JP2006228172A - Real estate information providing server with automatic appraisal, and real estate information providing method and program - Google Patents

Abstract

<P>PROBLEM TO BE SOLVED: To provide a system which enables a user to have the market value of his or her real estate easily appraised from many aspects in consideration that real estates values are apt to be influenced by various factors and timings of dealings are very important for real estates, like stocks. <P>SOLUTION: In a real estate appraisal information providing system capable of communicating with terminals via a network, real estate information about a plurality of object information items are inputted to terminals, and a server uses a database wherein real estates appraisal information is stored and constituted by a learning function of a neural network, to transmit executed real estate appraisal information to terminals. The server uses the database to provide a retrieval method for real estate appraisal information based on a plurality of received real estate information and transmits member identification information of matched real estate property to achieve matching. Values of real estate property are objectively and automatically appraised and valuated in this manner, whereby dealings, lease, or exchange at the best timing is promoted and the distribution margin is reduced to activate the real estate dealings/lease market. <P>COPYRIGHT: (C)2006,JPO&NCIPI

Description

    The present invention relates to an electronic commerce method and an electronic commerce system using a computer system, and in particular, a real estate information providing server and real estate information by electronic commerce on the Internet capable of buying, selling, renting, and exchanging real estate properties almost in real time. It relates to the provision method.

  Today, people choose, consume, own and live every day a significant number of things and services. It can be said that the value itself changes every day, both in the market and for individuals. What has been recognized as high value at a certain point in time often changes its value due to changes in fashion, lifestyle, and preferences. In particular, real estate properties have different property specifications required for living due to changes in their lifestyles over time. From living alone, families increase due to marriage, and when a child grows, an independent private room is required. Furthermore, due to living with an elderly parent, the house is required to have a barrier-free specification. It is difficult to achieve the flexibility to meet all these requirements in a single residence. In addition, there were many cases where the assets were not utilized and became dormant assets when they were transferred for work reasons or when the villa was purchased but not used for a long time.

  Since the purchase of such real estate properties is very expensive that is not repeated many times in a lifetime, commerce of real estate is usually bought and sold through real estate specialists. If you can constantly monitor the value of such real estate that you own or plan to purchase in the market or other people, like buying and selling stocks, you will be able to close and sell at the best time. However, under such circumstances, after the decision to buy and sell, it was common to start using specialized service and pay a large distribution margin.

  The need to know the market value of their possessions is supported by the high audience rating of TV programs that appraise the luxury items they own. People satisfy their self-satisfaction by having a credible value appraisal from a third-party expert. Also, if you can watch the value in the market over a long span, you will be able to let go of your possession at the best time, and these expensive products will also facilitate trading. In addition, if the purchaser can monitor the target object over a long period of time, it will be possible to establish a commercial transaction at the best timing in the balance with its own economic situation and lifestyle.

  At present, for most products and services, electronic commerce including Internet auctions is very excellent and popular. In auctions where general consumers also open stores, the issue of credit in the case of high-priced products has been a concern for some time. As an improvement measure, in Japanese Patent Laid-Open No. 2001-256372 described in Patent Document 2, a method in which an expert for each product field actually obtains a product, and a third party confirms the existence of the product and conducts a value appraisal has appeared. . According to Patent Document 1, a company that conducts a product assessment of an auction and a company that guarantees the credit, mediates the delivery of the price, and equalizes the level of the content of the assessment are promoted to solve the credit problem. In this way, used cars, fine arts, jewelry, etc. can be handled, but transactions such as real estate such as real estate are still intervened by businesses such as real estate specialists, and information disclosure However, there was no service for real estate owners to disclose information directly. Even if it is done, the higher the transaction target, the more difficult it can be without a multifaceted appraisal such as a credible expert, and direct e-commerce between real estate owners is realized It was not converted. Further, according to the description in Patent Document 4, a system for automatically appraising land prices, and a neural network is used as an example of an automatic appraisal system. There was no property appraisal so that the owner could directly buy, sell, exchange and rent the property.

