JP2002312458A - Land price evaluation system, method and its assisting system - Google Patents

Abstract

PROBLEM TO BE SOLVED: To verify and adjust a primary evaluation result. SOLUTION: A base price evaluated by a real estate appraiser or the like to be used as an evaluation criterion is stored as a database in a base price database 10. A difference rate predetermined to each price determination factor in accordance with its content is stored in a price determination factor table 12. An evaluation device 14 refers to information of the base price database 10 and the price determination factor table 12, it calculates an evaluation score and an appraisal value of an evaluation object land, and it stores them in a database 16. A copy 18 is made of the database 16, a verification device 22 executes continuous street verification, verification within similar situation areas, and boundary verification to the copy 18, and evaluation data of the copy 18 is adjusted by an adjusting device 24 at each verification step. A factor comparing device 30 displays evaluation points along with price determination factors to a plurality of designated streets so as to compare them in a display device 26 during verification.

Description

DETAILED DESCRIPTION OF THE INVENTION

[0001]

BACKGROUND OF THE INVENTION 1. Field of the Invention The present invention relates to a land price evaluation system and method and an auxiliary system thereof, and more particularly, to a land price evaluation system and method and a land price evaluation which can be used for evaluating land prices such as road prices. It relates to a subsidized land price evaluation assistance system.

[0002]

2. Description of the Related Art The tax standard of property tax is an appropriate fair value, and in actual operation, it is important how to evaluate the appropriate fair value. For example, in the property tax, a real estate appraiser entrusts the evaluation of standard residential land representing a similar situation area to a real estate appraiser, and based on the real estate appraisal value, the local government's fixed asset evaluation committee evaluates the price of other residential land as a fixed asset. Evaluate according to the standard,
The municipal mayor decides.

[0003] An apparatus and a method for calculating the area of the land to be evaluated are described in Japanese Patent No. 2992273. There are also land attribute data (address, lot number, land area and land area, etc.), land figure data (brush world and lot number), land price attribute data (route number, land price, restricted zone and situation similar area, etc.), route Creates a database of graphic data (routes and route numbers) and attribute data of various correction factors, determines the assumed shaping ground from the area, corner coordinates, and frontage length of the evaluation target painting ground using computer software. A method of determining an evaluation price from a road price of a route in contact with a frontage under various correction coefficients is described. The correction coefficients include an irregular terrain correction rate, a large depth length correction rate, a shade ratio, a frontage narrowing correction rate, an applied irregular correction rate, a two-way route influence addition rate, and a side route influence addition rate. In the case of property tax valuation, in order to ensure objectivity, the government determines these correction factors and the range of the correction values as evaluation criteria.

[0004] Similarly, a system for assisting the appraisal of land prices by a computer is described in JP-A-7-73239. In this system, the land price of the appraisal target point, the land price of the nearest point and the information of the nearest point (the land price of the reference land point such as the land price of the transaction example point and the land price publicized point, or the land price price of the precedent point) are Apply to the land price calculation formula according to the type of point information, determine the desired land price by a method of selecting any one from the multiple calculation results obtained by the method, and the vicinity of the appraisal target point on the map on the display screen To be displayed.

[0005] Usually, a real estate appraiser appraises the price of a rough sample point, and the evaluator applies the above-mentioned evaluation criteria based on the price, and extrapolates the prices of the individual fixed assets around it by extrapolation. I will decide. However, land conditions vary and, despite the fact that many pricing factors are taken into account, the application of certain criteria does not always yield a valid conclusion.

[0006] Pricing factors in property tax evaluation are largely divided into four conditions: street conditions, traffic / access conditions, environmental conditions, and administrative conditions. The street conditions include the width of the road in contact, the presence or absence of the sidewalk, the distinction between the main road, the prefectural road, and the main local road, the form of the road (whether or not it can pass), and the like. The traffic / approach conditions include the distance to the nearest station, the distance to the bus stop, the distance to the main road, the distance to the center of the district, and the distance to the elementary school. The environmental conditions include the presence or absence of a sewer, the surrounding land use status, the terrain, the presence and distance of disgusting facilities, the location of buildings, and the natural environment. Administrative conditions include the status of designation under the City Planning Act, floor area ratio, and designation of fire prevention zones.

Originally, as a method of eliminating the unevenness of the evaluation price in an area that gives an approximate evaluation value, a method of smoothing by a linear interpolation method (a land evaluation method using a slope road value) has been proposed. (JP-A-9-103100).

