JP2004220137A - Renewal conversion evaluation device and program - Google Patents

Abstract

<P>PROBLEM TO BE SOLVED: To comprehensively evaluate the physical suitability and future business potential of a building after its renewal conversion. <P>SOLUTION: On the basis of inputted data and a database, the regional conditions of the building of evaluation object is checked (step ST1). Then, whether the renewal conversion of the building of evaluation object satisfies legal conditions or not is checked (step ST2). Furthermore, whether the extension of the building of evaluation object by adding an upper floor is possible is examined (step ST3), and its business potential is evaluated (step ST4). <P>COPYRIGHT: (C)2004,JPO&NCIPI

Description

[0001]
TECHNICAL FIELD OF THE INVENTION
The present invention relates to a use conversion evaluation device and a program, and more particularly to a use conversion evaluation device and a program suitable for use in evaluating a building when converting a building used as an office into a house.
[0002]
[Prior art]
Real estate is being reviewed as an investment product under the low interest rate policy. Under the deflationary trend, the rate of decline in land prices has exceeded the rate of decline in rent, and the return on investment for this profitability is being established as a real estate financial product. On the other hand, the vacancy rate of buildings with poor location conditions, small and old rental buildings, especially rental office buildings is on the rise, preventing rent and vacancy rates from lowering even with information technology and renovation of interior and exterior. It is not an effective way to do it. Therefore, a high rate of return could not be expected for real estate investment in these rental buildings.
[0003]
In addition, the development of legal systems such as the Real Estate Specified Joint Business Act, the Securities and Exchange Law, the SPC (Special Pose Company Company) law, and the special law on the transfer of receivables has progressed. But it is possible and evolving. However, in Japan, from the viewpoint of the value of real estate collateral, real estate integrated with land and buildings is used as a loan or investment object. Therefore, neither the land nor the building has been set as a trust beneficiary right or a real estate investment product for investment trust. On the other hand, in the Real Estate Registration Act, land and buildings are subject to registration as a unit because of the inseparable principle of real estate, so the security of buildings alone has not been evaluated.
[0004]
Therefore, a building renovation support system (for example, see Patent Literature 1) and a repair plan creation device (for example, see Patent Literature 2) have been proposed.
[0005]
[Patent Document 1]
Japanese Patent No. 3124894 [Patent Document 2]
Japanese Patent No. 2813309
[Problems to be solved by the invention]
However, the technologies described in Patent Literature 1 and Patent Literature 2 are all related to design, cost calculation, and construction planning based on renewal work for the same application. There was a problem that future business potential could not be evaluated.
[0007]
The present invention has been proposed to solve the above-described problem, and provides a use conversion evaluation device and a program capable of comprehensively evaluating the physical suitability and future business potential of a building after use conversion. The purpose is to do.
[0008]
[Means for Solving the Problems]
The use conversion evaluation device according to the present invention is a local use condition evaluation means for determining whether or not the local use condition of the evaluation target building after use conversion is appropriate, and the evaluation target building is a legal condition after use conversion. A legal condition determining means for determining whether or not the condition is satisfied; and a business feasibility evaluating means for evaluating the business feasibility of the building to be evaluated after the use conversion.
[0009]
In addition, the use conversion evaluation program according to the present invention includes a computer, a local condition determination unit that determines whether or not a local condition after the use conversion of the building to be evaluated is appropriate, It is made to function as legal condition determining means for determining whether or not a later legal condition is satisfied, and business viability evaluation means for evaluating the business feasibility of the building to be evaluated after conversion of use.
[0010]
In the above invention, the local condition judging means, the legal condition judging means, and the business feasibility evaluating means may perform the processing in any order. Therefore, according to the use conversion evaluation device and the program according to the present invention, even if the use of the building to be evaluated is changed, not only is it determined that the building is in an appropriate area or the legal conditions are satisfied, By evaluating the business potential of the building to be evaluated after the conversion of usage, the physical suitability of the building after conversion of the usage and the future business potential can be comprehensively evaluated.
[0011]
Here, the business applicability evaluation means determines that the building to be evaluated is located in an appropriate area after the conversion of usage by the area determination means, and the building to be evaluated converts the building to be evaluated by the legal condition determination means. It is preferable to evaluate the business feasibility after the use conversion of the building determined to satisfy the later legal conditions. In this way, it is possible to evaluate more accurately by narrowing down the buildings to be evaluated and then evaluating the business feasibility.