  JP 2001-229304 A   JP 2001-256372 A   JP 2002-56187 A   JP-A-11-282823

    As described above, according to Patent Document 2, a system for performing appraisal evaluation through a human being is disclosed. However, in the period from appraisal request to actual appraisal, a time lag of several weeks to several months is disclosed. As a result, novelty, reliability, etc. as information are easily lost. Further, in the case of appraisal evaluation by a human, it is difficult to keep the evaluation axis constant even if the appraisers differ in appraisal standards or even if the appraisers are the same person. For this reason, in the case of a considerably high-priced product such as real estate, the present situation is that a sense of anxiety cannot be wiped out only by appraisal by a specific person. It can be said that it is difficult to secure a considerable number of appraisers as the value of the appraisal object becomes higher and the person who has expert knowledge who can judge the appropriate value of the appraisal object. In the future, if the demand for rental and purchase of second houses and resort condominiums will increase overseas, restraint of the location of the appraiser will become a problem for the needs of appraisal worldwide.

  The present invention has been made in view of the above-described problems, and in order to solve the above-described problems, a database of appraisers' evaluations and a mechanism for daily learning of new data. Furthermore, the appraisers are assumed to be virtual appraisers, and evaluations from various professional angles are taken in and updated from time to time to achieve realistic results. In addition, it is possible to establish a transaction for only the necessary cost between exchange applicants by eliminating a relatively high distribution margin of the property.

Means to solve the problem

  A server that provides real estate appraisal information communicable with a terminal via a network, wherein a plurality of property information items for each property information item are input for a plurality of property information items, and a learning function of the neural network Real estate appraisal based on multiple real estate information received using a database that stores and configures real estate appraisal information, communication means that receives real estate information for each property information item from the terminal, and transmits the real estate appraisal information to the terminal Real estate information search means for searching for information.

  The database updates the real estate appraisal information by further learning based on the real estate information received by the communication means.

    A method for providing real estate appraisal information in a system comprising a terminal and a server for providing real estate appraisal information to the terminal via a network, wherein the server obtains real estate information for each real estate information item for a plurality of real estate information items. A plurality of inputs, and a database in which real estate appraisal information for each real estate information item is stored in the real estate information database by a learning function of a neural network, and the terminal transmits real estate information for each real estate information item to the server A second step in which the server searches for real estate appraisal information based on a plurality of real estate information received from the terminal using the database, and a third step in which the server transmits the real estate appraisal information for which the server has executed the search to the terminal. Steps.

    The database further includes a fourth step of updating the real estate appraisal information by further receiving from the terminal and further learning based on the real estate information.

  A program for providing real estate appraisal information for executing a computer in a server that can communicate with a terminal via a network, and learning a neural network by inputting a plurality of real estate information for each real estate information item for a plurality of real estate information items The first step of storing and configuring the real estate appraisal information for each property information item in the database by the function, the second step of receiving the real estate information for each real estate information item from the terminal, and the data received from the terminal using the database As a third step of searching for real estate appraisal information based on a plurality of real estate information and a fourth step of transmitting real estate appraisal information to the terminal, there is provided a program for providing real estate appraisal information that causes the computer to execute.

    As a fifth step of updating the real estate appraisal information by further learning the real estate information received from the terminal with respect to the database, there is provided a program for providing real estate appraisal information that further causes the computer to execute.

    A real estate property providing method in a system having a terminal and a server that provides real estate property information to the terminal via a network, wherein the server includes real estate information for each real estate information item for a plurality of real estate information items, The first step in which the terminal transmits the real estate information to the server and the server uses the member identification information database to store all of the member identification information for which the real estate property transaction is desired. A second step of searching for member identification information whose real estate information conforms to the real estate information item of the real estate information item, and a server which stores the member identification information of the real estate property conforming to the real estate information received for each real estate information item received from the terminal The third step of transmitting to

  The real estate information is input as range information, and further includes a fourth step of searching for member identification information in which at least overlapping information portions exist in the real estate information range for all real estate information items.

  A program for providing a real estate property for executing a computer on a server that can communicate with a terminal via a network, and requests real estate information for each real estate information item and the real estate property transaction for a plurality of real estate information items The first step of receiving the member identification information from the terminal and transmitting the member identification information of the conformed real estate property, the real estate information for each received real estate information item, and the member identification information are stored in the member identification information database And a third step of searching for member identification information with matching real estate information for all real estate information items using a member identification information database.

The invention's effect

  According to the present invention, it is possible to automatically perform from appraisal / evaluation request to result calculation that captures real estate properties from various features. The appraisal database is a mechanism that learns new data every day, so it can check the market value in real time and has the effect of helping to plan the timing of buying and selling. In addition, since there is no need to visit a real estate agent, there is no time or physical inconvenience, and the effects of buying, selling, exchanging or renting appraisal properties are easy to understand. It is possible to provide a system that does this. In addition to saving distribution margins, exchange transactions have the advantage of significantly reducing brokerage fees.

  First, before describing the embodiment of the present invention, the positioning of the present invention will be described. Appraisal means that an expert displays a certain amount of money, etc. in consideration of the market value at the current stage for the goods and services held by the person. It is also presented to third parties when a choice is made for a transaction. The invention of the present application is to automate the appraisal, but is to perform property product transaction and exchange with a third party utilizing the automation itself.

  Overall Configuration Hereinafter, an embodiment of the present invention will be described with reference to the drawings. FIG. 1 is a block diagram showing a configuration of an electronic commerce system in the present embodiment.

  In FIG. 1, the server 1 is composed of a communication control unit 4, a terminal screen control unit 5, an automatic appraisal unit 6, a member search / update processing unit 7, a member data unit 9, a property search / update processing unit 8, and a property data unit. 10 and connected to terminals 3a, 3b, 3c such as personal computers via a communication network 2 such as an external Internet or a LAN. Here, each terminal has a display unit such as a CRT or LCD, and an input unit such as a keyboard and a mouse. In the following, each part of the configuration will be described in detail.

  The communication control unit 4 which is a component of the server 1 is used for communication control, transfer of screen display data of the terminal 3a, etc. from the terminal screen control unit 5, temporary storage of screen data, and appraisal price calculation in the automatic appraisal unit 6. In addition to transferring various property information data for property evaluation and temporary data storage, it also has a function of performing e-mail communication with a terminal and the like. Further, the terminal screen control unit 5 controls the screen data to be input from the terminal 3a and the like connected via the communication control unit 4, and controls the screen data output to the terminals 3a and 3b and the like.

  The member search / update processing section 7 is a search program for obtaining necessary information by searching the property data section for screen display control of the terminal 3a and the like, and an update program for rewriting already registered data with new data Etc. As shown in FIG. 2, the member data section 9 stores the data of the number of members that can access the server, and for each member, the member number, member name, authentication number, member address, e-mail address, property number, distinction of hope, final In the case of access date status and appraiser, it consists of items such as holding qualifications, specialized fields and results. The member number is automatically given by the member search / update processing unit 7 when registered from the terminal. Note that the member number “N0001” has registered the real estate property with the property number “H0001”, and the distinction of the electronic commerce request indicates that only the “property appraisal” is indicated and the post-appraisal transaction is not desired. . The date is recorded to confirm the last access record. In the member data section 9, appraisers such as real estate appraisers, architects, real estate agents, etc. are registered and managed as members of the main member.

  The property search / update processing unit 8 has a function for newly registering property data, a function for extracting and searching information for displaying question items on the terminal screen 3a, etc., and members including appraisers are updated according to the situation. It has the function to do. The property data section 10 has a data hierarchical structure shown in FIG. The information is grouped according to the contents of the information, such as basic information, features, structural features, facility features, and security, and weighted during the appraisal. Further below this, it is constructed from the town information, trend information, etc. of the nearest station as a substructure of the basic information. Such substructure information is constantly updated and managed. As shown in FIG. 4, the specific information content of each layer is divided into question items and answer item selection inputs. Question items are <Basic Information>, Property Type x1, Property Location x2, Property Nearest Station x3, etc. <Features>, Living Sunlight x16, Roof Terrace Existence x17, etc. <Structural Features> Construction method x21, floor sound insulation grade x22, etc. <equipmental features> include maintenance times x28, kitchen specifications x29, etc. <security> includes manager resident x31, security system x32, etc. Each evaluation item “Type of Property”, “Property Location”, “Nearest Station” and “Distance from Nearest Station” are displayed as question items on the display section of the terminal 3a. For example, “Property location” is “Syozawa 1-chome Setagaya-ku, Tokyo”, “Nearest station” is “Shimokitazawa station”, “Distance from nearest station” is “8 minutes on foot” You are prompted to select and enter an evaluation item. The input information of the automatic appraisal part extracts what becomes an appraisal factor from these question items.

  FIG. 5 shows property information in the property data section 10, which is accumulated for displaying the property content on the screen of the terminal 3b or the like in response to a request for purchase, exchange, rental, etc. of the property. It consists of property number, property type, location, nearest station, building age, occupied area, floor plan, appraisal price, owner member number, transaction request, and sales status. The property number is automatically assigned by the property search / update processing unit 8 when registered from the terminal. The property number “H0001” is a real estate property with the owner member number “N0001”, and the distinction of the electronic commerce request indicates that only “property appraisal” is indicated and no post-appraisal transaction is desired. . This indicates that the appraisal price of this property was estimated to be equivalent to 38 million yen.

  The automatic appraisal unit 6 has a function of performing automatic appraisal of a property product and calculating an appraisal value. FIG. 6 is a general structural diagram of a neural network as an example of automatic appraisal. The neural network includes an input layer, an intermediate layer, and an output layer. Property information is input to the input layer as an automatic appraisal item, and learning is performed using a teacher signal to converge the appraisal value. Weight information for each input information item is determined by the learning function of the neural network. A general neural network is introduced in “Neural Network Kyoritsu Shuppan, June 25, 1990”. It is also possible to configure an automatic appraisal system by configuring a neural network in a plurality of stages. As a result, appraisal evaluations can be obtained from a plurality of appraisers, and a more objective appraisal price can be presented to a property transaction / exchange applicant. These appraisers can be from professionals such as real estate appraisers and first-class architects, mass media personnel familiar with housing knowledge, and general public.

  A use form of the present invention will be described. Here, the terminals 3a, 3b, 3c,... Are respectively connected to the communication control unit 4 of the server 1 via the communication network 2 for communication, and all of them are used as member terminals or new property data units of the server 1. It also functions as a real estate agent's terminal to register and update. For convenience of explanation, the terminal 3a is connected when appraisal of the property is desired, the terminal 3b is connected when accessing for a transaction such as property purchase, and the terminal 3c is connected when newly registering or updating the real estate agent. A description will be given below.

  FIG. 7 is a transition of the screen displayed on the screen of the terminal 3a of this system, and FIG. 10 is a sequence chart of “property appraisal request (1)” of “property sale / exchange / rental registration basic screen” 11. . When the terminal 3a accesses the server 1 (step 31), the terminal screen control unit 5 displays the accumulated “property sale / replacement / rental basic screen” 11 on the terminal 3a screen (step 32). On the other hand, “property appraisal”, “post-appraisal sales / exchange / rental hope”, “property information update”, and “property-related information update” processes of the embodiment of the present invention Prompt to select “Wish (1)”. On the property transaction / exchange screen 11, a mouse cursor is displayed, and various operations can be performed by clicking a predetermined place.

  This form of use is not intended to immediately trade or exchange a property, but is for the purpose of knowing an estimate of the price and value of the property currently owned by a member in the market. Depending on the wishes of the members, it is also useful to disclose to the market and schedule the transaction. In the member information (input step 33), the member log-in is entered from the terminal 3a, and the member number and authentication number are entered on the member information input screen 12. In addition, the member number and the authentication number given in advance on this member authentication screen are urged to be input by a predetermined operation. If they match, the process proceeds to the next and the login is completed. The member search / update unit 7 updates the member data every time the user logs in so that the access log becomes the latest status. The member search unit searches the member data unit 9 using the member number and the authentication number as keys, and after the confirmation as a member is completed (step 34), the terminal screen control unit 5 asks the property data unit 10 a question item. A search is performed by searching (step 35) and displayed on the screen of the terminal 3a (step 36, step 37). When the terminal operator answers the question item for appraisal evaluation displayed in “(1) Property appraisal information input screen” 13 of FIG. 7 and clicks “Send”, the property information input (step 38) is performed. Once you enter the property data section, the information required for automatic appraisal is extracted, then enter the input layer in the automatic appraisal unit, and the appraisal price is displayed on the screen as “Property Appraisal Request” from the output layer, and the appraisal result data Is temporarily stored in the terminal screen controller 5 as an appraisal processing result output (step 39). Continuing on the “Property Appraisal Result Display Screen” 14 screen (Step 40) of the terminal 3a, after confirming appraisal information such as appraisal price and property evaluation, or “End” if the processing is completed only with the appraisal as originally selected. If you choose to proceed to electronic commerce such as sales to others, you can “continue”. Also, if you do not wish to make a transaction and only want to disclose, you can select “Disclosure Request”. Applicants wish to select one by clicking with the mouse cursor.

  If YES in the case of appraisal only, registration is made in the property data unit 10 under the control of the property search / update processing unit 8 by registering whether or not the property information and appraisal information entered so far are disclosed (step 41). When the property data registration completion notification (step 42) is notified to the terminal screen control unit 5, the member search / update processing unit 7 uses, for example, the property number “H0001” in the item of FIG. Is registered in the information input (step 43) of the desired form “appraisal only”. As a result, the history of information registration and electronic commerce can be sequentially confirmed together with the personal information of the member number “N0001”. When the registration is completed, the member search / update processing unit 7 returns a member data registration notification (step 44) to the terminal screen control unit, and after confirming the end screen (step 45), the member logs out from the server 1.

Here, in addition to property appraisal, if there is a desire to sell, exchange, or rent the property as a result of appraisal, for example, in addition to selling from the beginning, appraisal value that is more expensive than the member was appreciating If you want to sell, not only appraisal. If the price is low, you may want to move to another area at the same property price. In the case of NO only for appraisal, the processing procedure is entered from (1) in FIG. 8, and after appraisal of the property from the terminal 3a, “(2) After appraisal sales / exchange / rental request screen” 15 of FIG. , In the property search / update unit 8, select one of the desired transaction modes “selection for sales”, “selection for rent”, “selection for replacement” and input desired details etc. in FIG. 8 (step 46). As an example, the item “desired after appraisal” is registered in the property data section 10 under the control. At the time of registration, since the appraisal price is an automatic appraisal price using a neural network, etc., we recognize that it does not fall within the estimated price range. As shown in the lower column of “desired screen” 15, it is also possible to specifically describe and register additional information that the sales price will be consulted (step 47).
After registration, the terminal screen control unit 5 is notified by the property data registration completion notification (step 48), and in the information registration (step 49), the member search / update unit 7 controls the desired form item of transaction in the member data unit 9. “Appraisal after sales request” is registered. Thereafter, a member data registration notification (step 50) is returned to the terminal screen controller, and after confirmation by the end screen presentation (step 51), the member logs out from the server 1.

  In addition, when the property information is updated, when the property number to be changed is selected on the “(3) Property information update screen” 16 in FIG. 7, the “Property information update screen” 17 is displayed. When the part is re-entered and “Update” is clicked, the property is updated to the property data unit 10 under the control of the property search / update unit 8, and when the property data registration completion notification is notified to the terminal screen control unit 5, the member search / update The processing unit 7 similarly updates the member data unit 9 as well.

  Property data for automatic appraisal is held as property-related information in addition to the input information of the member who is the owner, and has a hierarchical structure. This is because, in evaluating a property, in addition to the specifications of the property itself, the situation of the nearest station in the location and the facility environment of the surrounding environment are also subject to evaluation. Since redevelopment and other activities are actively underway, it is necessary to constantly update such information. The member who is the property owner wants to evaluate the possessed property as much as possible, so he is also positioned as a provider of such information, and has provided a reception desk for property-related information on the basic screen 11 for property transaction / exchange / rental registration deep. For such property-related information, answer the question items displayed in “(4) Property-related information update screen” 18 of FIG. 7 and click “OK” to select the relevant information from the property data section 10. Then, the “property related information input screen” 19 is displayed on the terminal 3a. When the update operation is performed and “Send” is clicked, the data search / update processing unit 8 updates the property data part. Subsequently, the “property related information evaluation screen” 20 is displayed, an update operation is performed, and when “send” is clicked, the data search / update processing unit 8 updates the property data part.

  This e-commerce system provides matching with members who want to purchase other similar property conditions, since “desired after-appraisal” is registered in the desired form of transaction in the member data section 9 An example of use that can be performed will be described. FIG. 9 is an example of screen transitions related to property purchase / exchange / rental displayed on the screen of the terminal 3b of the present system. FIG. 10 is a sequence chart of the “basic screen for property purchase / exchange / rental registration” 21. When the terminal 3a accesses the server 1 (step 52), the terminal screen control unit 5 displays the accumulated “property purchase / exchange / rental information basic screen” 21 on the terminal 3b screen (step 53) to operate the terminal. Prompts the person to input information on the desired property. When the terminal operator answers the question item for property search and clicks “search”, the property data portion is searched for by the property data search / update processing portion 8 (step 54). Search results such as property information, evaluation information, and appraisal price are output and displayed for each desired form of transaction on the property search result list screen 22 (steps 55 and 56). As described above, the terminal operator can search the property data before the member registration as a member registration consideration material, or can perform the member registration thereafter and retain his / her desired conditions as the member data.

  When saving the data, the member login and the authentication number are entered on the “member login screen” 23 from the terminal 3b (step 57). The member search unit searches the member data unit 9 using the member number and the authentication number as keys, and after the confirmation as a member is completed (step 58), the property check list held by the member data unit 9 is displayed as “Property Check List”. It is displayed like the “list” screen 24 (step 59). The property number selected here is the terminal screen control of the retrieval result output (step 55) of the property information, the appraisal price, etc. of “H0025” registered in the property data portion 10 under the control of the property search update processing unit 8. Under the control of the unit 5, the screen is displayed on the terminal 3b as shown in "(6) Property purchase / exchange / rental request screen" 25 in FIG. The member can also log out from the server 1 and finish by simply browsing the property information.

In addition, by registering the desired property conditions, the member search / update unit 7 searches the desired form of transaction and property conditions in the member data unit 9 every time the member accesses the server 1, and “purchase after appraisal” Is already registered, the relevant property information is sent to the terminal 3b by the communication means such as e-mail. The property data search / update processing unit 8 controls “property purchase after property appraisal” and “hope to exchange after property appraisal” in the property data unit 7, and the property data information and appraisal price are the same or close. If the property can be searched, the member corresponding to the control of the member search / update processing unit 7 is further searched from the owner member number, and the property data unit 7 is searched by the e-mail address which is the contact information of the member data unit. For example, a part of information such as the property number and the owner member name is sent to the member as an email attachment. When the member who receives the mail accesses the URL described therein, the screen control unit 5 prompts the user to log in and enables information browsing.
Thereby, real estate transactions can be realized between members in real time. Since members also include real estate agents, there is an effect of increasing opportunities for the agents themselves to purchase for business.

  After confirming the property information, if you are willing to purchase, click “OK” on “Property Purchase / Exchange / Rental Request Screen” 25 in FIG. 9 to display “Property Purchase Request Screen” 26. The conditions can be described in detail (step 60), and when “end” is clicked to finish the input, the terminal screen controller 5 is notified by the property data registration completion notification (step 61), and the information registration (step 62) Under the control of the member search / update unit 7, “purchase desired” is registered in the trading status item of the member data unit 9. Thereafter, the member data registration notification (step 63) is returned to the terminal screen control unit, and after confirmation by the end screen presentation (step 64), the member logs out from the server 1. By recording the sales status and purchase status for each property number in the property data section 10, there is an advantage that the progress status can be grasped by the member and the movement of the property can be understood. When “Negotiation” is selected on the “Property Checklist List” screen 24, a “Property Purchase / Exchange / Rent Negotiation Screen” 27 is displayed, and the negotiation conditions can be similarly described in detail. .

  The member who has received the property information to the terminal 3b by means of communication such as e-mail is led to the “member login screen” 24 in the “property purchase / exchange / rental information basic screen” 22 of FIG. Can also be confirmed, and transactions such as purchases, exchanges, and rentals can be made.

  Since “purchase desired” is registered in the sales status item of the member data section 9, the member searches / updates the member who wants to sell with the member who wants to sell to the member who wants to sell this e-commerce transaction. Under the control of Department 7, by sending the property information to the terminal 3a by means of communication such as e-mail to the sales requesting member, the mutual purchase conditions are mutually confirmed, so that a provisional contract application is established. Both members will conclude formal sales or exchange agreements. If the member does not agree to the property transaction or exchange, the provisional contract application will not be established for both members, and will be cancelled.

In order to facilitate the electronic commerce, a usage form in which the operation and management of the server 1 are appropriately performed will be described. In order to explain the process of this usage pattern, it is assumed that the operator of the terminal 3c is an appraiser. Appraisers here are specialists who regularly conduct real estate appraisers and other real estate appraisals, first-class architects, etc., and general people such as housewives who are familiar with interior and storage methods. It is. By having multiple appraisers with different specialties, you can capture real estate properties from various angles. Also, it can be said that it is very effective to constantly update the results of appraisal from different angles using the learning function of the neural network.
Also registered as a member in the transaction and exchange of the property. In addition, the appraisers log in from the terminal 3c from time to time in response to the occurrence of factors that affect the property appraisal price and evaluation, so that the appraisal value and various evaluations that are inferred by the neural network are appropriate. Weight information can be used. Accordingly, the data update is automatically performed for the property information of the property number in the property data section 7. Alternatively, the property data can be deleted and a new property number can be assigned to make it new.

  FIG. 11 is a transition of the management screen displayed on the screen of the terminal 3c of the present system, and FIG. 12 is a sequence chart of “property appraisal execution (8)” of the “management screen” 29. When the terminal 3c accesses the server 1 (step 65), the terminal screen control unit 5 displays the accumulated “management screen” 29 on the screen of the terminal 3c (step 66).

  In the member information input (step 67), the member login and the authentication number are input on the “login screen” 30 from the terminal 3c. It is to be noted that the member number and the authentication number given in advance on this member authentication screen are urged to be input by a predetermined operation, and if they match, the process proceeds to the next and the login is completed. The member search / update unit 7 updates the member data every time the user logs in so that the access log becomes the latest status. The member search unit searches the member data unit 9 using the member number and authentication number as keys, and after the confirmation as a member is completed (step 68), the terminal screen control unit 5 instructs the property data unit 10 to The property information and question items that match the area are searched (step 69) and displayed on the screen of the terminal 3c (steps 70 and 71). Answer to the question item for evaluation, and since it is a new setting of the appraisal information, it becomes YES at "update appraisal information", the property evaluation information input (step 72) enters the input layer in the automatic appraisal part, The appraisal process result output (step 73) obtained by performing the appraisal process from the output layer is temporarily stored and also displayed on the terminal 3c (step 74) under the control of the terminal screen controller 5. As a result, the automatic appraisal unit 6 newly chews up the weight information, and can respond to a request from a member to know the automatic appraisal information of the property.

  The terminal operator continues to select “update property evaluation information” (step 75), or “execute property evaluation”, “update property evaluation information”, or “register appraiser information” displayed on the management screen 25 of FIG.・ If “update property evaluation information” is selected from “update”, since the appraisal information is not updated, the terminal 3c registers the update of the property evaluation information that affects the appraisal other than the appraisal information without using the automatic appraisal unit 6. (Step 75), and update registration (step 76) of the appraisal information once accumulated in the terminal screen control unit 5 is performed in the property data unit. When the registration is completed, the property data all update completion notification (step 77) is displayed on the screen of the terminal 3c by the control of the terminal screen control unit 5 (step 78), and the server 1 is prompted to log out.