[0008]

Problems to be Solved by the Invention
In the method described in Japanese Patent Publication No. 0, an evaluation value without unevenness can be obtained formally or mechanically. However, the price of real estate greatly depends not only on the above-mentioned price determining factors, but also on the economic state of society and supply-demand relations, etc., and it can be naturally said that the price of the real estate varies greatly locally. In such a situation,
Not only is it difficult to obtain reasonable results by simply applying this method, but it is also difficult to clearly explain the basis of the determined price. In other words, an evaluation that can qualitatively and quantitatively explain the difference in the evaluation price is desired. Considering the natural fluctuation of the evaluation value due to various price determining factors, such a smoothing process alone does not necessarily lead to an appropriate evaluation value.

[0009] Therefore, it is not sufficient to simply calculate the real estate price valuation according to a certain valuation standard.
A system that can easily adjust and simulate an evaluation price according to each situation is desired.

[0010] Furthermore, when an evaluation price is adjusted based on a certain evaluation criterion, an evaluation system or an evaluation assistance system that facilitates quantitative explanation of the basis of the adjustment is desired.

[0011] Such a problem of land price evaluation also exists when determining an appropriate selling price or buying price of a real estate to be actually sold.

An object of the present invention is to provide a land price evaluation system and method that can more objectively calculate and evaluate land prices.

[0013] Another object of the present invention is to provide a land price evaluation assistance system for assisting reasonable price evaluation of real estate.

[0014]

A land price evaluation system according to the present invention comprises: a primary evaluation means for calculating a primary evaluation value of each target land in a predetermined area in accordance with a predetermined evaluation price determining factor; A database that stores the price determining factor and the primary evaluation value of the primary evaluation unit, an extraction unit that extracts a primary evaluation result that matches an extraction condition from the database, and a display unit that displays an extraction result of the extraction unit And adjusting means for adjusting a desired primary evaluation result in accordance with an operator's instruction.

According to such a configuration, the primary evaluation result by the mechanical processing can be adjusted to be consistent with the peripheral evaluation result by a simple operation.

Preferably, the extracting means extracts a first extraction mode for designating a plurality of continuous routes, a second extraction mode for designating a desired situation-similar area, and the vicinity of a boundary between adjacent situation-similar areas. A third mode is provided. This allows for gradual adjustments and more relevant conclusions.

[0017] Preferably, in the third mode, the extracting means includes: a width of a boundary between adjacent situation similar areas;
According to the distance between the adjacent routes, the routes adjacent to each other near the boundary between adjacent situation areas are determined. This makes it possible to accurately detect an adjacent route near the boundary between adjacent situation similar districts.

Preferably, the display means displays the primary evaluation result extracted by the extracting means in comparison with the evaluation price determining factor. As a result, the primary evaluation results can be compared with each other for each of the evaluation price result factors, so that the necessity and the degree of the adjustment can be easily determined.

Preferably, the display means displays a plurality of related primary evaluation results side by side, and, for each primary evaluation result, among the evaluation price determining factors, a factor having a plus value and the value thereof are displayed in an upward direction. And a factor having a negative value and its value are layered in a downward direction and displayed.
This makes it easy to determine the presence or absence of the influence of each factor and the degree thereof.

Preferably, the adjusting means multiplies the primary evaluation value by an adjustment coefficient corresponding to an input of an operator, or adjusts an adjustment amount of the primary evaluation value according to an instruction of the operator by the predetermined price determining factor. Allocate to the specified factor in In the former case, the adjustment amount can be quantitatively grasped ex post. In the latter case, it is possible to explain only with existing factors.

In the land price evaluation method according to the present invention, a primary evaluation value of each target place in a predetermined area is calculated according to a predetermined evaluation price determination factor, and the primary evaluation value is calculated by the price determination factor of each target and the primary evaluation means. The method is characterized by comprising a primary evaluation step of storing the primary evaluation value in a database, and an extraction / verification / adjustment step of extracting, verifying, and adjusting a primary evaluation result matching the extraction condition from the database.

Preferably, the extraction / verification / adjustment step includes a continuous route verification / adjustment step of verifying / adjusting the primary evaluation values for a plurality of continuous routes, and a verification / adjustment of the primary evaluation values in a situation similar area. The method includes a verification / adjustment step in a situation similar district to be adjusted, and a boundary verification / adjustment step of verifying / adjusting the primary evaluation value in the vicinity of a boundary between adjacent situation similar districts. This allows for stepwise adjustments and more relevant conclusions to be drawn.

[0023] The boundary verification / adjustment step is a step of extracting routes adjacent to the boundary between adjacent situational areas and adjacent to each other in accordance with the width of the borderline of adjacent situation similar districts and the distance between adjacent routes. Is provided. This makes it possible to accurately detect an adjacent route near the boundary between adjacent situation similar districts.

The land price evaluation method according to the present invention further comprises a comparison display step of displaying a plurality of desired primary evaluation results together with the evaluation price determining factors. As a result, the primary evaluation results can be compared with each other for each of the evaluation price result factors, so that the necessity and the degree of the adjustment can be easily determined.

[0025] Preferably, in the comparison display step, a plurality of primary evaluation results are displayed side by side, and for each of the primary evaluation results, a factor having a positive value and a factor having a positive value among the evaluation price determining factors are displayed. In addition to displaying in a stacking direction, factors having negative values and their values are stacked and displayed in a downward direction. This makes it easy to determine the presence or absence of the influence of each factor and the degree thereof.

A land price evaluation assistance system according to the present invention includes a database for storing evaluation values of a plurality of target sites evaluated according to a predetermined evaluation price determining factor together with the price determining factor of each of the target sites; Extracting means for extracting an evaluation result matching the extraction condition from the display means; display means for displaying the evaluation result extracted by the extracting means in contrast with the evaluation price determining factor; and Adjusting means for adjusting the evaluation result. As a result, the target location that matches the extraction condition is extracted, and the evaluation value and the factor are displayed to the operator in contrast, so that the operator can easily determine the validity of the evaluation and the necessity and degree of the adjustment. Will be able to

Preferably, the extraction means extracts a first extraction mode for designating a plurality of continuous routes, a second extraction mode for designating a desired situation-similar area, and an area near a boundary between adjacent situation-similar areas. A third mode is provided. This allows for gradual adjustments and more relevant conclusions.

[0028] Preferably, in the third mode, the extracting means includes: a width of a boundary between adjacent situation similar areas;
According to the distance between the adjacent routes, the routes adjacent to each other near the boundary between adjacent situation areas are determined. This makes it possible to accurately detect an adjacent route near the boundary between adjacent situation similar districts.

Preferably, the display means displays a plurality of related primary evaluation results side by side, and, for each primary evaluation result, among the evaluation price determining factors, a factor having a plus value and the value thereof are displayed in an upward direction. And a factor having a negative value and its value are layered in a downward direction and displayed.
This makes it easy to determine the presence or absence of the influence of each factor and the degree thereof.

Preferably, the adjusting means multiplies the primary evaluation value by an adjustment coefficient corresponding to the input of the operator, or adjusts the adjustment amount of the primary evaluation value according to the instruction of the operator by the predetermined price determining factor. Allocate to the specified factor in In the former case, the adjustment amount can be quantitatively grasped ex post. In the latter case, it is possible to explain only with existing factors.

[0031]

Embodiments of the present invention will be described below in detail with reference to the drawings.

FIG. 1 is a schematic block diagram showing an embodiment of the present invention applied to fixed asset evaluation. This example is
Actually, it is realized as software running on a computer system.

The reference price database 10 stores a reference price which is evaluated by a real estate appraiser or the like and serves as an evaluation reference. The reference price database 10 includes a lot number, a land area, an evaluation price, and a price determining factor of a reference real estate. As described above, the price determining factors are broadly classified into street conditions, traffic / access conditions, environmental conditions, and administrative conditions. Details of each condition are as described above.

The price determining factor table 12 stores a disparity rate determined in advance according to the content of each price determining factor.

The operator inputs the route number to be evaluated, the price determining factor, the previous route price, and the inheritance tax route price to the evaluation device 14. The evaluation device (software) 14 adds the information of the reference price database 10 and the price determination factor table 12 to the input information in accordance with the legal evaluation criteria.
Is applied to calculate an evaluation point and an evaluation price of the evaluation target place (S1). The evaluation points are obtained by converting the price of the evaluation target land into a score as a multiplier to the evaluation price of the reference land, and when the evaluation price of the reference target land is multiplied by the evaluation point, the evaluation price of the evaluation target land is obtained. Can be The procedure is to compare each price determinant in comparison with the reference land,
The evaluation point of the evaluation target place when the evaluation point of the reference land is set to 100 is calculated, and the obtained evaluation point is multiplied by the evaluation price of the reference value ground to calculate the evaluation price of the evaluation target place. Therefore, it can be said that the evaluation point indicates the evaluation price of the evaluation target land relative to the price of the reference land.

The land price on the fixed asset evaluation is calculated by (standard residential land price) × (standard ratio meter) × (price equilibrium correction coefficient value). The ratio meter is (sum of inequality ratios in street conditions) x
It is calculated by (total of disparity rates in traffic and access conditions) x (total of disparity rates in environmental conditions) x (total of disparity rates in administrative conditions). The evaluation point in this embodiment is, so to speak, equal to (comparison rate meter) × (price equilibrium correction coefficient value). The price equilibrium correction coefficient value is a correction coefficient used for adjusting the valuation price, and is 1.0 in the stage of primary valuation. Therefore, at the stage of the primary evaluation, the evaluation points are equal to the ratio meter.

For both the reference land and the evaluation target land, the evaluation points corresponding to the respective price determining factors are calculated, and the ratio of the obtained evaluation points is multiplied by the evaluation price of the reference land to obtain the evaluation target land. May be determined. Below,
The explanation will be made so that the evaluation point of the evaluation target area is calculated with the evaluation point of the reference land set as 100. However, in order to uniformly understand the evaluation price of the evaluation target area, the evaluation point of the reference land also depends on the price determining factor. It is preferable to set the calculated value.

The evaluation result of the primary evaluation by the evaluation device 14 is stored in the evaluation price database 16 together with the price determining factor and the difference ratio applied to each price determining factor. The contents of the reference price database 10 are also copied to the evaluation price database 16 as invariant data. As a result, the evaluation price (including the reference price of the reference value) in the evaluation target area including the reference place and the evaluation points are stored in the evaluation price database 16.

The evaluation price database 16 is copied to the database 18 for verification and adjustment of the primary evaluation result stored in the evaluation price database 16, and the verification and adjustment of the price are executed for the database (copy) 18 ( S2 to S4). Of course, if the evaluation by the evaluation device 14 is retried, the price may be adjusted for the database 16 itself without creating the database (copy) 18. By creating the database (copy) 18, it is possible to repeatedly apply various simulations and to perform a simulation again by returning to the primary evaluation.
Various simulation results can be obtained by making a plurality of copies 18 and applying simulations under different conditions to each copy.

At the stage of adjustment, the database (copy)
An adjustment coefficient 20 is further introduced for the data of each of the 18 evaluation locations. This adjustment coefficient 20 is to be applied to the evaluation site that needs to be adjusted as a result of the verification described later.
This corresponds to the price balance correction coefficient described above. Obviously, the fields of the adjustment coefficient may be set in the initial databases 10 and 16 from the beginning. This is because the trouble of creating the database (copy) 18 from the evaluation price database 16 can be omitted. Details of the adjustment coefficient 20 will be described later.

The verification device (software) 22 refers to the evaluation price database (copy) 18 and verifies the evaluation price for the route and the area designated by the operator.
The adjustment device (software) 24 adjusts the evaluation points (and evaluation prices) of the evaluation price database (copy) 18 according to the instructions of the operator (S2 to S4). Display device 26
Displays the evaluation price of the route and the area specified by the operator, the disparity rate and the adjustment coefficient 20 for each price determining factor, and displays the geographical graphic data of the area as necessary, as an aid of the verification in the verification device 22. The adjustment coefficient 20 is 1.0 which means no adjustment before correction.

The storage unit 28 stores information useful for confirming each price determining factor on the screen (the state of maintenance of routes, roads, railways, and sewers, designation of use, designation of areas similar to the situation, contents of city planning decisions, and the like). ) Is stored in the form of a map. Individual data is arranged in different layers for each piece of information. Such a management method itself is well known. A road may be newly installed, a position may be changed, a use specification may be changed, or a division of a use specification may be changed. The geographical figure data in the storage device 28 is copied to the storage device 29 so that the effect of such a change in the geographic information can be verified. Storage device 29
Can be freely changed. At the time of verification, the geographical figure data copied to the storage device 29 is used. That is, the geographical graphic data stored in the storage device 29 is appropriately read and displayed on the screen of the display device 26. In response to the change of the geographical graphic data stored in the storage device 29, the evaluation price database (copy) 18 stores the contents of the price determining factor in each place,
You can change the disparity rate for each factor. Thus, the present embodiment can also be used to estimate a change in the evaluation price according to a change in the price determining factor.

The verification by the verification device 22 includes continuous route verification (S2), verification in a situation similar district (S3), and verification near the boundary between adjacent situation similar districts (S4).

FIG. 3 is a detailed flowchart of the continuous route verification (S2) of FIG. The continuous route verification is mainly used to verify prices of a plurality of routes along a main road and adjust an evaluation price. Land prices along arterial roads are expected to change continuously, unless there are special exceptions. The operator reads the topographic map including the route to be verified from the storage device 28 and displays it on the screen of the display device 26 (S11), and specifies the target route (S1).
2). The evaluation prices (and / or evaluation points) of each evaluation target route and the reference place along one or more designated routes are displayed on the screen of the display device 26, for example, with the horizontal axis representing the position along the route, the vertical It is displayed as a graph with the axis as the evaluation price (S13). At the same time, a bar graph of the conventional road price and the inheritance tax road price may be displayed as a guideline for verifying a continuously changing price balance. In adjusting the price, it becomes a reference to the tendency of the amount of change in the price and the setting of the upper and lower limits.

At the same time, a factor comparing device (software) 3
0 is displayed so that the price determining factor and the disparity ratio of each evaluation target place can be compared with each other. Thereby, it is possible to confirm a difference in the content of the price determining factor between the respective evaluation target locations. The operator compares the price determining factor and the inequality ratio of two or more evaluation target routes with each other, and if necessary, also compares the valuation price, the price determining factor and the inequality factor of the reference land to determine the necessity of adjustment. (S14). If adjustment is necessary (S1
4) According to the instruction of the operator, the adjusting device 24 adjusts the evaluation point of the designated evaluation target place on the database (copy) 18 (S15).

As a method of adjusting the evaluation points (S15),
A method of directly adjusting the disparity ratio for each price determinant in the applicable evaluation target area, and a method of previously providing a variable correction value item for adding / subtracting an evaluation point by a prescribed price determinant and adjusting the variable correction value And a method of providing a variable correction coefficient for multiplying the evaluation point itself. The first method further includes a method of automatically allocating the adjustment amount to one or more predetermined price determining factors as a correction coefficient, and a method of manually assigning the adjustment amount to one or more appropriate price determining factors. There is a way to allocate. In either method, it is desirable that the contents of the adjustment can be confirmed afterwards. For that purpose, it is preferable to provide a field of the independent adjustment coefficient value 20 for accommodating the adjustment amount in the database (copy) 18.
Separately, when individually adjusting the designated price determining factors, a field for storing an adjustment value to be allocated to each price determining factor is provided in the database (copy) 18.

In the calculation process, it is easy to adjust the coefficient by which the evaluation point is multiplied (the above-mentioned price balance correction coefficient).
In this case, there is a disadvantage that the relationship between the result of the adjustment and the effect of each price determining factor in the primary valuation becomes unclear. The former two methods, in particular, the method of providing a variable correction value item for adding or subtracting from the evaluation points due to the specified price determination factors not only clarify how much adjustment is made to the primary evaluation, but also Since the degree of influence of the price determining factor on the evaluation point can be held, there is an advantage that it is easy to perform the ex post facto confirmation and re-evaluation.

When the operator instructs registration (S1)
6) The adjustment result of the designated route is written in the database 18 (S17). In subsequent verifications, the adjusted evaluation points will be used.

FIG. 4 shows the verification (S
The detailed flowchart of 3) is shown. A situation similar area is an area which is located under a similar environment and is assumed to be assumed to take an approximate value (for example, within ± 20%) as an evaluation price in advance. For example, an area, such as a station, where the economic value is greatly different even if it is only a short distance away, is divided into a number of detailed situation similar areas. In-similar situation verification is a process of verifying and adjusting the valuation price of each district in such situation similar districts.

FIG. 5 shows an example of division of a situation similar district.
A thick solid line indicates a boundary line. Although FIG. 5 shows a station in a certain city, the example of division shown in FIG. 5 is merely an example, and does not show any actual division.

The operator reads the topographic map including the area to be verified from the storage device 28, displays it on the screen of the display device 26 (S21), and specifies the target area (S21).
22). At the same time, the upper and lower limits of the evaluation points (or evaluation prices) are specified (23). Even if an upper limit ratio (for example, + 10%) and a lower limit ratio (for example, -10%) with respect to an assumed evaluation point (or evaluation price) are specified, an upper limit evaluation point (or evaluation price) and a lower limit evaluation point (or evaluation) Price). On the screen of the display device 26, for example, the horizontal axis represents the position along the route, and the vertical axis represents the evaluation price. (S24). At the same time, a bar graph of the conventional road price and the inheritance tax road price may be displayed as a guideline for verifying a continuously changing price balance. In adjusting the price, it becomes a reference to the tendency of the amount of change in the price and the setting of the upper and lower limits.

At the same time, the factor comparing device 30 displays the price determining factor of each evaluation target place and the applied disparity rate in comparison. As a result, it is possible to confirm a difference in the price determining factor between the respective evaluation target locations.

The operator confirms whether or not the evaluation points of each point exceed the upper limit value and the lower limit value, and compares the price determining factor and the disparity rate of each point in the designated evaluation target area with each other, and Thus, the necessity of the adjustment is determined by comparing the evaluation price of the reference place, the price determining factor, and the disparity ratio (S14). Even if the evaluation point falls within the range between the upper limit and the lower limit, if adjustment is necessary (S25),
According to the instruction of the operator, the adjusting device 24 adjusts the evaluation points of each evaluation target place (S26). The specific method of adjusting the evaluation points is the same as in the case of the continuous route verification (S2).

When the operator instructs registration (S2
7) The adjustment result of the designated route is written to the database 18 (S28). In subsequent verifications, the adjusted evaluation points will be used.

FIG. 6 is a detailed flowchart of the boundary verification (S4) of FIG. In the boundary verification, it is verified whether or not the evaluation price is unnaturally different across the boundary between adjacent situation-similar districts, and routes different in the evaluation price by a certain value or more are extracted and presented to the operator.

First, the operator inputs an extraction condition (S31). The extraction condition includes the difference amount (absolute value or ratio) of the evaluation price, whether or not to limit to the same use area, and an extraction target area such as an administrative unit. Besides, on both sides of the boundary,
“Distance from boundary” that defines the range to be searched and “distance between routes” that determine whether or not the route is an adjacent route are input as extraction conditions.

The verification device 22 extracts a corresponding route according to the input extraction conditions (S32). For example, the boundary line of the situation similar area input in the topographic map is expanded by the input “distance from boundary”, and the route that overlaps the expanded boundary line and matches the other extraction conditions is extracted. I do. Two or more adjacent routes are set and managed in the routes extracted as described above. Specifically, the width of the extracted route is expanded by a distance corresponding to the distance between routes input as the extraction condition, and as a result, routes that cause overlap are identified as routes adjacent to each other.

A list of the final extraction results is displayed on the screen of the display device 26 (S33). The verification device 22 manages the extracted routes as a set of adjacent routes. The extraction result may be displayed in a table format, or may be displayed in a specific color or blinking so that the corresponding route can be distinguished from the others on the topographic map. If the price difference is large, the display is made more conspicuous, and the workability of the operator is improved.

The operator selects a route set to be actually verified from the list, or instructs the verification device 22 to end the verification (S34). Normally, one of the route sets is selected. For each route of the selected route set, a display device is provided so that the route number, the use, the evaluation price, the price of the evaluation reference location, the difference from the price of the evaluation reference location, and other price determining factors can be compared with each other. 26 is displayed (S35). The route set includes one route to be verified (target route) and one or more routes (adjacent routes) adjacent thereto. The operator designates one of the route sets as a target route. Other routes in the route set are adjacent routes. At the same time, data of one or a plurality of routes (for example, a reference location or a route serving as an evaluation standard of the target route) may be displayed as a reference route.

The operator compares the price determining factors and the disparity rate of the target route, the adjacent route and the reference route with each other, and
The necessity of adjusting the evaluation result of the target route is determined (S3)
6). If adjustment is necessary (S36), the adjustment device 24 adjusts the evaluation point of the target route according to the instruction of the operator (S37). The specific method of adjusting the evaluation points is basically the same as in the case of the continuous route verification (S2) and the verification in the situation similar district (S3).

The operator instructs the end of the verification (S3
4) When the registration of the adjustment result is instructed (S38), the final adjustment result is written in the database (copy) 18 (S39). In subsequent verifications, the adjusted evaluation points will be used.

In FIG. 4, FIG. 4, and FIG. 6, the adjustment result is written in the database (copy) 18 after all adjustments are completed. The provisional adjustment result may be used, and the provisional adjustment result may be used when verifying another route.

The operation of the factor comparing device 30 will be specifically described. The factor comparing device 30 is used to compare an evaluation point with a price determining factor and a disparity rate between a plurality of routes before or after adjustment by the verification device 20. Specifically, the factor comparing device 30 reads the data of the evaluation point, the price determining factor, and the disparity rate of the route designated by the operator from the database (copy) 18 and, as shown in FIG. Display above. For each route, positive price correction factors and their disparity rates are stacked up, and conversely, negative price correction factors and their disparity rates are stacked below. A route number, a ratio meter obtained by summing up the disparity rates by a predetermined formula, and a price balance correction coefficient value are displayed at the center. Note that the numerical values shown in FIG. 7 are examples for display, and do not indicate any actual situation.

With such a display, the operator can compare the evaluation result of each target route with each price correction factor and its disparity ratio, and can easily adjust each evaluation result individually.

For example, the land price on the valuation of fixed assets is (standard residential land price) × (standard ratio meter) × (price equilibrium correction coefficient value)
Is calculated by The ratio meter is (sum of disparity rates in street conditions) x (sum of disparity rates in traffic and access conditions) x (sum of disparity rates in environmental conditions) x (sum of disparity rates in administrative conditions). Total).

In the case of the line number 12345 in FIG. 7, the total of the disparity rates in the street condition is (the disparity rate of the width + the disparity rate of the pavement + the disparity rate of the sidewalk + 10).
0) / 100 = (1-1-1 + 100) / 100. After adding 100 to the total of each disparity rate in relation to percentage, it is divided by 100. Similarly, the sum of the disparity rates within the traffic / approach conditions is (the nearest station distance + 100) / 100 = (2 + 100) /
100. The sum of the disparity rates within the environmental conditions is (living environment + 100) / 100 = (1 + 100) / 10
0. The sum of the disparity rates within the administrative conditions is (volume ratio + 100) / 100 = (-2 + 100) / 10
0.

Therefore, the relative ratio meter is: 0.99 × 1.02 × 1.01 × 0.98 = 0.999
5004, and rounding off the second decimal place results in a ratio meter = 1.00. Price equilibrium correction coefficient value of 99
(%) Is set, the road price = standard residential land price × 1.00 × 0.99.

For example, in the boundary verification, the route number 12
The route 345 is a target route, the route with a route number 22345 is an adjacent route, and the route with a route number 32334 is a reference route. The price equilibrium correction value 99 (%) for the target route (route number 12345) was introduced as an adjustment coefficient 20 as a result of adjustment by continuous route verification or verification in a situation similarity area, and was performed in an adjacent route (route Number 2234
5) and a reference route (route number 32334). As can be seen from the above calculation example,
Here, the adjustment coefficient is introduced as a multiplication coefficient for modifying the relative ratio meter calculated from the price determining factor. Thereby, the adjustment amount can be quantitatively grasped.

The above verification and adjustment are completed, and the determined result is written back from the database (copy) 18 to the original evaluation price database 16. Even when the geographic graphic data is changed, the geographic graphic data is written back from the storage device 29 to the storage device 28.

The factor comparing apparatus 30 can be used not only for verifying the above-mentioned rules but also for comparing arbitrary plural routes specified by the operator.

[0071]

As can be easily understood from the above description, according to the present invention, real estate prices such as the land prices of property taxes can be more objectively calculated and evaluated. In addition, it is possible to provide an auxiliary system for improving the efficiency of such evaluation work, and real estate evaluation is facilitated.

[Brief description of the drawings]

FIG. 1 is a schematic block diagram of an embodiment of the present invention.

FIG. 2 is a main flowchart of the present embodiment.

FIG. 3 is a detailed flowchart of a continuous route verification (S2) of FIG. 2;

FIG. 4 is a detailed flowchart of verification in a situation similar district (S3) of FIG. 2;

FIG. 5 is an example of division of a situation similar district.

FIG. 6 is a detailed flowchart of the boundary verification (S4) of FIG. 2;

FIG. 7 is a display example of factor comparison.

[Explanation of symbols]

 10: Reference price database 12: Price determination factor table 14: Evaluation device 16: Evaluation price database 18: Evaluation price database (copy) 20: Adjustment coefficient 22: Verification device 24: Adjustment device 26: Display device 28, 29: Storage device 30: Factor comparison device

 ────────────────────────────────────────────────── ─── Continuing on the front page (72) Inventor Hiroshi Kimoto 3-1-1 Higashi-Ikebukuro, Toshima-ku, Tokyo Inside Asahi Koyo Co., Ltd. (72) Inventor Toshio Nimura 3-1-1 Higashi-Ikebukuro, Toshima-ku, Tokyo Ko Asahi Hiroshi Co., Ltd.

Claims (21)

[Claims] 1. A primary evaluation means for calculating a primary evaluation value of each target place in a predetermined area in accordance with a predetermined evaluation price determination factor, and said price determination factor of each target place and said primary evaluation value by said primary evaluation means. A database for storing the evaluation values; an extracting means for extracting a primary evaluation result matching the extraction condition from the database; a display means for displaying the extracted result of the extracting means; adjusting a desired primary evaluation result in accordance with an operator's instruction A land price evaluation system comprising: 2. The extraction means extracts a first extraction mode for designating a plurality of continuous routes, a second extraction mode for designating a desired situation-similar area, and an area near a boundary between adjacent situation-similar areas. The land price evaluation system according to claim 1, further comprising a third mode. 3. The extracting means according to claim 3, wherein:
3. The land price evaluation system according to claim 2, wherein routes adjacent to each other and adjacent to each other are determined in accordance with the width of the boundary between adjacent situation similar districts and the distance between adjacent routes. 4. The land price evaluation system according to claim 1, wherein the display means displays the primary evaluation result extracted by the extraction means in comparison with the evaluation price determining factor. 5. The display means displays a plurality of related primary evaluation results side by side, and displays, for each primary evaluation result, a factor having a positive value and a factor having a positive value among the evaluation price determining factors in an upward direction. The land price evaluation system according to claim 4, wherein the land price evaluation system displays the factor having a negative value and its value in a downward direction while displaying the factors in a stacked manner. 6. The land price evaluation system according to claim 1, wherein the adjustment means multiplies the primary evaluation value by an adjustment coefficient according to an input of an operator. 7. The land price evaluation system according to claim 1, wherein said adjusting means allocates an adjustment amount of said primary evaluation value according to an instruction of an operator to a specified factor among said predetermined price determining factors. 8. The land price evaluation system according to claim 1, wherein the land price is a road line price. 9. A primary evaluation value of each target place in a predetermined area is calculated according to a predetermined evaluation price determining factor, and the price determining factor of each target and the primary evaluation value by the primary evaluation means are stored in a database. A land price evaluation method, comprising: a primary evaluation step to be stored; and an extraction / verification / adjustment step of extracting, verifying, and adjusting a primary evaluation result matching an extraction condition from the database. 10. The extraction / verification / adjustment step includes: a continuous route verification / adjustment step of verifying / adjusting the primary evaluation value for a plurality of continuous routes; and a verification / adjustment of the primary evaluation value in a situation similar district. 9. The land price evaluation method according to claim 8, comprising: a verification / adjustment step in a situation similar district that performs the operation; 11. The boundary verification / adjustment step extracts routes adjacent to the boundary between adjacent situational areas according to the width of the boundary between adjacent situation similar districts and the distance between adjacent routes. The land price evaluation method according to claim 9, further comprising the step of: 12. The land price evaluation method according to claim 9, further comprising a comparison display step of displaying a plurality of desired primary evaluation results in comparison with the evaluation price determining factor. 13. The comparison display step displays a plurality of related primary evaluation results side by side, and for each primary evaluation result, among the evaluation price determining factors, a factor having a plus value and its value are displayed in an upward direction. 13. The land price evaluation method according to claim 12, wherein a factor having a negative value and a value having a negative value are stacked and displayed in a downward direction. 14. The land price evaluation method according to claim 8, wherein the land price is a road price. 15. A database for storing evaluation values of a plurality of target locations evaluated according to predetermined evaluation price determining factors together with the price determining factors of the respective target locations, and an evaluation result matching the extraction condition from the database. Extraction means for extracting the evaluation result, display means for displaying the evaluation result extracted by the extraction means together with the evaluation price determining factor, and adjustment means for adjusting the evaluation result of a desired target place in accordance with an instruction of an operator. A land price evaluation assistance system comprising: 16. The extraction means extracts a first extraction mode for designating a plurality of continuous routes, a second extraction mode for designating a desired situation-similar area, and an area near a boundary between adjacent situation-similar areas. The land price evaluation assistance system according to claim 15, further comprising a third mode. 17. In the third mode, according to the width of the boundary between adjacent situation similar districts and the distance between adjacent routes, the extraction means may be located in the vicinity of the border between adjacent situation districts. 17. The land price evaluation assistance system according to claim 16, wherein an adjacent route is determined. 18. The display means displays a plurality of related primary evaluation results side by side, and for each primary evaluation result,
16. A factor having a positive value and its value among the evaluation price determining factors are displayed in a layered manner in an upward direction, and a factor having a negative value and its value are displayed in a layered manner in a downward direction.
Land price evaluation assistance system described in. 19. The apparatus according to claim 15, wherein the adjusting means multiplies the primary evaluation value by an adjustment coefficient corresponding to an input by an operator.
Land price evaluation assistance system described in. 20. The land price evaluation assistance system according to claim 15, wherein the adjusting means allocates an adjustment amount of the primary evaluation value according to an instruction of an operator to a specified factor among the predetermined price determining factors. 21. The land price evaluation assistance system according to claim 15, wherein the land price is a road line price.