[0012]
When the building to be evaluated is located in an area where the building to be evaluated can be constructed after the use conversion, the local condition determination means determines that the local condition after the use conversion is appropriate. For example, in a case where the use of the building to be evaluated is converted to a house, it is possible to determine that the local condition is appropriate when the building is located in a house-buildable area. The local condition determining means further determines that the local condition after the use conversion is appropriate when the rent level after the use conversion is higher than the rent level before the use conversion in the area of the building to be evaluated. Is preferred.
[0013]
The legal condition determining means determines that the building to be evaluated is the law after the conversion of usage based on at least one of the year of completion of the building to be evaluated, seismic performance, lighting conditions, open space at the window, and an alternative entrance. It is preferable to determine whether the objective condition is satisfied.
[0014]
It is preferable that the business applicability evaluation means evaluates the business applicability of the building after the use conversion based on at least one of the use and renovation content of the building to be evaluated and the balance after the use conversion of the building. .
[0015]
Further, in addition to the above-described invention, the building to be evaluated may further include an upper-rise building determining means for determining whether an upper-rise building is possible. At this time, the business feasibility evaluation means can evaluate the business feasibility of the building after the use conversion by further using the determination result of the upper-rise building determination means.
[0016]
BEST MODE FOR CARRYING OUT THE INVENTION
Hereinafter, preferred embodiments of the present invention will be described in detail with reference to the drawings. Note that, in the present embodiment, a case where a rental office building is converted into a use of a condominium will be described as an example, but it is needless to say that a case where the rental office building is converted into another use may be used. The building to be evaluated is not limited to a rental office building, but may be another building such as a dormitory.
[0017]
FIG. 1 is a block diagram showing a configuration of an application conversion evaluation device 1 according to an embodiment of the present invention. The use conversion evaluation apparatus 1 converts a building to be evaluated (for example, a rented office building with a reduced asset value) into a condominium, and converts the use of the building according to building conditions (location, site shape, building conditions, etc.). It evaluates the potential of the functions and performance of the equipment and estimates the cost of rehabilitation, making a comprehensive evaluation taking into account business risks and the investment effects of rehabilitation.
[0018]
The application conversion evaluation device 1 includes, specifically, an input unit 11 for inputting predetermined data, an operation unit 12 for performing operation processing for application conversion evaluation, and a data input from the input unit 11 and a predetermined database. And a display unit 14 for displaying a calculation result by the calculation unit 12.
[0019]
The input unit 11 includes, for example, the location of the building to be evaluated, the age of the building (year of completion), the floor area, the time required from the station to the building, the basic drawing of the building, the results of the site survey, the building repair history, and the building diagnosis result. , Renovation patterns, etc. The input unit 11 is not particularly limited as long as it is configured to input predetermined information, and may be a keyboard, a pointing device, another interface, or the like.
[0020]
The data storage unit 13 not only stores data input from the input unit 11, but also stores an office rent database and a house rent level database that have been constructed in advance. Here, the office rent database is a database representing office rents under various conditions such as the location, age, and floor area. Further, the housing rent level database is a database representing the housing rent under various conditions such as the location, the time required to the nearest station, and the occupied area.
[0021]
The display unit 14 displays the calculation result of the calculation unit 12, and is not particularly limited, such as a CRT (Cathode Ray Tube), an LCD (Liquid Crystal Display), or the like.
[0022]
(Main routine processing)
FIG. 2 is a flowchart showing a main routine process of the calculation unit 12 provided in the application conversion evaluation device 1. When instructed to evaluate the application conversion via the input unit 11, the calculation unit 12 executes the processing from step ST1 to step ST4.
[0023]
In step ST1, based on the data input from the input unit 11 and the database stored in the data storage unit 13, the local conditions of the building to be evaluated are confirmed, and the process proceeds to step ST2.
[0024]
In step ST2, when the building to be evaluated is diverted to a condominium, the building is stipulated in the Building Standard Law, the Building Standard Law Enforcement Order, ordinance (for example, the Tokyo Building Safety Ordinance if the location is Tokyo). Confirm whether the requirements (hereinafter referred to as “legal conditions”) are satisfied. There is no problem when the legal condition is satisfied, but when the legal condition is not satisfied, a repair item is added so as to satisfy the legal condition, and the process proceeds to step ST3.
[0025]
In step ST3, it is examined whether an upper-rise building can be added to the evaluation target building, and the process proceeds to step ST4. The reason for considering the possibility of expanding the upper floors is to take advantage of the existing buildings by expanding the upper floors in consideration of the fact that the floor area ratio has been eased since 1998 in some central Tokyo areas. is there.
[0026]
In step ST4, the most advantageous renovation pattern is selected based on the total expenditure and the total income and the set business period to evaluate the business potential, and the process ends.
[0027]
Hereinafter, the specific contents of each of steps ST1 to ST4 will be described.
[0028]
(Confirmation of regional conditions)
FIG. 3 is a flowchart showing a subroutine process when the calculation unit 12 confirms the local condition in step ST1.
[0029]
In step ST11, a determination is made as to the restricted area. Specifically, based on the location data of the building to be evaluated, it is determined whether or not the area of the building is an area where a house can be built. If it is determined that the area is not an area where a house can be built, the building to be evaluated is evaluated as an office as a business. Note that, in the present embodiment, conversion of an office building into a house is described, and therefore, description of performing business evaluation as an office is omitted. On the other hand, when it is determined that the area is where the house can be built, the process proceeds to step ST12.
[0030]
In step ST12, an office rent when the building to be evaluated is used as an office and a condominium rent when used as an apartment house (apartment) are predicted, and the process proceeds to step ST13.
[0031]
Here, the office rent is obtained from the office rent level database based on the office rent under the same conditions as the building conditions (for example, location, age, floor area, etc.). In addition, the apartment rent is obtained from the house rent level database based on the apartment rent under the same conditions as the conditions of the building (for example, the location, the time required from the station, etc.).
[0032]
In step ST13, the rent level is determined. Specifically, it is determined whether the house rent is higher than the office rent. If the house rent is higher, the process returns to step ST2 and proceeds to the subroutine process of step ST2. If the housing rent is not higher, the building to be evaluated is evaluated as a business office.
[0033]
As described above, by performing the processing from step ST11 to step ST13, the calculation unit 12 can confirm the local condition as to whether the area of the building to be evaluated is a preferable area for converting the use of the building into an apartment. it can.
[0034]
(Confirmation of legal conditions)
FIG. 4 is a flowchart showing a subroutine process when the calculation unit 12 confirms a legal condition in step ST2. The calculation unit 12 creates a unit-dwelling plan that indicates the unit-dwelling of the building to be evaluated, based on the basic drawing data of the building to be evaluated and the field survey data. Then, confirmation of seismic performance (step ST21), confirmation of daylighting / room conditions (step ST22), confirmation of open space at the window / alternative entrance (step ST23), and confirmation of stairs and the like (step ST24) are respectively performed.
[0035]
FIG. 5 is a flowchart showing a subroutine process when the calculation unit 12 checks the seismic performance in step ST21. The repair items described later are prepared in advance according to the time of the confirmation application. That is, different renovation items are prepared depending on whether the application for confirmation of the building to be evaluated is before 1971, from 1971 to before June 1981, or after June 1981.
[0036]
In step ST211, it is determined whether the application for confirming the building to be evaluated is after June 1981. If the confirmation application is made after June 1981, the seismic performance is sufficient, and the process exits this subroutine and shifts to step ST22. On the other hand, when the confirmation application has not been made since June 1981, the process proceeds to step ST212.
[0037]
In step ST212, it is determined whether the application for confirmation of the building to be evaluated is after 1971. If the confirmation application is after 1971, the process proceeds to step ST213. If the confirmation application is not after 1971, the process proceeds to step ST215.
[0038]
In step ST213, it is determined whether the already created dwelling unit split plan corresponds to a large-scale repair or a large-scale remodeling. If the plan corresponds to any of the large-scale repair or the large-scale remodeling, the process proceeds to step ST215, and the large-scale repair or the large-scale repair is performed. If none of the pattern changes is performed, the process proceeds to step ST214.
[0039]
In step ST214, an existing retroactive item is added to the repair item, and the process exits from this subroutine and proceeds to step ST22.
[0040]
In step ST215, an earthquake resistance evaluation is performed. Specifically, it is determined whether seismic reinforcement is necessary. If seismic reinforcement is necessary, the process proceeds to step ST216. If seismic reinforcement is not necessary, the process exits this subroutine and proceeds to step ST22.
[0041]
In step ST216, after adding the seismic retrofit to the repair item, the process exits this subroutine and shifts to step ST22.
[0042]
FIG. 6 is a flowchart showing a subroutine process when the calculation unit 12 checks the lighting / room condition in step ST22.
[0043]
In step ST221, it is determined whether or not an effective opening of 1/7 or more of each living room can be taken based on the dwelling unit split plan. When an effective opening can be taken, the process proceeds to step ST224, and an effective opening is made. When the opening cannot be obtained, the process proceeds to step ST222.
[0044]
In step ST222, it is determined whether the opening is to be enlarged. If the opening is to be enlarged, the process proceeds to step ST223. If the opening is not to be enlarged, the process proceeds to step ST227.
[0045]
In step ST223, enlargement of the opening is added to the repair item, and the process proceeds to step ST224.
[0046]
In step ST224, it is determined whether there is a window facing the road in each room based on the dwelling unit split plan. If there is such a window, the process exits the subroutine and shifts to step ST23, and there is no such window. If it is, the process proceeds to step ST225.
[0047]
In step ST225, it is determined whether a new opening is to be provided. If a new opening is to be provided, the process proceeds to step ST226. If no new opening is provided, the process proceeds to step ST227.
[0048]
In step ST226, a new opening is added to the repair item, and the process exits the subroutine and proceeds to step ST23.
[0049]
In step ST227, it is determined whether or not the part where the light cannot be taken is used for a purpose other than a house. Note that, in the present embodiment, conversion of office buildings into residences is described, so that description of performing business evaluation as mixed use is omitted. On the other hand, when the portion is not used for purposes other than the house, the process proceeds to step ST228.
[0050]
In step ST228, it is determined whether a void (void) is newly provided in the building to be evaluated. If a void is to be newly provided, the process proceeds to step ST229. If no void is newly provided, the business evaluation is performed as an office.
[0051]
In step ST229, it is determined whether it is sufficient to reinforce the building in order to evaluate the structure. If only the reinforcement is sufficient, the process proceeds to step ST230. If the reinforcement is not sufficient, the business feasibility as an office is evaluated.
[0052]
In step ST230, a void is added to the repair item, and the process exits the subroutine and proceeds to step ST23.
[0053]
FIG. 7 is a flowchart showing a subroutine process when the calculation unit 12 confirms the window open space / alternative entrance in step ST23.
[0054]
In step ST231, it is determined whether or not a necessary window space can be obtained based on the unit allocation plan. If the necessary window space can be obtained, the process proceeds to step ST233. If the necessary window space cannot be obtained, step ST232 is performed. Move to
[0055]
In step ST232, it is determined whether or not the portion where the window vacant space cannot be obtained is used for a purpose other than a house. When the portion is used for a purpose other than a house, business applicability is evaluated as mixed use. When not used, evaluate the business potential as an office.
[0056]
On the other hand, in step ST233, it is determined whether or not each door has an opening / closing window serving as an alternative entrance, based on the dwelling unit split plan. If each door has the opening / closing window, the process exits the subroutine and shifts to step ST24. If any one of the windows does not have the open / close window, the process shifts to step ST234.
[0057]
In step ST234, it is determined whether to change a part of the window (a window not corresponding to the opening / closing window) to the opening / closing type. If it is changed, the process proceeds to step ST235. .
[0058]
In step ST235, a window is added to the repair item, and the process proceeds to step ST41.
[0059]
In step ST24, a repair item is similarly added to the stairs and the like as necessary, and a confirmation process is performed. That is, the repair items are not limited to those described above. Then, the process proceeds to a subroutine process of step ST3.
[0060]
As described above, by performing the processing from step ST21 to step ST24, the calculation unit 12 can confirm whether or not the legal condition is satisfied even when the usage of the building to be evaluated is converted into a house. Even if the legal conditions are not satisfied at first, the legal conditions can be satisfied by adding a modification item as needed.
[0061]
(Examination of upper-rise building)
FIG. 8 is a flowchart showing a subroutine process when the arithmetic unit 12 considers an upper layer extension in step ST3.
[0062]
In step ST51, the calculation unit 12 determines whether the floor area ratio of the building to be evaluated has room compared to the legal floor area ratio. If there is room, the process proceeds to step ST52. Then, the process proceeds to a subroutine process of step ST4.
[0063]
In step ST52, the calculation unit 12 determines whether there is room for adding an upper layer to the structure of the building to be evaluated. If there is room, the process proceeds to step ST53, and if there is no room, the process returns. Then, the process proceeds to a subroutine process of step ST4.
[0064]
In step ST53, after adding the upper-level building to the repair item, the calculation unit 12 returns and shifts to the subroutine processing in step ST4.
[0065]
As described above, by performing the processing from step ST51 to step ST53, the calculation unit 12 evaluates whether to add an upper-level building in consideration of the floor area ratio and the structure of the building to be evaluated. Can be.
[0066]
(Business evaluation)
FIG. 9 is a flowchart showing a subroutine process when the calculation unit 12 performs business evaluation in step ST4.
[0067]
In step ST61, the calculation unit 12 estimates the repair cost based on the specification settings, the repair items described above, the usable range of the existing facility, and the like. In addition, the life cycle cost is estimated based on the repair history data and the building diagnosis result. Further, other expenditures such as taxes are roughly estimated based on predetermined conditions. Then, the calculation unit 12 calculates the total expenditure by adding the repair cost, the life cycle cost, and the other expenditure, and proceeds to step ST62.
[0068]
In step ST62, the calculation unit 12 calculates the area to be rented based on the dwelling unit plan created in step ST21, and sets the wage level based on the surrounding rent database. Then, the total income is calculated based on the rentable area and the wage level, and the process proceeds to step ST63.
[0069]
In step ST63, the operation unit 12 selects the most advantageous repair pattern from the input repair patterns based on the calculated total expenditure and total revenue and the set business period, and ends the process.
[0070]
As described above, the use conversion evaluation device 1 according to the present embodiment extracts the restriction conditions and issues in the conversion of a housing in consideration of the real estate characteristics, laws and regulations, and building performances of the building to be evaluated, and By calculating the approximate cost based on the specifications after the use change and evaluating the profitability in the assumed period, the suitability for the use change can be comprehensively and easily evaluated.
[0071]
For example, the use conversion evaluation apparatus 1 converts the use of a rental office building with reduced profitability into a superior rental apartment, thereby improving the risk of vacancy and rent reduction in the rental office building. Can be avoided. As a result, even if the vacancy rate of office buildings is decreasing due to the tendency of urban residence in recent years and the region, it is possible to revitalize the region by converting the use of office buildings to houses It is.
[0072]
The present invention is not limited to the above-described embodiment, and various design changes can be made within the scope described in the claims. For example, the study on the extension of the upper layer is not limited to step ST51 to step ST53, and other determination processing may be performed. Also, the repair cost is not limited to the content described above, and may be estimated in consideration of various conditions.
[0073]
【The invention's effect】
The use conversion evaluation device and the program according to the present invention not only determine whether the building to be evaluated is in an appropriate area after the use conversion, but also satisfy the legal conditions after the use conversion, By evaluating the business potential of the building after the conversion of use, it is possible to comprehensively evaluate the physical suitability and future business potential when the use of the building is converted.
[Brief description of the drawings]
FIG. 1 is a block diagram showing a configuration of an application conversion evaluation device according to an embodiment of the present invention.
FIG. 2 is a flowchart illustrating a main routine process of a calculation unit provided in the application conversion evaluation device.
FIG. 3 is a flowchart showing a subroutine process when an arithmetic unit checks a regional condition in step ST1.
FIG. 4 is a flowchart showing a subroutine process when an arithmetic unit checks legal conditions in step ST2.
FIG. 5 is a flowchart showing a subroutine process when an arithmetic unit checks seismic performance in step ST21.
FIG. 6 is a flowchart showing a subroutine process when the calculation unit checks the lighting / room condition in step ST22.
FIG. 7 is a flowchart showing a subroutine process when the calculation unit checks a window open space / alternative entrance in step ST23.
FIG. 8 is a flowchart showing a subroutine process when the arithmetic unit considers an upper layer extension in step ST3.
FIG. 9 is a flowchart showing a subroutine process when the calculation unit performs business evaluation in step ST4.
[Explanation of symbols]
DESCRIPTION OF SYMBOLS 1 Application conversion evaluation device 11 Input unit 12 Operation unit 13 Data storage unit 14 Display unit

Claims (14)

A local condition determining means for determining whether or not the local condition of the building to be evaluated after use conversion is appropriate;
Legal condition determining means for determining whether the building to be evaluated satisfies the legal condition after the conversion of use,
Business feasibility evaluation means for evaluating the business feasibility of the building to be evaluated after use conversion,
Application conversion evaluation device equipped with The business applicability evaluation means is that the building to be evaluated is determined by the area determination means to be in an appropriate area after the conversion of usage, and the building to be evaluated is legally converted by the legal condition determination means. The use conversion evaluation device according to claim 1, wherein the utility conversion evaluation device evaluates the business feasibility after the use conversion for the building determined to satisfy the objective condition. The use conversion evaluation device according to claim 1, wherein the local condition determination unit determines that the local condition after use conversion is appropriate when the building to be evaluated is located in an area where construction can be performed after use conversion. . The area condition determining means further determines that the area condition after the use conversion is appropriate when the rent level after the use conversion is higher than the rent level before the use conversion in the area of the building to be evaluated. The use conversion evaluation device according to claim 3. The legal condition determining means, based on at least one of the year of completion of the building to be evaluated, seismic performance, daylighting conditions, open space at the window, and an alternative entrance, the building to be evaluated is converted after use conversion. The usage conversion evaluation device according to claim 1, wherein it is determined whether a legal condition is satisfied. The business feasibility evaluation means evaluates the business feasibility of the building after the conversion of the building based on at least one of the usage and renovation content of the building to be evaluated and the balance after the conversion of the usage of the building. 6. The use conversion evaluation device according to any one of items 1 to 5. Further comprising an upper-rise building determination means for determining whether an upper-rise building is possible for the building to be evaluated,
The usage conversion evaluation device according to any one of claims 1 to 6, wherein the business feasibility evaluation means further evaluates the business feasibility of the building after the usage conversion by further using a determination result of an upper-rise building expansion determination means. Computer
A local condition determining means for determining whether or not the local condition of the building to be evaluated after use conversion is appropriate;
Legal condition determining means for determining whether the building to be evaluated satisfies the legal condition after the conversion of use,
Business feasibility evaluation means for evaluating the business feasibility of the building to be evaluated after use conversion,
Application conversion evaluation program to make it function. The business applicability evaluation means is that the building to be evaluated is determined by the area determination means to be in an appropriate area after the conversion of usage, and the building to be evaluated is legally converted by the legal condition determination means. The use conversion evaluation program according to claim 8, further comprising a function of evaluating the business feasibility after the use conversion of the building determined to satisfy the objective condition. The use according to claim 8 or 9, wherein the local condition determining means has a function of determining that the local condition after the use conversion is appropriate when the building to be evaluated is located in an area where the building can be constructed after the use conversion. Conversion evaluation program. The area condition determining means further determines that the area condition after the use conversion is appropriate when the rent level after the use conversion is higher than the rent level before the use conversion in the area of the building to be evaluated. The use conversion evaluation program according to claim 10, which has a function of performing the conversion. The legal condition determining means, based on at least one of the year of completion of the building to be evaluated, seismic performance, daylighting conditions, open space at the window, and an alternative entrance, the building to be evaluated is converted after use conversion. The use conversion evaluation program according to any one of claims 8 to 11, having a function of determining whether a legal condition is satisfied. The business feasibility evaluation means has a function of evaluating the business feasibility of the building after the use conversion based on at least one of the use and renovation content of the building to be evaluated and the balance of the building after the use conversion. The use conversion evaluation program according to any one of claims 8 to 12. Said computer,
Further functioning as an upper-layer extension determination means for determining whether an upper-level extension is possible for the building to be evaluated,
14. The use conversion evaluation program according to any one of claims 8 to 13, wherein the business feasibility evaluation means has a function of further evaluating the business feasibility of the building after use conversion by further using the determination result of the upper-rise building expansion determination means. .

Images