for registering information on a property that the second user desires to purchase from the second user terminal in the mediation server; A third user information registration unit for registering information on a property that the third user desires to enter and leave management from the third user terminal to the mediation server; and a property that the fourth user desires to build. User information registration means for registering information about the property from the fourth user terminal to the intermediary server, and a property registered from the first to fourth user terminals. Real estate brokerage system characterized in that an information disclosure means for processing the multicast publish over the communications network. 16. The real estate-related mediation system according to claim 15, further comprising a yield / balance calculation means for calculating a yield for the property, a business balance and an actual balance. 17. A first user information registration means for receiving and registering sale information or lease information input by a first user who wishes to sell or rent real estate, and purchases or sells real estate.
Second user information registration means for receiving and registering purchase information or lease information input by a second user who wishes to rent, the sale information and lease information registered by the first user information registration means, A data processing device comprising: an information disclosure unit that processes and publishes the purchase information and the lease information registered by the second user information registration unit. 18. A first user information registration means for receiving and registering sale information input by a first user who wants to sell real estate, and a second user who is an investor who wants to buy real estate. A second user information registration unit for receiving and registering the input purchase information, and a third user information registration unit for receiving and registering management desired information input by a third user who desires real estate entry / exit management And fourth user information registration means for receiving and registering the desired building information input by a fourth user who wishes to build on the real estate; and the sale information registered by the first user information registration means; The purchase information registered by the second user information registration unit, the management desired information registered by the third user information registration unit, and the purchase information registered by the fourth user information registration unit The data processing apparatus is characterized in that an information publishing means for publishing processes the serial architecture desired information. 19. A computer-readable recording medium recording a program for causing a computer to execute the processing procedure of the real estate-related mediation method according to claim 1. Description: