JP2002133260A - Transaction supporting system, transaction information processing system, information terminal, transaction supporting method, and recording medium - Google Patents

Abstract

PROBLEM TO BE SOLVED: To provide a transaction supporting system and the like which make it possible to efficiently and adequately conduct a transaction via a mediator and the like. SOLUTION: The transaction supporting system of the present invention is constituted by connecting a server 1 with at least either of a seller client device or a buyer client device. The server 1 has a business-person data base 10 (DB 10) which stores information on the intermediating ability of the mediators and a communication-controlling interface 16 which transmits the information stored in the business-person data base 10 (DB 10) to the client device.

Description

DETAILED DESCRIPTION OF THE INVENTION

[0001]

BACKGROUND OF THE INVENTION 1. Field of the Invention The present invention relates to a transaction support system, a transaction information processing device, an information terminal device, a transaction support method, and the like, for transacting various goods and services via an intermediary.
And a recording medium.

[0002]

2. Description of the Related Art In order to smoothly and appropriately carry out a transaction of a specific product or service, the presence of an intermediary that mediates this transaction may be important. For example, in the sale of real estate, an intermediary (specifically, a real estate agent or a business operator) that can collect information on both a prospective real estate purchaser and a prospective real estate purchaser and link them appropriately. Plays a large role.

[0003] Hereinafter, the conventional technology and the problem to be solved will be described by taking a real estate transaction conducted through a business representative as a representative example. Conventionally, real estate transactions through a business operator have been performed as follows. First, a person who wants to sell a real estate finds a business operator using a real estate magazine or a telephone directory, and directly accesses the business operator by telephone or the like to request the brokerage of real estate sales. Then, the business operator has posted the sale conditions determined in consultation with the sale applicant in real estate magazines, newspaper advertisements, and the like. On the other hand, prospective buyers of real estate look at these real estate magazines and newspaper advertisements, search for real estate that meets their desired purchase conditions, and access the real estate business operator by telephone or the like to purchase real estate. Had been asked to mediate.

[0004]

However, in the conventional trading system in which such a business person is interposed, information about the business agent's own mediation ability is generally scarce and dispersed in a narrow range. In addition, there has been a fundamental problem in the system structure that information about real estate and business operators tends to be subjective, and information about real estate and business people is fixed.

Hereinafter, the contents of this problem will be described more specifically. First, the following problems can be raised with respect to the lack of information on the intermediary ability of the business operator itself. That is, as described above, most of the information published in real estate magazines and newspaper advertisements is information on real estate and real estate agents, and almost no information on the intermediary ability of the business operator itself was found.
However, in practice, there is an individual difference in the intermediary ability of the business operator, or the compatibility between the business operator and the applicant for sale or purchase is good or bad. It is preferable that the system be capable of requesting mediation.

[0006] In addition, the following problems can be raised with respect to the fact that the information on the sales person is dispersed in a narrow range. That is, when a business operator advertises information about his or her intermediary ability, the medium has been limited to real estate magazines and newspaper advertisements. Therefore, the seller
In order to widely inform the existence of oneself and the intermediary ability, it was necessary to request advertisements from a plurality of real estate magazines, which contributed to an increase in indirect costs for transactions. Also,
On the other hand, in order to obtain a wide range of information on business operators, a seller or purchaser had to purchase multiple real estate magazines. That is, the information transmission efficiency was poor for both the sender (sale applicant or real estate agent) and the receiver (purchase applicant) of the information regarding the transaction. And this has made it difficult for real estate operators to conduct business activities on an individual basis. In other words, under the inefficient system as described above, the range of information collection and information transmission that can be performed by individuals is extremely narrow, so each business operator must conduct a real estate distribution business as a completely independent personal agent Was difficult. For this reason,
In the past, a business operator had to belong to a real estate office and conduct business in a collective organization, which contributed to an increase in administrative costs for transactions.

[0007] In addition, the following problems can be raised with respect to the fact that information on real estate and business operators tends to be subjective. In other words, among the information published in real estate magazines, etc., although numerical information such as site area and floor plan has objectivity, the evaluation of demand for "popular properties" and the price of "cheap properties" etc. There is a lot of room for the subjectivity of business people. For this reason, the expression may vary greatly depending on the individual differences of the operators,
In some cases, such as excessive advertisements, etc., cause troubles without appropriate information being transmitted to purchasers.

[0008] In addition, the following problems can be raised with respect to the fact that information on real estate and business operators is fixed. In other words, it is often the case that a certain long time has elapsed before the information published in a real estate magazine or the like is viewed by a prospective seller or purchaser. In such cases, the posted information may no longer be appropriate.

For example, in terms of demand, since real estate demand is determined based on various factors, there are many points that cannot be understood unless information is actually disclosed. Therefore, a real estate that has been released as a "popular property" but has no actual demand or is considered to be not so popular may become more popular than expected. Under such circumstances, it is difficult for the purchaser to predict how many days the real estate will be sold to another person.

[0010] Also, regarding the price aspect, since the price of the real estate is determined based on various factors, there are many points that cannot be understood unless information is actually disclosed. Therefore, the price determined by consultation between the seller and the seller may be too high or too low,
Since information published in real estate magazines and the like cannot be easily changed, it may be necessary to conduct transactions at such inappropriate prices after all.

In addition, when selling real estate, it is sometimes possible to change specifications such as floor plan, and depending on the situation, it is better to change such specifications to sell the real estate early or at a high price. It is considered that this is advantageous not only for purchase applicants but also for sale applicants. However, in the conventional transaction system, only the current specifications are advertised as real estate specifications, and unless there is a direct consultation with the business operator about the possibility of changing the specifications,
I can't know at all.

As described above, the conventional trading system has a number of problems, and as a result, the sales person, the seller,
In addition, it is inconvenient for all the purchase applicants and the transaction efficiency is low. The problems to be solved by the conventional technology and the invention described above are not limited to the real estate transaction system, but can be considered similarly in all systems for trading arbitrary goods and services through an intermediary. it can.

The present invention has been made in view of the above problems, and has a transaction support system, a transaction information processing device, an information terminal device, a transaction support method, and the like, which can efficiently and appropriately perform transactions through an intermediary. It is another object of the present invention to provide a recording medium.

[0014]

In order to achieve the above object, a transaction support system according to claim 1 comprises a transaction information processing device for processing information relating to a transaction, and a person who wishes to sell or purchase in the transaction. A transaction support system configured to be communicably connected to at least one of the information terminal devices through a network, wherein the transaction information processing device includes a plurality of mediators that mediate the transaction. An intermediary information storage unit that stores information about the intermediary capability, and a communication unit that transmits the information stored in the intermediary information storage unit to the information terminal device of the seller or the purchaser. It is characterized by having.

According to this system, information on the intermediary capability of each of the plurality of intermediaries is transmitted to the information terminal device of the sale applicant or the purchase applicant. Therefore, the sale applicant can refer to this information, select an intermediary suitable for his / her own transaction, and request mediation by any method. In addition, the purchase applicant can refer to this information to determine the suitability of an intermediary who intends to sell real estate or the like to himself. That is, it is possible to collect information on the intermediaries and to notify the information to a wide range of sale applicants and purchase applicants efficiently at low cost. And
As a result, the brokerage business can be carried out by the broker individually, and there is no need to conduct business as a collective organization as in the past, thus greatly reducing administrative and indirect costs. it can.

A transaction support system according to a second aspect of the present invention provides a transaction information processing device for processing information relating to a transaction,
A transaction support system configured to communicably connect at least one of a sales applicant or a purchase applicant in a transaction with an information terminal device via a network, wherein the transaction information processing device includes information on a transaction target. Transaction information storing means for storing information on the demand degree of the transaction object, information stored in the transaction information storage means, and the demand information storage means Based on the stored information, a transaction prediction processing means for generating information on the transaction prediction of the transaction target, and information generated by the transaction prediction processing means, Communication means for transmitting to the information terminal device.

According to this system, based on the information on the transaction object and the information on the demand degree of the transaction object,
Information about the transaction forecast of the transaction object is generated and transmitted to a sale candidate or a purchase candidate. Therefore, the prospective seller or purchaser can refer to information based not on the subjective viewpoint of the business operator but on the objective perspective of demand. It is possible to objectively review the sale conditions and the like, and for purchase applicants, it is possible to make purchases after objectively grasping the value of real estate and the like. This also means that
It is possible to prevent excessive advertisements for transactions. In addition, since a sale candidate or a purchase candidate can refer not only to fixed information but also to information based on a fluctuating viewpoint of demand, the sale prospector is required to sell the real estate, etc. Can be reviewed according to the demand situation,
Further, the purchase applicant can make a purchase or the like after grasping the value of the real estate or the like according to the demand situation.

A transaction support system according to a third aspect of the present invention provides a transaction information processing device for processing information relating to a transaction,
A transaction support system configured to communicably connect at least one of a sales applicant or a purchase applicant in a transaction with an information terminal device via a network, wherein the transaction information processing device includes information on a transaction target. A transaction object information storage unit for storing information on the transaction object in a state where the specification has been changed, a second transaction object information storage unit for storing information on the transaction object, information stored in the transaction object information storage unit, Communication means for transmitting the information stored in the second transaction object information storage means to the information terminal device of the seller or the buyer.

According to this system, the information on the transaction object and the information on the transaction object in the state where the specification has been changed are transmitted to the sale applicant or the purchase applicant. Therefore, the seller or purchaser can refer not only to the fixed information but also the information after the specification change. Can be helpful when considering
In addition, purchasers can make purchases after grasping the state of the real estate, etc. after the specification has been changed, increasing the possibility that a transaction will be completed even if the current specifications are not satisfied. Transaction efficiency can be improved.

Further, the present invention relates to a transaction information processing apparatus, wherein the transaction information processing apparatus according to claim 4 is a network processing method for at least one of a sales applicant and a purchase applicant in a transaction. A transaction information processing device configured to be communicably connected via
An intermediary information storage means for storing information relating to the intermediation capacity of each of a plurality of intermediaries for intermediating the transaction; and Communication means for transmitting the information to the information terminal device.

According to this device, the information on the intermediary ability of each of the plurality of intermediaries is transmitted to the information terminal device of the sale applicant or the purchase applicant. Therefore, the sale applicant can refer to this information, select an intermediary suitable for his / her own transaction, and request mediation by any method.
In addition, the purchase applicant can refer to this information to determine the suitability of an intermediary who intends to sell real estate or the like to himself. That is, the information about the mediator is aggregated,
This information can be efficiently and inexpensively communicated to a wide range of prospective buyers and sellers. As a result, the brokerage business can be carried out by the broker individually, and there is no need to carry out the business as a group organization as in the past, which greatly reduces administrative costs and indirect costs. be able to.

According to a fifth aspect of the present invention, there is provided the transaction information processing apparatus according to the fourth aspect, wherein the information on the intermediary capability is the information terminal device of the seller or the purchaser. , Which is information relating to the business evaluation of each intermediary, received from the communication means.

This shows one example of the information on the mediation ability more specifically. According to this device, a sale applicant or a purchase applicant can refer to information on business evaluation of each intermediary by another sale applicant or another purchase applicant. Therefore, a candidate who wants to sell or a person who wants to purchase can know the ability of the broker through business evaluation, so that it is possible to very easily select a broker suitable for his or her own transaction and improve the transaction efficiency. Thus, the transaction speed can be significantly increased.

A transaction information processing apparatus according to a sixth aspect of the present invention is the transaction information processing apparatus according to the fourth or fifth aspect, wherein each intermediary is based on information on transaction performance of each intermediary on a performance basis. A totalization processing means for totalizing the transaction results on the basis of the actual results, wherein information relating to the results totalized by the totalization processing means is used as information relating to the mediation ability.

This more specifically shows another example of the information on the mediation ability. According to this device, the transaction results of each intermediary are totaled on a performance basis, and information on the totaling result is transmitted to a seller or a purchaser. Therefore, a prospective seller or purchaser can grasp the ability of the intermediary based on the transaction results on a performance basis, and can very easily select an intermediary suitable for his / her transaction. Efficiency can be increased and transaction speed can be significantly increased.

According to a seventh aspect of the present invention, there is provided a transaction information processing apparatus according to any one of the fourth to sixth aspects, wherein the information processing apparatus is based on information on transaction results of each intermediary on a performance basis. A prediction tally processing means for tallying transaction results on a prediction basis of each intermediary, and using information about the result tallyed by the prediction tally processing means as the information about the mediation ability. .

This shows another example of the information on the mediation ability more specifically. According to this device, based on the information on the transaction performance of each intermediary on a performance basis,
Aggregated transaction performance is calculated based on each broker's forecast,
Information about the result of the aggregation is transmitted to a sale applicant or a purchase applicant. Therefore, a seller or purchaser can grasp the ability of the intermediary based on the transaction results based on the forecast rate such as the contract closing rate, so that not only the past results but also the future changes are taken into account. It is very easy to select an intermediary suitable for one's own transaction.

The transaction information processing apparatus according to claim 8 is the transaction information processing apparatus according to any one of claims 4 to 7, wherein the information for specifying an intermediary who requests the intermediation of the transaction includes: A notification processing unit that, when received from the information terminal device of the applicant for sale via the communication unit, notifies the intermediary identified by the information that the mediation has been requested; It is characterized by.

According to this apparatus, when a person desiring to sell has specified an intermediary to request intermediation, this is automatically notified to the intermediary by e-mail or the like. Therefore,
The intermediary conducts business on an individual basis and can quickly grasp and respond to the requested fact even when it is not physically fixed in an office or the like.

The transaction information processing apparatus according to the ninth aspect is configured so as to be communicably connected via a network to at least one of the information terminal apparatus of a sale applicant or a purchase applicant in a transaction. A transaction information processing apparatus, wherein a transaction target information storage unit that stores information about a transaction target, a demand level information storage unit that stores information about the demand level of the transaction target, and a transaction target information storage unit that stores the information. Transaction prediction processing means for generating information related to the transaction prediction of the transaction target based on the information stored in the demand degree information storage means, and the information generated by the transaction prediction processing means. Communication means for transmitting the information to the information terminal device of the sale applicant or the purchase applicant.

According to this apparatus, information on the transaction prediction of the transaction object is generated based on the information on the transaction object and the information on the demand degree of the transaction object, and transmitted to the seller or purchaser. Therefore, the prospective seller or purchaser can refer to information based not on the subjective viewpoint of the business operator but on the objective perspective of demand. It is possible to objectively review the sale conditions and the like, and for purchase applicants, it is possible to make purchases after objectively grasping the value of real estate and the like. In addition, this makes it possible to prevent excessive advertisement of the transaction target. In addition, since a sale candidate or a purchase candidate can refer not only to fixed information but also to information based on a fluctuating viewpoint of demand, the sale prospector is required to sell the real estate, etc. Can be reviewed in accordance with the demand situation, and the purchase applicant can make a purchase or the like after grasping the value of the real estate or the like according to the demand situation.

According to a tenth aspect of the present invention, in the transaction information processing apparatus according to the ninth aspect, the information on the demand level of the transaction target is stored in the transaction target information storage means. The information relating to the history when the information is browsed by the purchaser via the information terminal device, and the demand degree information storage means stores the information relating to the history when browsed. It is characterized by being.

This shows an example of the information on the importance of the transaction object more specifically. According to this device,
Based on the information on the transaction target and the information on the history of browsing by the purchase applicant, information on the transaction prediction of the transaction target is generated and transmitted to the sale applicant or the purchase applicant. That is, since transaction prediction information is generated in accordance with the behavior of the purchase applicant when browsing the information, it is possible to provide transaction prediction information that reflects the degree of unconscious interest of the purchase applicant.

In the transaction information processing apparatus according to the eleventh aspect, in the transaction information processing apparatus according to the ninth or tenth aspect, the information relating to the demand level of the transaction target is stored in the transaction target information storage means. When the provided information is viewed by the purchaser, it is the answer information obtained from the purchaser with respect to the predetermined question information related to this information,
The demand degree information storage means is an answer information storage means for storing the answer information.

This shows another example of the information on the importance of the transaction object more specifically. According to this device, information on the transaction prediction of the transaction object is generated based on the information on the transaction object and the response information obtained from the purchase applicant, and transmitted to the sale applicant or the purchase applicant. That is, since the transaction prediction information is generated according to the opinion of the purchase applicant after browsing the information, it is possible to provide the transaction prediction information reflecting the interest level consciously answered by the purchase applicant.

A transaction information processing apparatus according to a twelfth aspect of the present invention is the transaction information processing apparatus according to any one of the ninth to eleventh aspects, wherein the transaction prediction processing means is provided in the transaction object information storage means. A demand prediction processing means for predicting the degree of demand of the transaction object based on the information stored and stored in the demand degree information storage means.

This more specifically shows an example of the processing contents of the transaction prediction processing means. According to this device, the degree of demand of the transaction object is predicted based on the information on the transaction object and the information on the demand level. Therefore,
A sale candidate or a purchase candidate can grasp how much demand for a transaction object will be in the future. For this reason, the sale applicant can adjust the current sale price so as to match the demand, improve the sale conditions, increase the closing rate, and increase the sale speed. Can be. Further, the purchase applicant can know how long the transaction target of his / her interest is sold, etc., and can optimize the purchase timing so that the purchase timing is not missed.

A transaction information processing apparatus according to a thirteenth aspect is the transaction information processing apparatus according to any one of the ninth to twelfth aspects, wherein the transaction prediction processing means is provided in the transaction object information storage means. And a price prediction processing unit for predicting a price of the transaction object at the time of sale based on the information stored and the information stored in the demand degree information storage unit.

This more specifically shows another example of the processing contents of the transaction prediction processing means. According to this device,
A price at the time of sale of the transaction object is predicted based on information on the transaction object and information on the demand level. Therefore, a sale candidate or a purchase candidate can grasp at what price the transaction target will be sold in the future. For this reason, the sale applicant can adjust the current sale price to match this price, etc., and can optimize the sale price, increase the closing rate, and speed up the sale speed. be able to. In addition, the purchaser can grasp the sales price of the transaction object of his / her interest, etc., and can avoid paying an unnecessarily high amount. Transactions can be made with confidence.

A transaction information processing apparatus according to a fourteenth aspect is configured to be communicably connected to at least one of an information terminal device of a sales applicant or a purchase applicant in a transaction via a network. A transaction information processing apparatus, wherein a transaction object information storage unit that stores information about a transaction object, a second transaction object information storage unit that stores information about the transaction object in a state where specifications have been changed,
The information stored in the transaction object information storage unit and the information stored in the second transaction object information storage unit are
Communication means for transmitting the information to the information terminal device of the sale applicant or the purchase applicant.

According to this device, the information on the transaction object and the information on the transaction object in a state where the specification has been changed are transmitted to the sale applicant or the purchase applicant. Therefore, since the sale applicant and the purchase applicant can refer not only to the fixed information but also the information after the specification change,
For sale applicants, this can be used as a reference when considering whether or not to change the specifications of their own real estate, etc. , Etc., and even if the current specifications are not satisfied, it is possible to improve the transaction efficiency, for example, the possibility of completing the transaction is improved.

Further, the present invention relates to an information terminal device, wherein the information terminal device according to claim 15 is communicably connected via a network to a transaction information processing device for processing information relating to a transaction. An output interface for outputting information relating to each of a plurality of intermediaries that mediate transactions, and an input for inputting information specifying an intermediary for requesting mediation of transactions. An interface and communication means for receiving the information on the intermediary capability from the transaction information processing device and transmitting information specifying the intermediary to the transaction information processing device.

According to this device, information on the intermediary capability is received from the transaction information processing device, output on the output interface, and information for specifying the intermediary for requesting the intermediation of the transaction is input at the input interface. Then, it can be transmitted to the transaction information processing device. Therefore, the sale applicant or the like can make the selection after grasping the intermediary ability of the intermediary, and can easily and quickly select an appropriate intermediary.

An information terminal device according to a sixteenth aspect is an information terminal device communicably connected via a network to a transaction information processing device for processing information relating to a transaction. Communication means for receiving information on the transaction prediction of the transaction target from the transaction information processing device, and an output interface for outputting the information on the transaction target and the information on the transaction prediction of the transaction target, It is characterized by the following.

According to this device, it is possible to receive the information on the transaction target and the information on the transaction prediction of the transaction target and output the information on the output interface. Therefore, prospective sellers and purchasers will have the information to be traded,
After grasping both the information on the transaction prediction and the examination and adjustment of the transaction conditions, it is possible to easily and quickly select an appropriate transaction.

An information terminal device according to a seventeenth aspect is an information terminal device communicably connected via a network to a transaction information processing device for processing information relating to a transaction. The information on the transaction target in a state where the specification has been changed, communication means for receiving from the transaction information processing apparatus, the information on the transaction target, and the information on the transaction target in a state where the specification has been changed, And an output interface for outputting.

According to this apparatus, it is possible to receive the information on the transaction object and the information on the transaction object in a state where the specification has been changed, and output the information on the output interface. Therefore, a seller or purchaser can examine and adjust the transaction conditions while comparing the current transaction target information with the transaction target information after the specification change. Transaction can be easily and quickly selected.

Further, the present invention relates to a transaction support method, wherein the transaction support method according to claim 18 is a transaction information processing apparatus for processing information relating to a transaction, and at least one of a sales applicant or a purchase applicant in the transaction. A transaction support method performed by using a system configured to communicably connect one information terminal device via a network, wherein the method relates to a mediation capability of each of a plurality of mediators that mediate the transaction. A mediator information storing procedure for storing information in the transaction information processing device, and a communication for transmitting the information stored in the mediator information storing means to the information terminal device of the seller or the buyer. And a procedure.

According to this method, the information on the intermediary ability of each of the plurality of intermediaries is transmitted to the information terminal device of the sale applicant or the purchase applicant. Therefore, the sale applicant can refer to this information, select an intermediary suitable for his / her own transaction, and request mediation by any method.
In addition, the purchase applicant can refer to this information to determine the suitability of an intermediary who intends to sell real estate or the like to himself. That is, the information about the mediator is aggregated,
This information can be efficiently and inexpensively communicated to a wide range of prospective buyers and sellers. As a result, the brokerage business can be carried out by the broker individually, and there is no need to carry out the business as a group organization as in the past, which greatly reduces administrative costs and indirect costs. be able to.

A transaction support method according to a nineteenth aspect provides a transaction information processing device for processing information relating to a transaction,
A transaction support method performed by using a system configured by connecting at least one information terminal device of a sale applicant or a purchase applicant in a transaction so as to be communicable via a network, wherein information on a transaction object is provided. Transaction object information storage procedure to be stored in the transaction information processing apparatus, demand degree information storage procedure to store information on the demand degree of the transaction object in the transaction information processing apparatus, and information stored in the transaction object information storage procedure And, based on the information stored in the demand degree information storage procedure, a transaction prediction processing procedure for generating information on the transaction prediction of the transaction target, the information generated in the transaction prediction processing procedure,
A communication procedure for transmitting to the information terminal device of the sale applicant or the purchase applicant.

According to this method, information relating to the transaction prediction of the transaction target is generated based on the information relating to the transaction target and the information relating to the demand level of the transaction target, and transmitted to the seller or purchaser. Therefore, the prospective seller or purchaser can refer to information based not on the subjective viewpoint of the business operator but on the objective perspective of demand. It is possible to objectively review the sale conditions and the like, and for purchase applicants, it is possible to make purchases after objectively grasping the value of real estate and the like. In addition, this makes it possible to prevent excessive advertisement of the transaction target. In addition, since a sale candidate or a purchase candidate can refer not only to fixed information but also to information based on a fluctuating viewpoint of demand, the sale prospector is required to sell the real estate, etc. Can be reviewed in accordance with the demand situation, and the purchase applicant can make a purchase or the like after grasping the value of the real estate or the like according to the demand situation.

According to a twentieth aspect of the present invention, there is provided the transaction assisting method according to the nineteenth aspect, wherein the transaction prediction processing procedure includes the information stored in the transaction object information storing procedure and the demand degree. It is characterized by including a demand prediction processing procedure for predicting the degree of demand of the transaction object based on the information stored in the information storage procedure.

This shows an example of the processing contents of the transaction prediction processing procedure more specifically. According to this method, the degree of demand of the transaction object is predicted based on the information on the transaction object and the information on the demand level. Therefore,
A sale candidate or a purchase candidate can grasp how much demand for a transaction object will be in the future. For this reason, the sale applicant can adjust the current sale price so as to match the demand, improve the sale conditions, increase the closing rate, and increase the sale speed. Can be. Further, the purchase applicant can know how long the transaction target of his / her interest is sold, etc., and can optimize the purchase timing so that the purchase timing is not missed.

A transaction support method according to claim 21 is the transaction support method according to claim 19 or 20, wherein the transaction prediction processing procedure includes the information stored in the transaction object information storage procedure and the information stored in the transaction object information storage procedure. The method includes a price prediction processing procedure for predicting a price at the time of selling the transaction object based on the information stored in the demand degree information storage procedure.

This more specifically shows another example of the processing contents of the transaction prediction processing procedure. According to this method,
A price at the time of sale of the transaction object is predicted based on information on the transaction object and information on the demand level. Therefore, a sale candidate or a purchase candidate can grasp at what price the transaction target will be sold in the future. For this reason, the sale applicant can adjust the current sale price to match this price, etc., and can optimize the sale price, increase the closing rate, and speed up the sale speed. be able to. In addition, the purchaser can grasp the sales price of the transaction object of his / her interest, etc., and can avoid paying an unnecessarily high amount. Transactions can be made with confidence.

A transaction support method according to claim 22 is a transaction information processing device for processing information relating to a transaction,
A transaction support method performed by using a system configured by connecting at least one information terminal device of a person who wants to sell or a person who wants to purchase in a transaction so as to be able to communicate via a network. A transaction object information storing procedure for storing the transaction object information in the transaction information processing apparatus, a second transaction object information storing procedure for storing information on the transaction object in a state where the specification is changed in the transaction information processing apparatus, and the transaction object information A communication procedure for transmitting the information stored in the storage procedure and the information stored in the second transaction object information storage procedure to the information terminal device of the seller or the buyer. It is characterized by.

According to this method, the information on the transaction object and the information on the transaction object whose specification has been changed are transmitted to the sale applicant or the purchase applicant. Therefore, since the sale applicant and the purchase applicant can refer not only to the fixed information but also the information after the specification change,
For sale applicants, this can be used as a reference when considering whether or not to change the specifications of their own real estate, etc. , Etc., and even if the current specifications are not satisfied, it is possible to improve the transaction efficiency, for example, the possibility of completing the transaction is improved.

Further, the present invention relates to a recording medium.
22. A program for causing a computer to execute the transaction support method described in any one of No. 22 is recorded.

According to this recording medium, the program recorded on the recording medium is read by a computer and executed, whereby the transaction support method according to any one of claims 18 to 22 is utilized by the computer. And the same effect as each of these methods can be obtained.

[0060]

DETAILED DESCRIPTION OF THE PREFERRED EMBODIMENTS Hereinafter, embodiments of a transaction support system, a transaction information processing device, an information terminal device, a transaction support method, and a recording medium according to the present invention will be described in detail with reference to the drawings. The present invention is not limited by the embodiment. In particular, in the following embodiments, an example in which the present invention is applied to real estate transactions will be described. However, the present invention is not limited to real estate, and in a system for transacting any goods or services via an intermediary, Can be applied to

(Outline of the present system) Hereinafter, the outline of the present system will be described, and then the configuration and processing of the present system will be described in detail. FIG. 1 is a block diagram showing the overall configuration of the present system. The present system generally includes a server device 1 which is a transaction information processing device for processing information related to a transaction, a client device 2 which is an information terminal device of a real estate sale applicant, and an information terminal device of a real estate purchase applicant. A certain client device 3 and a client device 4 as an information terminal device of a real estate business operator (intermediary) are communicably connected via the Internet 5. Note that these sale applicants, purchase applicants, and business operators are collectively referred to as “users” as necessary.

This system has the following basic characteristics. That is, the server device 1 provides the client devices 2 to 4 with information on the brokering ability of the business operator, information on the transaction prediction of the real estate (transaction object), and information on the real estate after the specification change.

Among the information, the information on the intermediary ability of the business includes basic information (basic information) on each business.
In addition to the above, the business evaluation of each business operator, the total result of transaction results on a performance basis of each business person, and the total result of transaction results on a forecast basis of each business person can be given. Of these, the business evaluation is information on the result of the evaluation performed by the purchaser who has received business from the business in the past on the relevant business. It is transmitted to the server device 1. The result of the transaction results on a performance basis is information obtained by totaling information on the past transaction results of each business person, and the business person himself / herself has transmitted to the server device 1 via the client device 4. Generated based on performance-based transaction results. Further, the result of counting the transaction results on a prediction basis is automatically generated in the server device 1 based on the transaction results on a performance basis.

Information on real estate transaction prediction is as follows:
It is generated based on the basic information of the real estate and information on the demand of the real estate. Here, the information relating to the demand degree includes information relating to a history when the basic information of the real estate is browsed by the purchase applicant, and answer information of a questionnaire given to the purchase applicant. Among these, information on the history at the time of browsing is automatically stored in the server device 1 when the purchaser browses. In addition, the response information of the questionnaire indicates that the purchase
Is transmitted to the server device 1 by answering the questionnaire via the. Then, based on these pieces of information, information relating to the real estate transaction prediction is automatically calculated in the server device 1. Then, the information about the real estate after the specification change is determined by the business operator based on the basic information of the real estate, and transmitted to the server device 1 via the client device 4.

(System Configuration—Server Device 1) The configuration of the present system for realizing such basic features will be described. First, the configuration of the server device 1 will be described. FIG. 2 is a block diagram showing the configuration of the server device 1. As shown in FIG. 2, the server device 1
Schematically, a salesperson DB (DB = database) 10, a real estate DB 11, a second real estate DB 12, a browsing history DB 1
3, answer DB14, WebDB15, communication control IF (I
F = interface) 16 and a control unit 17, and these units are communicably connected via an arbitrary communication path. Further, the server device 1 is communicably connected to the Internet 5 via a communication device (not shown) such as a router and a dedicated line.

Of the components of the server device 1,
The salesperson DB 10 is an intermediary information storage unit that stores information on the intermediation abilities of each salesperson. The information stored in the salesperson DB 10 includes a salesperson ID for uniquely identifying each salesperson, a password for authenticating whether each salesperson is a valid person, and a basic information for each salesperson. information,
The business evaluation of each business operator and the transaction performance of each business on a performance basis are associated with each other.

Here, as the basic information of each business person, any information that can be used as reference to grasp the attributes, business history, contact information, etc. of each business person can be stored. , Age, years of real estate brokerage experience, major customers,
Transaction history, number of customers, personal appeal, family composition, and
Hobbies are stored in association with each other.

As the above-mentioned business evaluation, here,
Stores input contents from purchasers for each evaluation item such as real estate knowledge, property knowledge, quality and quantity of on-hand property, customer service attitude (kind, bright, dark, persistent, pleasant, dislike, etc.) are doing. In addition, image data of a face photograph of each business person and voice data of a real voice can be stored as basic information of each business person.

In addition, as the transaction results on the basis of the results described above, here, the number of business properties indicating the number of real estates that have performed brokerage business, the number of sales properties indicating the number of real estates for which brokerage has been established, Property type, transaction area, purchaser attributes (age, family composition, gender, annual income, occupation, desired facilities, if there are special conditions for real estate), overview of real estate , Site area, etc.), sales price history (the price at the time of sale, and if the price was subsequently revised, the price), contract price, business start date, contract date, contract period (from the business start date to the contract date) Period until the day) is stored.

The real estate DB 11 is transaction object information storage means for storing information about real estate. Information stored in the real estate DB 11 includes a real estate ID for uniquely identifying each real estate, a location, a property type (a detached house, an apartment, etc.), a site area, a floor area, a floor plan (2D).
K, 3LDK, etc.), age, sale price, registration date of the real estate in the system, and the like.

The second real estate DB 12 is a second transaction object information storage means for storing information on the real estate whose specification has been changed. This second real estate DB1
The information stored in 2 is a real estate ID for uniquely identifying each real estate (the same ID as the real estate ID of a real estate whose specification is not changed), a layout (2DK, 3DK),
LDK, etc.), equipment (flooring, system kitchen, etc.) and sale price are associated with each other.

The browsing history DB 13 is the real estate DB 1
This is a browsing history information storage means for storing information relating to a history when the information stored in 1 is viewed by a purchaser via an information terminal device. The information stored in the browsing history DB 13 includes the real estate ID of the real estate to be browsed,
The number of browsing by the purchaser and the browsing time by the purchaser are associated with each other.

The answer DB 14 is an answer information storing means for storing answer information obtained for predetermined question information relating to information stored in the real estate DB 11 when the information is viewed by a purchaser. It is. This answer DB14
The information stored in is the real estate ID of the real estate subject to the questionnaire, the presence or absence of a response, the response date and time, and the real estate conditions (area, property type,
Sale price, unit price per unit area, floor plan, area, equipment,
Respondents' attributes (family composition, age, occupation, annual income, etc.), answers regarding the intention to purchase the viewed real estate (want to buy, consider purchasing, consider for now) , The number of the selected answer option among the predetermined answer options such as reference, not interested, etc.), and the presence or absence of a request for material request regarding the real estate subject to the questionnaire. I have.

The Web DB 15 records various Web data to be transmitted to the client devices 2 to 4. Examples of the Web data include data for displaying a real estate information display screen and a bidding screen, which will be described later. These data are, for example, HTML and X
It is formed as a text file described in ML. In addition, the WebDB 15 stores information as necessary.
Audio to be transmitted to the client devices 2 to 4 can be stored as an audio file such as WAVE format or AIFF format, and still images and moving images can be stored as image files such as JPEG format or MPEG2 format.

In FIG. 2, the communication control IF 16
Is for performing communication control between the server device 1 and the Internet 5 (or a communication device such as a router).
1 or the information stored in the second real estate DB 12, or a demand prediction processing unit 17h described later.
And communication means for transmitting information generated by the price prediction processing unit 17i to the client devices 2 to 4.

In FIG. 2, the control unit 17 includes a request interpretation unit 17a, a registration processing unit 17b, a browsing processing unit 17c, an authentication processing unit 17d, a tally processing unit 17e,
It is configured to include a prediction totaling processing unit 17f, a notification processing unit 17g, a demand prediction processing unit 17h, and a price prediction processing unit 17i.

The request interpreting unit 17a is a request interpreting unit that interprets the contents of the request from the client devices 2 to 4, and transfers the processing to other units of the control unit 17 according to the result of the interpretation. The registration processing unit 17b receives registration requests for various information from the client devices 2 to 4, and
This is a registration processing means for performing information registration for B. Also,
The browsing processing unit 17c is a browsing processing unit that receives a browsing request for various screens from the client devices 2 to 4, and generates and transmits Web data of these screens. The authentication processing unit 17d is an authentication processing unit that receives an authentication request from the client device 4 and makes this authentication determination.

The tallying unit 17e is a tallying means for counting the transaction results of each business person on a performance basis based on information on the transaction results of each business person on a performance basis. Further, the prediction aggregation processing unit 17f is a prediction aggregation processing unit that aggregates the transaction performance of each business operator on a prediction basis based on information on the transaction performance of each business operator on a performance basis. Further, the notification processing unit 17g, when the information for specifying the business operator requesting the brokerage of the real estate transaction is transmitted from the client device 2 of the seller who wants to sell, to the business agent specified by this information. Is notification processing means for notifying that a request has been made. Here, the notification processing unit 17g
Notifies the business operator by automatically generating and transmitting an e-mail.

Further, the demand prediction processing unit 17h
Demand prediction processing means for predicting the degree of demand for real estate based on the information stored in B11, the information stored in the browsing history DB 13, and the information stored in the answer DB. And the price prediction processing unit 17i is a real estate DB
This is price prediction processing means for predicting the price at the time of sale of the real estate based on the information stored at 11, the information stored in the browsing history DB 13, and the information stored in the answer DB. The details of the processing performed by these units will be described later.

The configuration of the server device 1 has been described above. However, the components shown in the drawings are functionally conceptual and do not necessarily need to be physically configured as shown in the drawings. For example, all or any part of the processing functions provided in each server of the server device 1, in particular, each processing function performed by the control unit 17, are transferred to the CPU (Cen
tral Processing Unit) and a program interpreted and executed by the CPU, or
It can also be implemented as hardware using wired logic. The program is stored in the server 1
Is recorded on a recording medium (not shown) provided internally or externally, and is mechanically read by the server device 1 as necessary.

Further, the concrete form of distribution / integration of the server apparatus 1 is not limited to the illustrated one, and all or a part thereof may be distributed functionally or physically in arbitrary units corresponding to various loads and the like. -Can be integrated and configured. For example, the Web DB 15 may be configured independently as the Web server device 1, or the real estate DB 11 and the second real estate DB 12 may be integrally configured as one DB.

(System Configuration-Client Apparatus 2 for Sale Applicant) Next, the configuration of the client apparatus 2 for the sale applicant will be described. FIG. 3 shows a block diagram of the client device 2. As shown in FIG. 3, the client device 2 generally includes a control unit 20, a ROM 21, an RA
M22, HD23, an input device 24, an output device 25, an input / output control IF 26, and a communication control IF 27, and these components are connected via a bus so that data communication is possible. The client device 2 includes, for example, a personal computer, a workstation,
Consumer game consoles, Internet TVs, PDAs (Persona
l Digital Assistant) or mobile phone or PHS
(Personal Handy Phone System).

The control unit 20 of the client device 2
It is configured to include a Web browser 20a and an electronic mailer 20b. Of these, the Web browser 20a
Basically, it performs display control (browsing processing) for interpreting Web data and displaying it on a monitor 25 described later. In addition, the electronic mailer 20b uses a predetermined communication protocol (for example, SMTP (Simple Mail Transfer Protocol)).
Send and receive e-mails according to.

The control unit 20 can be entirely or arbitrarily implemented by a CPU and a program interpreted and executed by the CPU. That is, ROM
The computer program for giving instructions to the CPU and performing various processes in cooperation with an OS (Operating System) is recorded in the HD 21 or the HD 23. This computer program is executed by being loaded into the RAM 22, and forms the control unit 20 in cooperation with the CPU. However, this computer program may be recorded in an application program server connected to the client device 2 via an arbitrary network, and it is also possible to download all or part of the computer program as needed. Alternatively, all or any part of each control unit 20 can be realized as hardware such as wired logic.

As the input device 24, a keyboard, a mouse, a microphone and the like can be used.
The input device 24 is an input interface for inputting information for specifying a business person for requesting the mediation of a transaction. In addition, as the output device 25, a speaker can be used in addition to a monitor (including a home television) (hereinafter, the output device 25 is described as the monitor 25). The output device 25 is an output interface for outputting information on the intermediary capability of each of the plurality of business operators, information on real estate, information on real estate transaction prediction, or information on real estate whose specifications have been changed. .

The communication control IF 27 controls communication between the client device 2 and the Internet 5 (or a communication device such as a router). This communication control IF
27, receives information about the intermediary capability from the server device 1 and transmits information for specifying the business operator to the server device 1, and receives information about the real estate and information about the transaction prediction of the real estate from the server device 1. Communication means for receiving, from the server device 1, information on the real estate and information on the real estate whose specification has been changed.

The client device 2 configured as described above
Is connected to a communication device such as a modem, a TA, a router or the like via a telephone line or via a dedicated line to the Internet 5, and has a predetermined communication protocol (for example, TCP /
Server device 1 according to the IP Internet Protocol).
Can be accessed.

(System Configuration-Client Applicants 3 and 4 of Purchaser or Business Person) Next, the structure of the client apparatuses 3 and 4 of the purchaser or business person will be described. The client device 3 of the purchaser is schematically
Control unit 30, ROM 31, RAM 32, HD 33, input device 34, output device 35 (monitor 35), input / output control I
An F36 and a communication control IF 37 are provided. The control unit 30 includes a Web browser 30a and an electronic mailer 30b.

The client device 4 of the sales person is roughly composed of a control unit 40, a ROM 41, a RAM 42, an HD
43, an input device 44, an output device 45 (monitor 45), an input / output control IF 46, and a communication control IF 47. The control unit 40 includes a Web browser 40a and an electronic mailer 40b. However, each part of these client devices 3 and 4
Since it can be configured in the same manner as the above-described units of the same name of the client apparatus 2 of the applicant for sale, description thereof will be omitted.

(Network) The network connecting the server device 1 and the client devices 2 to 4 is not limited to the Internet 5 described above, and any network can be used. For example, the present system can be constructed using a LAN, WAN, or personal computer communication network within a limited area. In addition, terrestrial, CATV, CS, BS, or ISDB (Integrated Services Digital Broadc
Asting) can be used to transmit and receive various data. That is, the network can include not only a wired network but also these wireless / communication networks.

(Transaction support processing) Next, the details of the transaction support processing as the present method performed using the present system configured as described above will be described. Here, as a premise, it is assumed that a plurality of business persons are registered in the present system, and basic information of these business persons is stored in the business person DB 10 in advance. The registration of the business operator and the storage of the basic information can be performed by any method.For example, the creator of the system performs a document screening for a business operator who wants to register with the system, and the document screening is performed. The basic information can be obtained from a business person who has passed the above through a questionnaire or the like, and this basic information can be registered in the business person DB 10 by file transfer or the like according to FTP (File Transfer Protocol). At this time, the business person ID and password are issued by a predetermined method (serial number, random generation, etc.) and stored in the business person DB 10.

The start timing of the transaction support processing is optional except where otherwise specified, but in the present embodiment, the monitors 25, 35, 4
It is assumed that the process is performed starting from the initial screen displayed in 5. Specifically, the user activates the Web browsers 20a, 30a, 40a of the client devices 2 to 4, and enters a predetermined input field corresponding to the initial screen of the present system in a predetermined input field of the Web browsers 20a, 30a, 40a. Is input. When the screen update is instructed, the Web browsers 20a, 30a, and 40a transmit the URL to the communication control I
The transmission is performed according to a predetermined communication protocol through F27, 37, and 47, and a transmission request of the initial screen is made to the server device 1 by the routing based on the URL.

The request interpreter 17a of the server device 1 monitors the presence or absence of transmission from the client devices 2 to 4,
Upon receiving the transmission, the contents of the transmission are analyzed, and the processing is transferred to each unit in the control unit 17 according to the result. When the content of the transmission is a transmission request for the initial screen, Web data for displaying the initial screen is acquired from the Web DB 15 mainly under the control of the browsing processing unit 17c.
The eb data is transmitted to the client devices 2 to 4 via the communication control IF 16. Here, the specification of the client devices 2 to 4 when transmitting data from the server device 1 to the client devices 2 to 4 is performed using the IP address transmitted together with the transmission request from the client devices 2 to 4.

The client devices 2 to 4 transmit the Web data from the server device 1 to the communication control IFs 27, 37, 4
7 via the Web browser 20
a, 30a, and 40a, the monitor 2
Initial screens are displayed at 5, 35, and 45 (hereinafter, a screen request from the client devices 2 to 4 to the server device 1, transmission of Web data from the server device 1 to the client devices 2 to 4, and a client device 2). We in ~ 4
It is assumed that the display of the page b is performed in substantially the same manner, and the details are omitted below).

FIG. 17 illustrates this initial screen. As shown in FIG. 17, the initial screen includes, for example, a link button MA-1 for shifting to a sale applicant screen for the seller to perform various operations, and a purchase button for the buyer to perform various operations. Link button M to move to the screen for applicant
A-2, and a link button MA-3 for transitioning to a business operator screen where a registered business operator performs various operations.

Then, the user operates the input devices 24, 34, 4
When any one of the link buttons MA-1 to MA-3 is selected via the button 4, an identifier for specifying the request content is transmitted to the server device 1. Then, the request interpreting unit 17a of the server device 1 analyzes the identifier to analyze the contents of the request from the client devices 2 to 4 (for the identification of the request contents from the client devices 2 to 4 to the server device 1). Will be performed in substantially the same manner in the following processing, and details thereof will be omitted below.)

[0097] More specifically, when the sale applicant selects the link button MA-1 on the initial screen, the sale applicant screen is displayed on the monitor 25 of the client device 2. As shown in FIG. 18, the sale applicant screen displays a link button MB-1 for transitioning to a screen for browsing information on a business operator and the business status of the real estate registered by the user. Link button MB- for moving to the screen
2 is included.

[0098] Alternatively, when the purchaser selects the link button MA-2 on the initial screen, the purchaser's screen is displayed on the monitor 35 of the client device 3. As shown in FIG. 19, the purchase applicant screen inputs a link button MC-1 for shifting to a screen for browsing information on real estate registered in the present system, and a business evaluation for the business operator. The screen includes a link button MC-2 for shifting to a screen to be displayed.

[0099] Further, the salesperson can use the link button M on the initial screen.
When A-3 is selected, the salesperson screen is displayed on the monitor 45 of the client device 4. As shown in FIG. 20, the sales person screen has a link button MD-1 for shifting to a screen for registering own transaction results and a link for shifting to a screen for registering real estate information in the present system. It is configured to include a button MD-2 and a link button MD-3 for shifting to a screen for changing registered real estate information.

[0100] While the salesperson shifts from the initial screen to the salesperson screen, authentication processing of the salesperson is performed. That is, a log-on screen (not shown) is displayed on the monitor 45, and when the salesperson inputs his / her salesperson ID and password on this screen and transmits it, the information is transferred to the authentication processing unit 17d of the server device 1. . Then, the authentication processing unit 17d compares the transmitted information with the salesperson DB.
By comparing the information with the information stored in 10, the business operator is authenticated. Then, only when the authentication is OK, the Web data of the salesperson's screen is transmitted to the client device 4, and when the authentication is not obtained, the predetermined error screen W
Send eb data. Through such processes, a desired procedure can be performed with the sales applicant as a starting point, a sales applicant screen, a purchase applicant as a purchase applicant screen, and a business person as a starting point.

(Transaction Result Input Processing) Next, a description will be given of processing when a business operator inputs his or her own transaction results. The salesperson clicks the link button MD on the salesperson screen of FIG.
When "-1" is selected, the Web data of the screen for inputting the transaction results is called from the Web DB 15, and this screen is displayed on the monitor 45 of the client device 4. This screen is
It is configured to include an input field for a business operator to input each item of his / her own transaction results and a registration button for instructing registration of the transaction results. Then, when the sales person inputs the transaction result in the input field and selects the register button, the transaction result is transmitted to the server device 1. Then, under the control of the registration processing unit 17b, the transaction results are associated with the salesperson ID of the salesperson who made the transmission and the salesperson DB 10
Is stored in This completes the transaction result input processing.

(Processing for Inputting Business Evaluation) Next, the processing when the purchaser inputs business evaluation for the business operator will be described. When the purchaser selects the link button MC-1 on the purchaser's screen, the Web data of the business evaluation input screen is called from the WebDB 15, and this screen is displayed on the monitor 35 of the client device 3.
This screen displays the salesperson ID of the salesperson to be evaluated.
, An input field for inputting a business evaluation for each evaluation item, and a registration button for instructing registration of the business evaluation. It is composed of

[0103] Then, the purchase applicant enters the business operator ID in the input field.
When the registration button is selected after inputting the contents of the business evaluation and the business evaluation, these salesperson IDs and business evaluations are
Sent to. Then, under the control of the registration processing unit 17b, the business evaluation is stored in the business person DB 10 in association with the transmitted business person ID. With this, the input processing of the business evaluation ends. In this case, the purchaser is asked to input the business operator ID. However, it is possible that the purchase applicant does not know the business operator ID accurately. The person may be specified. For example, salesperson DB
The name of the business person, the face photograph image, and the like stored in 10 may be displayed in a list on the business evaluation input screen, and the business person to be business evaluation may be selected.

(Business Selection Process) Next, a description will be given of a business selection process in which a seller desiring to browse the business information and select a business to request the brokerage of his / her real estate. When the sale applicant selects the link button MB-1 on the sale applicant screen of FIG. 18, the selection process of the sales person is started. The flowchart of this processing is shown in FIGS.
Shown in

In this processing, first, when the link selection button MB-1 is selected as described above and the request for the business operator selection processing is transmitted to the server device 1 (step SA-1), the request interpretation is performed. The unit 17a transfers this request to the browsing processing unit 17c. The browsing processing unit 17c calls out all or a predetermined part of the basic information of all the business persons registered in the present system from the business person DB 10 (steps SA-2 and SA-3). Generate Web data of the salesperson summary information display screen including the
This Web data is transmitted to the client device 2 (step SA-4). As a result, the salesperson summary information display screen is displayed on the monitor 25 of the client device 2 (steps SA-5 and SA-6). The generation of such Web data is performed, for example, by CGI (Common Gateway Interface).
ace) (hereinafter, the same applies to the generation of Web data).

On this screen, as exemplified in FIG.
Name of each sales person ME-1, years of experience ME-2, number of customers M
E-3 and self-appeal ME-4 are displayed. By browsing this screen, the seller who wants to sell can grasp the outline of the intermediary capability of each business operator, and can limit the business operators who request the mediation. If there is a business operator who wants to know further details, the sale applicant can request display of the detailed information of the business operator. This request can be made, for example, by selecting a business operator who wants to know details on the screen of FIG. 21 by clicking or the like.

This request is transmitted to server device 1 together with information for specifying the selected business operator (steps SA-7 and SA-8). Then, the request interpreter 17a
Transfers the request and the like to the browsing processing unit 17c. The browsing processing unit 17c browses the business operator DB 10 and calls the transaction result of the business operator specified by the sale applicant (steps SA-9 and SA-10), and accumulates the transaction result in the tally processing unit 17e and The information is passed to the prediction aggregation processing unit 17f. Then, the tally processing unit 17e performs the tally processing of the transaction results on the result basis (step SA-1).
1) The prediction tally processing unit 17f performs a processing of tallying transaction results on a prediction basis (step SA-1).
2).

(Business Selection Process—Aggregation Process of Transaction Results on a Performance Basis) First, a process of totaling transaction results on a performance basis will be described. FIG. 7 shows a flowchart of this processing. As shown in FIG. 7, the aggregation processing unit 17e
Calculates the closing rate (step SB-1). The closing rate is the amount of real estate
It indicates the ratio of real estate for which transactions have been completed, and indicates the brokerage achievement rate of each business operator. The aggregation processing unit 17e calculates as follows: closing rate (%) = (number of properties sold in transaction results / number of business properties in transaction results) × 100.

In particular, the tally processing unit 17e calculates the closing rate based on the whole, by property type, by area, by property type and area, and by purchaser attribute. Specifically, based on the transaction results called out from the business operator DB 10, the number of sales properties and the number of business properties are respectively set as a whole (the total number of sales properties or the total number of business properties of the business operator), a property type (for example, The number of single-family homes sold or the number of condominium sales homes, etc., by region (for example, the number of homes sold in the 23 wards of Tokyo), and by property type and region (for example, single-family home and Tokyo 23) By number of properties for sale in the ward, etc., by purchaser attribute (for example, annual income of 10 million yen to 15)
The number of properties sold to buyers within 100,000 yen)
The above formula is applied to the number of properties for sale and the number of properties for sale, and the closing rate is calculated for the entire property, by property type, by region, by property type and region, and by purchaser attribute.

Further, the tallying unit 17e calculates the closing rate by elapsed period (step SB-2). The term-of-contract rate by elapsed period is obtained by calculating the above-mentioned contract rate for each contract period, and indicates the correspondence between the contract period and the contract rate. The aggregation processing unit 17e classifies the contract period for each predetermined period (for example,
1 month, 3 months, 6 months, etc.), and by calculating the average of the closing rates for each category, the closing rates for each elapsed period (for example, closing rates within 1 month, closing rates within 3 months, within 6 months) Contract rate). Note that the closing rate by elapsed period is also calculated by the whole, by property type, by region, by property type and area, and by purchaser attribute, similarly to the above closing rate.

Further, the tallying unit 17e calculates the falling price (step SB-3). The falling price is the difference between the price of the real estate at the time of starting sales and the price of the real estate at the time of closing, and indicates how much the price has fallen by the time of closing. The tallying processing unit 17e calculates the falling price = the price at the time of selling-
Calculate like a contract price.

Then, finally, the tally processing unit 17e determines the field of specialty of the business person (step SB-4). The field of specialty is information that specifies the property type, region, property type / region, or purchaser attribute that is considered to have the highest business performance of the seller. By property type, by region, property type and region In addition, among the contract rates obtained by purchaser attribute, the field in which the contract rate is highest in each group is specified as the field of specialty. For example, in a group by property type, the closing rate of a single-family house = 70
%, And the closing rate of condominiums = 45%, the detached house is a specialty for the property type. Also, in the regional group, if the closing rate of Bunkyo-ku, Tokyo = 75% and the closing rate of Suginami-ku, Tokyo = 55%, Bunkyo-ku, Tokyo is a specialty area.

Thereafter, the tally processing unit 17e outputs the contract rate, the contract rate by elapse period, the falling price, and the specialty field calculated as described above to the browsing processing unit 17c and the prediction tally processing unit 17f (step SB-). 5), the tallying process ends.
In addition, in addition to the above-described processing, various types of totaling processing using a known statistical method can be performed for the totaling of transaction results on a performance basis.

(Business Operator Selection Process-Trading Result Aggregation Process on Predicted Basis) Next, a process of counting transaction results on a predicted basis will be described. In this processing, the prediction tally processing unit 17f calculates the contract rate,
By multiplying the closing rate by period and the falling price by a predetermined prediction coefficient, the closing rate on a forecast basis, the closing rate by period and the falling price are calculated. Here, the prediction coefficient is a coefficient for correcting a closing rate or the like on an actual basis, and includes, for example, market conditions that may affect real estate transactions (interest trends in real estate loans, fluctuations in the number of real estate supplies, The creator of the present system is determined in consideration of consumption trends) and stored in the server device 1 in advance.
Then, the prediction aggregation processing unit 17f outputs the contract rate based on the prediction calculated in this way, the contract rate by elapsed period, and the falling price to the browsing processing unit 17c, and the prediction aggregation processing ends. In addition, in addition to the above-described processing, various types of tallying processing using a known statistical method can be performed for tallying transaction results on a prediction basis.

Note that the processing of summing up the transaction results on the basis of the actual results or the prediction may be performed at various different timings in addition to the above-mentioned timing. May be performed, and the result of the calculation may be stored in the salesperson DB 10.

In FIG. 5 again, the browsing processing unit 17c, which has received the tally results from the tally processing unit 17e and the prediction tally processing unit 17f, stores these tally results in the sales person DB 10
Then, the Web server generates Web data of a detailed sales information display screen including the evaluation information of the sales representative called from, and transmits the Web data to the client device 2 which is displaying the detailed information of the sales representative (step SA-13). As a result, the salesperson detailed information display screen is displayed on the monitor 25 of the client device 2 (steps SA-14 and SA-15).

On this screen, as exemplified in FIG.
Aggregation MF-1 of transaction results on a performance basis, aggregation MF-2 of transaction results on a prediction basis, and evaluation information MF for the business operator selected in step SA-7.
-3 and a request button MF-4 for requesting mediation are displayed (in FIG. 22, a part of the information is omitted by wavy lines). By browsing this screen, a seller who wants to sell can grasp the details of the intermediary ability of each business operator, and can select a business operator suitable for real estate of his own real estate.

[0118] Then, when the seller wants to ask the business person displayed on the screen to make an intermediary request, the request button MF
-4 Click to select. Then, the request to request an intermediary and the information for identifying this seller are
Transmitted to the server device 1 (SA-16, SA-1)
7). This request is sent from the request interpreter 17a to the browsing processor 1
7b, the browsing processing unit 17c converts the Web data of the confirmation screen indicating that the mediation request has been accepted into the WebDB
15 and transmitted to the client device 2 (SA-18, SA-19). As a result, the monitor 25 of the client device 2 displays that the mediation request has been accepted (SA-20, SA-21).

Further, the request interpreting unit 17a transfers the information for specifying the business operator transmitted from the client device 2 to the notification processing unit 17g. This notification processing unit 17
g automatically generates an e-mail including information on the seller who transmitted the request for mediation. Then, the e-mail address of the specified business person is stored in the business person DB1.
0, and the e-mail is transmitted to the e-mail address (SA-22). This e-mail is spooled on a mail server corresponding to the e-mail address. With this, the selection process of the business person is completed. In addition, the information on the applicant for sale is information including at least the contact information of the applicant for sale, and further preferably includes an outline of the real estate to be sold. This information can be obtained at any time, for example,
When the sale applicant shifts from the initial screen to the sale applicant screen, input of such information may be requested.

(Real Estate Registration Processing) Next, real estate registration processing will be described. 8 and 9 show flowcharts of this processing. The e-mail transmitted in the above-mentioned business selection process is viewed by the business at an arbitrary timing. Then, referring to the information included in the e-mail, the business operator contacts the applicant for sale by an arbitrary method, obtains detailed information of the real estate, and discusses the sale conditions. Thereafter, the business operator registers the information on the real estate in the server device 1.

Specifically, when the business operator selects the real estate registration button MD-2 on the business operator screen of FIG. 20, a real estate registration request is transmitted to the server device 1 (step SC-1). This request is passed from the request interpreting unit 17a to the browsing processing unit 17c, and the browsing processing unit 17c
Is the Web data of the real estate registration screen in WebDB1
5 and transmitted to the client device 4 (steps SC-2 and SC-3). As a result, a real estate registration screen is displayed on the monitor 45 (step SC-4,
SC-5). This screen is configured to include an input field for inputting information regarding real estate and a registration button for instructing registration of this information. Then, when the business operator enters information about the real estate in the input field and selects the register button,
This information is transmitted to the server device 1 (step SC-
6, SC-7). This information is passed from the request interpretation unit 17a to the registration processing unit 17b, and stored in the real estate DB 11 under the control of the registration processing unit 17b (step SC
-8, SC-9). At this time, the registration processing unit issues a real estate ID by an arbitrary method, and the real estate D
Stored in B11.

Thereafter, the information of the real estate after the specification change can be registered in the same procedure as the registration of the real estate information. That is, the browsing processing unit 17c calls the Web data of the registration screen of the real estate after the specification change from the WebDB 15 and transmits it to the client device 4 (Step S).
C-10). As a result, a screen for registering the real estate after the specification change is displayed on the monitor 45 (step SC-11, S
C-12). This screen is configured to include an input field for inputting information relating to the real estate after the specification change, and a registration button for instructing registration of this information.

Then, when the information on the real estate after the specification change is input in the input field and the register button is selected, this information is transmitted to the server device 1 (step SC-13, S
C-14). This information is passed from the request interpreting unit 17a to the registration processing unit 17b, and is stored in the second real estate DB 12 under the control of the registration processing unit 17b (Step S).
C-15, SC-16). In addition, real estate I at the time of this registration
D is the real estate ID of the real estate whose specifications have been changed
The information stored in the real estate DB 11 and the second
With the information stored in the real estate DB 12. This completes the real estate registration process.

The information of the real estate after the specification change registered as described above can be changed by the business operator based on the detailed information of the real estate obtained from the applicant for sale and the own knowledge and experience. It can be determined in consideration of the characteristics and the direction to change the specification. For example, instead of reducing the number of rooms by one for real estate with a floor plan of 3LDK, the floor plan is changed, such as expanding the living room and registering it as 2SLDK. Alternatively, equipment changes such as changing a Japanese-style room with tatami floors to a Western-style room with flooring, installing a new floor heating system in the living room, and upgrading the kitchen to a system kitchen. In addition, the operator also calculates the cost required for performing such a specification change, and adds the cost to the sales price when there is no specification change to calculate the sales price after the specification change.

(Real estate browsing process-purchase applicant)
The browsing process for the purchaser to browse the information on the real estate registered as described above will be described. This browsing process is started when the purchaser selects the real estate browsing link button MC-1 on the purchaser screen of FIG. The flowchart of this processing is shown in FIG.
FIG. As shown in FIGS. 10 to 12, when the link button MC-1 is selected, a real estate browsing request is transmitted to the server device 1 (step SD-
1), this request is sent from the request interpreter 17a to the browsing processor 17
c, and the browsing processing unit 17 c
From 11, summary information of all registered real estate at the time (for example, location, property type, floor plan,
(Sale price) is called (step SD-3). And
Based on the basic information, Web data of a screen for browsing the outline information of the real estate is generated and transmitted to the client device 3 (step SD-4). As a result, a real estate summary information display screen is displayed on the monitor 35 (steps SD-5 and SD-6).

On this screen, as exemplified in FIG.
Real estate summary information MG-1 is displayed in a list format. Then, the purchase applicant can grasp the outline of the real estate, and specifies a real estate (for example, a real estate which he / she considers purchasing) for which he / she wants to browse more detailed information. This specification can be performed by an arbitrary method. For example, the specification can be performed by selecting and clicking a real estate for which detailed information is desired to be viewed. The information of the real estate specified in this way is transmitted to the server device 1 as a request for browsing the detailed information of the real estate (step SD-
7, SD-8). This request is sent from the request interpretation unit 17a.
The data is passed to the demand prediction processing unit 17h, and demand prediction processing is performed (steps SD-9 and SD-10).

(Real estate browsing process-demand forecasting process) The demand forecasting process will be described. FIG. 13 shows a flowchart of this processing. In this process, first, the demand prediction processing unit 17h calls, from the response DB 14, the response information of the past questionnaire for the real estate (the real estate) specified as the detailed information browsing target (step SE-).
1) Calling up the browsing history so far for the real estate from the browsing history DB 13 (step SE-2), and calling up the transaction results (contract rate) of the business operator of the real estate from the business operator DB 10 (step SE) -3).

Further, the demand forecasting processor 17h calls the transaction results (contract rate and contract period) of the real estate similar to the real estate from the real estate DB 11 (step SE-).
4). Here, a similar real estate is a real estate that meets a predetermined similarity criterion for the real estate. The similarity criteria include, for example, the location of the property, the property type,
It is possible to use a floor plan, etc. Specifically, the real estate is "Location = Suginami-ku, Tokyo, Property type = Condominium,
If “floor layout = 3LDK”, real estate of the same location, property type, and floor plan will be similar real estate.

Then, the demand prediction processing unit 17h calculates the predicted contract rate and the predicted contract period of the real estate based on the information called in this way (step SE-5).
As a specific method of this calculation, an arbitrary method based on a known statistical method can be adopted.
Calculated by making corrections to the closing rate and closing period of similar real estate based on the answer information, browsing history, and the closing rate of the business operator.

[0130] Specifically, first, a response regarding the intention to purchase the real estate is scored based on a predetermined calculation criterion. For example, if the answer of "want to buy" is selected, "score = 2", if the answer of "want to purchase" is selected, "score = 1" ... "not interested" Is selected, a score criterion such as “score = −2” is provided to score each item. Next, by calculating the average value of the scores of each item, the correction coefficient on the basis of each answer information as a whole is calculated. For example, 1
When the total score of the answer information of 0 items is 15, the correction coefficient is 1
5/10 = 1.5. Then, by calculating the average value of the correction coefficients of all the pieces of response information obtained for the real estate, the correction coefficient on the basis of the entire response information is calculated. The correction coefficient thus obtained indicates the degree of demand for the real estate based on the answer information.

Then, the browsing history of the real estate is scored based on a predetermined calculation standard. For example, “if the total number of views is less than 50, score = −2”, “the total number of views is 5
The scoring number is scored by setting a scoring criterion such as "Score = -1 when the number is 0 or more and less than 100, scoring = 0 when the total number of browsing is 100 or more and less than 150". Also, "score = -2 if the total viewing time is less than 1 hour, score = -1 if the total viewing time is 1 hour or more and less than 2 hours,""the total reading time is 2 hours." When the time is less than 3 hours, the browsing time is scored by setting a scoring standard such as "score = 0". Next, a correction coefficient based on the browsing history is calculated by calculating an average value of the score of the browsing number and the score of the browsing time.
The correction coefficient thus obtained indicates the degree of demand for the real estate based on the browsing history.

Further, a correction coefficient based on the closing rate of the business operator is calculated based on a predetermined calculation standard. For example, when the contract rate is 90% or more, the correction coefficient is 2;
In the case of 0% or more and less than 90%, the correction coefficient is calculated as "1.5". The correction coefficient obtained in this manner indicates the degree of success or failure of the real estate contract based on the broker's intermediary ability.

Then, the average value of the correction coefficient based on the answer information as a whole, the correction coefficient based on the browsing history, and the correction coefficient based on the closing rate of the business operator is obtained.
Find the correction factor for the property. The correction coefficient thus obtained indicates the degree of demand for the real estate from a mutual viewpoint. Finally, by multiplying the closing rate of the similar property by the correction coefficient, the expected closing rate of the property is calculated, and the expected closing period of the property is calculated by dividing the closing period of the similar property by the correction coefficient. .
For example, if “correction coefficient = 1.1” and “similar real estate closing rate = 85%” and “similar real estate closing period = 25 days”, “the real estate closing rate = 85 × 1.1 ≒ 94” % "
The contract period for similar real estate is $ 23. The reason why the correction coefficient is multiplied in the case of the closing rate is that the degree of demand and the closing rate generally tend to be mutually proportional.
The reason for dividing by the correction coefficient in the case of the contract period is that the degree of demand and the contract period generally tend to be inversely proportional to each other.

Thereafter, the demand prediction processing unit 17h calculates a predicted value (predicted time limit) of the remaining period until the real estate is purchased (step SE-6). Specifically, the registration date of the real estate in the system is called from the real estate DB 11, and the real estate is registered in the system based on the registration date and the current date and time obtained by an arbitrary method. Calculate the number of days elapsed since.
Then, a predicted time limit is calculated by subtracting this number of days from the calculated predicted contract period. Then, the demand forecasting processing unit 17h calculates the forecast closing rate,
The forecast closing period and the forecast time limit are transferred to the browsing processing unit 17c, and the demand forecasting process ends.

After that, in FIG. 11, the browsing processing unit 17
c obtains a ranking of the number of times the property has been viewed (step SD-11). Specifically, referring to the browsing history DB 13, the browsing frequency of all the real estate is called, and the ranking of the browsing frequency of the real estate in this is obtained. Then, the browsing processing unit 17c calculates a predicted closing rate, a predicted closing period,
It generates Web data for a display screen of real estate detailed information including a predicted time limit and a ranking of the number of times of browsing, and transmits the Web data to the client device 3 of the purchaser (step SD-12). As a result, a display screen of the real estate detailed information is displayed on the monitor 35 (step SD-13,
SD-14). This screen is illustrated in FIG. By referring to such a screen, the purchaser can determine how much the real estate of interest to him will be closed (estimated closing rate MH-1) and how long it will be closed. (Estimated closing period MH-2) and how many days will be sold (Estimated time limit MH)
-3) can be grasped.

After finishing such browsing, when ending the browsing of the real estate information, the purchase applicant selects the browsing end button MH-4. Then, information indicating this is transmitted to the server device 1 (steps SD-15 and SD-1).
6) The content of the browse history DB 13 is updated by the browse processing unit 17c (steps SD-17 and SD-1).
8). That is, the browsing processing unit 17c increments the number of times the property has been browsed so far by one, and stores the total browse time based on the time at which the property was browsed.
The demand prediction process is performed using the browsing history stored in this manner as described above, and the price prediction process is performed as described later.

Further, the browsing processing unit 17c calls the Web data of the questionnaire screen from the Web DB 15, and
Is transmitted to the client device 3 (step SD-1).
9). As a result, a questionnaire screen is displayed on the monitor 35 (steps SD-20 and SD-21). This questionnaire screen is provided with predetermined question items, an input field for inputting an answer to each question item, and a send button for instructing transmission of the answer. When an answer is input and transmission is instructed, information specifying the answer is transmitted to the server device 1 (steps SD-22 and SD-23). This information is passed from the request interpretation unit 17a to the registration processing unit 17b, and the response D
B14 (steps SD-24 and SD-2).
5). The demand prediction processing is performed as described above using the answer information stored in this manner, and the price prediction processing is performed as described later. This completes the real estate browsing process by the purchase applicant.

(Real estate browsing process-sale applicant)
A description will be given of a browsing process for a sale applicant to browse information on his or her real estate. A link button MB for browsing real estate on the seller screen in FIG.
The browsing process is started by selecting -1. FIGS. 14 and 15 show flowcharts of this processing.
As shown in FIGS. 14 and 15, the link button MB-1
Is selected and a real estate browsing request is transmitted to the server device 1 (step SF-1), the request is passed from the request interpreting unit 17a to the browsing processing unit 17c,
The browsing processing unit 17c calls, from the real estate DB 11, basic information of all the real estate registered at that time in association with the sale applicant (step SF-
2, SF-3). And based on this basic information,
It generates Web data of a screen for browsing the outline information of the real estate and transmits it to the client device 2 (step SF-4). As a result, a real estate summary information display screen is displayed on the monitor 25 (steps SF-5, SF-
6). This screen can be configured in the same manner as the screen in FIG.

[0139] By referring to this screen, the sale applicant can confirm the registration status of his / her real estate and the contents thereof, and can obtain more detailed information as in the case of the browse process of the purchase applicant. Identify the real estate you want to view.
The information of the real estate specified in this way is transmitted to the server device 1 as a request for browsing the detailed information of the real estate (steps SF-7 and SF-8). This request is passed from the request interpreting unit 17a to the demand prediction processing unit 17h, and demand prediction processing is performed (steps SF-9 and SF-1).
0). However, this demand forecasting process can be performed in the same manner as the process in FIG.

(Real Estate Browsing Processing-Price Prediction Processing) Next, price prediction processing is performed (step SF-1).
1). FIG. 16 shows a flowchart of this processing. In this process, the price prediction processing unit 17i calls the response information of the past questionnaire for the real estate from the response DB 14 similarly to the demand prediction process (step SG-1).
A browsing history for the real estate is called from the browsing history DB 13 (step SG-2), and a transaction result (contract rate) of a business agent that brokers the real estate is called from the business operator DB 10 (step SG-3). Then, the transaction result (contract price) of the real estate similar to the real estate is called (step SG-4).

Then, the price prediction processing unit 17i calculates a predicted contract price of the real estate based on the information called in this way (step SG-5). As a specific method of this calculation, any method based on a known statistical method can be adopted, but here, a correction coefficient calculated in the same manner as the demand forecasting process is applied to the contract price of similar real estate. It is calculated by making a correction based on

Specifically, similarly to the demand prediction processing, a correction coefficient of the real estate is obtained. Then, by multiplying the contract price of the similar property by the correction coefficient, the predicted contract price of the property is calculated. For example, “correction coefficient = 0.9”
In the case of “contract price of similar real estate = 45 million yen”, “predicted contract price of the real estate = 45 million yen ×
0.9 = 4, 0.5 million yen. The reason for multiplying by the correction coefficient is that the degree of demand and the contract price tend to be generally proportional to each other. Then, the demand prediction processing unit 17h passes the predicted contract price to the browsing processing unit 17c, and ends the demand prediction processing.

In FIG. 15, the browsing processing unit 17
c generates Web data of a display screen of real estate detailed information including a predicted closing rate, a predicted closing period, a predicted time limit, and a predicted closing price, and transmits the Web data to the client apparatus 2 of the seller who wants to sell (step SF) -12). As a result, a display screen of the real estate detailed information is displayed on the monitor 25 (steps SF-13 and SF-14). This completes the process of browsing the real estate of the applicant for sale. This screen is
As illustrated in FIG. 25, the predicted closing rate MI-
1. Predicted closing period MI-2, predicted time limit MI-
3. Includes the predicted closing price MI-4, and the prospective seller can refer to the information on his / her real estate to obtain the expected sales of his / her real estate and the registered sales price. The difference from the predicted contract price can be grasped, and the price can be reviewed.

(Other Processing) By referring to the information on the real estate as described above, the applicant for sale may take a plurality of measures when he / she thinks it is necessary to improve the sales situation of his own real estate. it can. Hereinafter, the processing will be described. First, if the seller wants to keep the business as it is and want to change the registered information (mainly the selling price), consult with the business in any way and ask the business to change the information. Ask. By receiving the request and selecting the link button MD-3 on the business operator screen of FIG. 20, the business operator can shift to a real estate information change screen (not shown) and change the information. Since the screen configuration and update processing at this time can be arbitrarily performed, a description thereof will be omitted, but the information updated in this way is stored in the real estate DB 11 instead of the conventional information. For example, initially, the selling price is 100 million yen and the predicted closing rate is 5%. If the predicted closing price is 9 million yen, the closing price is reduced to 9.5 million yen to reduce the closing rate. = 80
%.

Alternatively, if the seller wants to change the business operator, the current business operator is contacted by an arbitrary method to notify the change of the business operator. Then, by performing the above-mentioned selection process of the business operator again, a new business operator can be selected, and the business operator can register his / her real estate information again. For example, at the beginning, when the sales request is made to the salesperson A, if the predicted closing rate is 5%, the sales closing rate is re-requested to the salesman B who has a higher transaction result than the salesperson A. = 50%. By repeating such processing, the sale applicant can increase the closing rate of his or her real estate.

Although the embodiments of the present invention have been described above, the present invention is not limited to the above-described embodiments, but may be implemented in various different forms within the scope of the technical idea described in the appended claims. It may be implemented in the form of. For example, information on any items other than the above is obtained /
It can be generated and presented to a sale applicant or a purchase applicant. In the display example of each screen described above, each DB
Although an example is shown in which only a part of the information stored in is displayed, all information may be displayed.
In addition, for the specific algorithm of aggregation processing, forecast aggregation processing, demand prediction processing, or price prediction processing,
It can be changed appropriately within the range of the purpose of each processing.
In addition, information about the seller is not limited to the seller,
The purchaser may also be able to browse and obtain reference information such as when sales are received from the salesperson. Alternatively, the information about the business operator can be viewed by the business operator mutually, and can be used for mutual monitoring of the accuracy of the information disclosure or can be used as a reference for business improvement.

Further, among the processes described in the embodiment, all or a part of the processes described as being performed automatically can be manually performed, or the processes described as being performed manually can be performed. All or part of the processing can be automatically performed by a known method. In addition, the processing procedures, control procedures,
Information including parameters such as specific names, various types of registration data, and search conditions can be arbitrarily changed unless otherwise specified.

The “computer-readable recording medium” includes a floppy (registered trademark) disk, a magneto-optical disk, a ROM, an EPROM, an EEPROM, and a CD-ROM.
Any “portable physical medium” such as ROM and DVD, ROM and RAM built in various computer systems,
HD or any other "physical medium for fixation" or LA
It includes a “communication medium” that holds the program in a short period, such as a communication line or a carrier when transmitting the program via a network represented by N, WAN, or the Internet.

[0149] A "program" is a data processing method described in an arbitrary language or description method, regardless of the format of a source code or a binary code. In addition,
The “program” is not necessarily limited to a single program, but may be distributed as a plurality of modules or libraries, or may operate in cooperation with a separate program represented by an OS (Operating System). Includes what you achieve. Note that a specific configuration for reading a recording medium in each device described in the embodiment, a reading procedure, or an installation procedure after reading, etc.
Known configurations and procedures can be used.

[0150]

As described above, claims 1 and 4,
According to the present invention described in Item 18 or 23, it is possible to collect information on the intermediaries and to notify the information to a wide range of sellers and purchasers efficiently at low cost. Then, the brokerage business can be performed by the broker individually, and there is no need to perform the business as a group organization as in the related art, so that the administrative costs and indirect costs can be significantly reduced.

Further, claim 2, 9, 19 or 23
According to the present invention described in the above, the sale applicant or purchase applicant,
It is possible to refer to information based not on the subjective viewpoint of the sales person but on the objective viewpoint of demand. In addition, this makes it possible to prevent excessive advertisement of the transaction target. Further, not only fixed information but also information based on a variable viewpoint of demand can be referred to.

Further, the present invention is characterized in that:
According to the third aspect of the present invention, a sale applicant or a purchase applicant can refer not only to fixed information but also information after specification change.

According to the present invention described in claim 5,
A sale or purchase candidate can grasp the ability of the broker through business evaluation, so it is extremely easy to select a broker suitable for his / her transaction, and improve transaction efficiency. The transaction speed can be significantly increased.

Further, according to the present invention described in claim 6,
A prospective seller or purchaser can know the ability of the intermediary based on the transaction results on a performance basis, so it is extremely easy to select an intermediary suitable for his or her own transaction and to improve the transaction efficiency. And can significantly increase the transaction speed.

Further, according to the present invention as set forth in claim 7,
A prospective seller or purchaser can determine the intermediary's ability based on the transaction performance based on forecasts such as the closing rate. It is very easy to select an intermediary suitable for the transaction.

Further, according to the present invention described in claim 8,
The intermediary conducts business on an individual basis and can quickly grasp and respond to the requested fact even when it is not physically fixed in an office or the like.

According to the tenth aspect of the present invention, since the information of the transaction prediction is generated in accordance with the behavior of the purchaser at the time of browsing the information, the degree of unconscious interest of the purchaser is reflected. Information on transaction prediction can be provided.

Further, according to the present invention, since the information of the transaction prediction is generated according to the opinion of the purchaser after browsing the information, the degree of interest that the purchaser consciously answers is provided. Can be provided.

Further, according to the present invention described in claim 12, 20 or 23, a sale applicant or a purchase applicant can grasp the future demand for the transaction object. it can. For this reason, the sale applicant can adjust the current sale price so as to match the demand, improve the sale conditions, increase the closing rate, and increase the sale speed. Can be. Further, the purchase applicant can know how long the transaction target of his / her interest is sold, etc., and can optimize the purchase timing so that the purchase timing is not missed.

Further, according to the present invention described in claim 13, 21, or 23, a sale applicant or a purchase applicant grasps at what price the transaction target will be sold in the future. be able to. For this reason, the sale applicant can adjust the current sale price to match this price, etc., and can optimize the sale price, increase the closing rate, and speed up the sale speed. be able to. In addition, the purchaser can grasp the sales price of the transaction object of his / her interest, etc., and can avoid paying an unnecessarily high amount. Transactions can be made with confidence.

According to the fifteenth aspect of the present invention, a person desiring to sell or the like can make a selection after grasping the mediation ability of the mediator, and can easily and quickly find an appropriate mediator. You can choose.

Further, according to the present invention, the applicant for sale or the applicant for purchase examines the transaction conditions after grasping both the information on the transaction target and the information on the transaction prediction. And make adjustments, and can easily and quickly select an appropriate transaction.

According to the seventeenth aspect of the present invention, the applicant for sale or the applicant for purchase compares the information of the current transaction object with the information of the transaction object after the specification change while comparing each other. In addition, it is possible to examine and adjust transaction conditions, and to easily and quickly select an appropriate transaction.

[Brief description of the drawings]

FIG. 1 is a block diagram showing an overall configuration of a transaction support system according to an embodiment of the present invention.

FIG. 2 is a block diagram illustrating a configuration of a server device.

FIG. 3 is a block diagram illustrating a configuration of a client device.

FIG. 4 is a flowchart of a salesperson selection process.

FIG. 5 is a flowchart of a business operator's selection process.

FIG. 6 is a flowchart of a salesperson selection process.

FIG. 7 is a flowchart of a transaction performance tallying process on a performance basis.

FIG. 8 is a flowchart of a real estate registration process.

FIG. 9 is a flowchart of a real estate registration process.

FIG. 10 is a flowchart of a real estate browsing process by a purchase applicant.

FIG. 11 is a flowchart of a real estate browsing process by a purchase applicant.

FIG. 12 is a flowchart of a real estate browsing process by a purchase applicant.

FIG. 13 is a flowchart of a demand prediction process.

FIG. 14 is a flowchart of a real estate browsing process by a sale applicant.

FIG. 15 is a flowchart of a real estate browsing process by a sale applicant.

FIG. 16 is a flowchart of a price prediction process.

FIG. 17 is a diagram illustrating a display example of an initial screen.

FIG. 18 is a diagram illustrating a display example of a sale applicant screen.

FIG. 19 is a diagram showing a display example of a purchaser screen.

FIG. 20 is a diagram showing a display example of a salesperson screen.

FIG. 21 is a diagram showing a display example of a salesperson summary information display screen.

FIG. 22 is a diagram showing a display example of a salesperson detailed information display screen.

FIG. 23 is a diagram showing a display example of a real estate summary information display screen.

FIG. 24 is a diagram showing a display example of a display screen of real estate detailed information (for purchase applicants).

FIG. 25 is a diagram illustrating a display example of a display screen of real estate detailed information (for sale applicants).

[Explanation of symbols]

 1 server apparatus 10 business operator database 11 real estate database 12 second real estate database 13 browsing history database 14 answer database 15 web database 16 communication control interface 17 control unit 17a request interpreting unit 17b registration processing unit 17c browsing processing unit 17d authentication processing unit 17e Aggregation processing unit 17f Prediction aggregation processing unit 17g Notification processing unit 17h Demand prediction processing unit 17i Price prediction processing unit 2-4 Client devices 20, 30, 40 Control units 20a, 30a, 40a Web browsers 20b, 30b, 40b Electronic mailer 21, 31, 41 ROM 22, 32, 42 RAM 23, 33, 43 HD 24, 34, 44 Input device 25, 35, 45 Output device 26, 36, 46 Input / output control interface 27, 37, 47 Control interface 5 Internet

Claims (23)

[Claims] 1. A transaction constituted by connecting a transaction information processing apparatus for processing information relating to a transaction and at least one of a sales applicant or a purchase applicant in a transaction to a communication terminal via a network. A support system, wherein the transaction information processing device is stored in the mediator information storage means for storing information relating to each of the plurality of mediators for mediating the transaction, and the mediator information storage means. Communication means for transmitting the information to the information terminal device of the sale applicant or the purchase applicant. 2. A transaction constituted by connecting a transaction information processing device for processing information relating to a transaction and at least one of a sales applicant or a purchase applicant in a transaction to a communication terminal via a network. A support system, wherein the transaction information processing apparatus includes: a transaction target information storage unit that stores information about a transaction target; a demand level information storage unit that stores information about a demand level of the transaction target; Based on the information stored in the means and the information stored in the demand degree information storage means,
Transaction prediction processing means for generating information on the transaction prediction of the transaction target; and communication means for transmitting the information generated by the transaction prediction processing means to the information terminal device of the sale applicant or the purchase applicant. A transaction support system comprising: 3. A transaction formed by connecting a transaction information processing device for processing information relating to a transaction and at least one of a sales applicant or a purchase applicant in a transaction to a communication terminal via a network. A support system, wherein the transaction information processing apparatus includes: a transaction object information storage unit that stores information about a transaction object; and a second transaction object information storage unit that stores information about the transaction object in a state in which specifications have been changed. And the information stored in the transaction object information storage means and the information stored in the second transaction object information storage means,
Communication means for transmitting the information to the information terminal device of the sale applicant or the purchase applicant. 4. A transaction information processing apparatus configured to be communicably connected via a network to at least one of a sales applicant and a purchase applicant in a transaction, wherein said transaction information intermediary is provided. Intermediary information storage means for storing information on each intermediary capability of a plurality of intermediaries performing the information processing, and information stored in the intermediary information storage means, the information terminal of the seller or purchaser A transaction information processing apparatus, comprising: communication means for transmitting the transaction information to the apparatus. 5. The information on the intermediary capability is information on business evaluation of each intermediary received from the information terminal device of the applicant for sale or the applicant for purchase via the communication means. The transaction information processing device according to claim 4, wherein 6. An aggregation processing means for totalizing transaction results on a performance basis of each intermediary based on information on transaction performance on a performance basis of each intermediary. Information about the results
The transaction information processing device according to claim 4, wherein the transaction information processing device is used as information on the mediation capability. 7. A forecast totalizing means for totalizing transaction results of each intermediary on a prediction basis based on information on transaction results on a performance basis of each intermediary. The transaction information processing apparatus according to any one of claims 4 to 6, wherein information on the result of the transaction is used as information on the mediation ability. 8. When information specifying an intermediary requesting intermediation of a transaction is received from the information terminal device of the applicant for sale via the communication means, the intermediary specified by the information is transmitted to the intermediary specified by the information. The transaction information processing apparatus according to any one of claims 4 to 7, further comprising: notification processing means for notifying that a mediation has been requested. 9. A transaction information processing apparatus configured to be communicably connected via a network to at least one of a sales applicant and a purchase applicant in a transaction, the information processing apparatus comprising: Transaction information storing means for storing information on the demand level of the transaction object, information stored in the transaction information storage means, and the demand level information storing means Based on the stored information
Transaction prediction processing means for generating information on the transaction prediction of the transaction target; and communication means for transmitting the information generated by the transaction prediction processing means to the information terminal device of the sale applicant or the purchase applicant. A transaction information processing apparatus comprising: 10. The information relating to the demand level of the transaction object is information relating to a history when information stored in the transaction object information storage means is browsed by a purchaser via the information terminal device. The transaction information processing apparatus according to claim 9, wherein the demand level information storage unit is a browse history information storage unit that stores information regarding the history at the time of viewing. 11. The information relating to the demand level of the transaction object is, when the information stored in the transaction object information storage means is browsed by the purchase applicant, a predetermined question information relating to the information. The transaction information processing apparatus according to claim 9, wherein the information is response information obtained from a purchaser, and the demand information storage means is response information storage means for storing the response information. . 12. The degree of demand of the transaction object based on the information stored in the transaction object information storage means and the information stored in the demand degree information storage means. The transaction information processing apparatus according to any one of claims 9 to 11, further comprising: a demand prediction processing unit configured to predict the transaction information. 13. The transaction prediction processing means, based on the information stored in the transaction object information storage means and the information stored in the demand degree information storage means, when the transaction object is sold. The transaction information processing apparatus according to any one of claims 9 to 12, further comprising price prediction processing means for predicting a price. 14. A transaction information processing device configured to be communicably connected via a network to at least one of a sales applicant and a purchase applicant in a transaction, the information processing device comprising: A transaction object information storage means for storing information relating to the transaction object in a state where the specification has been changed; a second transaction object information storage means for storing information relating to the transaction object; The information stored in the second transaction object information storage means is
Communication means for transmitting the information to the information terminal device of the sale applicant or the purchase applicant. 15. An information terminal device communicably connected via a network to a transaction information processing device for processing information relating to a transaction, the information terminal device comprising: An output interface for outputting, an input interface for inputting information for specifying an intermediary for requesting intermediation of a transaction, and receiving information on the intermediation capability from the transaction information processing device and the intermediary An information terminal device, comprising: communication means for transmitting information for specifying to the transaction information processing device. 16. An information terminal device communicably connected via a network to a transaction information processing device for processing information relating to a transaction, the information terminal device comprising: An information terminal device comprising: communication means for receiving from a transaction information processing device; and an output interface for outputting information on the transaction target and information on the transaction prediction of the transaction target. 17. An information terminal device communicably connected via a network to a transaction information processing device for processing information relating to a transaction, comprising: information relating to the transaction target; Communication means for receiving the information from the transaction information processing apparatus; information on the transaction object; and an output interface for outputting the information on the transaction object in a state where the specification change has been performed. An information terminal device characterized by the above-mentioned. 18. A system in which a transaction information processing apparatus for processing information relating to a transaction and at least one of a sales applicant or a purchase applicant in a transaction are communicably connected via a network. A transaction support method performed by using a transaction information storage device that stores information on each of the plurality of mediators that mediate the transaction in the transaction information processing device; A communication procedure for transmitting the information stored in the storage means to the information terminal device of the sale applicant or the purchase applicant. 19. A system in which a transaction information processing apparatus for processing information relating to a transaction and at least one of a sales applicant or a purchase applicant in a transaction are communicably connected via a network. A transaction support method for storing information on a transaction target in the transaction information processing device; and a demand for storing information on the demand degree of the transaction target in the transaction information processing device. Degree information storage procedure, the information stored in the transaction object information storage procedure,
Based on the information stored in the demand degree information storage procedure, a transaction prediction processing procedure for generating information on the transaction prediction of the transaction target, the information generated in the transaction prediction processing procedure, the sale applicant or A communication procedure for transmitting the purchase applicant to the information terminal device. 20. The transaction prediction processing procedure predicts the degree of demand of the transaction object based on the information stored in the transaction object information storage procedure and the information stored in the demand degree information storage procedure. 20. The transaction support method according to claim 19, further comprising a demand forecast processing procedure. 21. The transaction prediction processing procedure includes, based on the information stored in the transaction object information storage procedure and the information stored in the demand degree information storage procedure, a price at the time of selling the transaction object. 21. The transaction support method according to claim 19, further comprising a price prediction processing procedure for prediction. 22. A system in which a transaction information processing device for processing information relating to a transaction and at least one of a sales applicant or a purchase applicant in a transaction are communicably connected via a network. A transaction object information storing procedure for storing information about a transaction object in the transaction information processing apparatus; and a transaction information processing apparatus for storing information about the transaction object in a state where specifications have been changed. A second transaction object information storage procedure stored in the transaction object information storage procedure,
A communication procedure for transmitting the information stored in the second transaction object information storage procedure to the information terminal device of the sale applicant or the purchase applicant. 23. A computer-readable recording medium on which a program for causing a computer to execute the transaction support method according to claim 18 is recorded.