  In addition to matching companies and human resources, matching pets (bleeding matching), or matching professionals such as lawyers, tax accountants, accountants, company workers, administrative scriveners, patent attorneys with companies and individuals. Also applies.

  It is a block diagram of an electronic commerce system showing an embodiment of the present invention.   It is a figure showing the member information of the member data part 9 which participates in electronic commerce.   3 is a diagram illustrating a storage structure of a property data unit 10. FIG.   It is a figure showing property information per property about the property which is the object of electronic commerce of the property data section.     It is a figure in which property information required for automatic appraisal is listed.   It is a figure showing the structure of the neural network as an example used for automatic identification.   It is an example which shows the screen content for the property owner displayed on the screen 3a etc. of the electronic commerce of a real estate property.   FIG. 7A is an example showing the screen contents for the property owner displayed on the electronic commerce terminal 3a of the real estate property, etc., and is a continuation of FIG. 7a.   It is a figure showing the processing sequence of appraisal in a member terminal and a server, and after-appraisal sale, exchange, or a lease.   FIG. 9B is a diagram showing a process sequence of appraisal and post-appraisal sales, exchange or rental in the member terminal and the server, and is a continuation of (1) in FIG.   It is an example which shows the screen content for the property purchase applicant displayed on the screen 3b etc. of the electronic commerce of a real estate property.   FIG. 9A is an example showing the screen content for the property purchase applicant displayed on the electronic commerce terminal 3b of the real estate property, and is a continuation of FIG. 9A.   It is a figure showing the processing sequence of the search in a member terminal and a server, sale, exchange, or a rental.   It is an example which shows the content of the screen for management displayed on the screen 3c etc. of the electronic commerce of a real estate article.   FIG. 11A is an example showing the contents of the management screen displayed on the electronic commerce terminal 3c or the like of the real estate property, and is a continuation of FIG. 11a.   It is a figure showing the process sequence concerning the initial registration and update of an automatic identification part.

Explanation of symbols

DESCRIPTION OF SYMBOLS 1 Server to perform automatic appraisal 2 Communication network 3a Terminal 3b Terminal 3c Terminal 4 Communication control part 5 Terminal screen control part 6 Automatic appraisal part 7 Member search / update processing part 8 Property search / update processing part 9 Member data part 10 Property data part

Claims (9)

  A server for providing real estate appraisal information communicable with a terminal via a network, wherein a plurality of real estate information for each property information item is input for a plurality of property information items, and each property information item is input by a learning function of a neural network. A database configured to store real estate appraisal information, communication means for receiving the real estate information for each property information item from the terminal, and transmitting the real estate appraisal information to the terminal, received using the database A server for providing real estate appraisal information, comprising: real estate information search means for searching for the real estate appraisal information based on a plurality of the real estate information.   The server for providing real estate appraisal information according to claim 1, wherein the database updates the real estate appraisal information by further learning based on the real estate information received by the communication means.   A method for providing real estate appraisal information in a system comprising a terminal and a server for providing real estate appraisal information to the terminal via a network, wherein the server includes real estate information for each real estate information item for a plurality of real estate information items A real-time appraisal information stored in the real-time information database by the learning function of the neural network, and the terminal stores the real-time information for each real-time information item in the server A first step of transmitting to the server, a second step of searching the real estate appraisal information based on a plurality of the real estate information received from the terminal using the database, and the server And a third step of transmitting the real estate appraisal information that has been searched to the terminal. Method of providing real estate appraisal information, characterized in that.     The real estate according to claim 3, further comprising a fourth step of updating the real estate appraisal information by further receiving the database from the terminal and further learning based on the real estate information. Providing appraisal information.   A program for providing real estate appraisal information for executing a computer in a server that can communicate with a terminal via a network, and learning a neural network by inputting a plurality of real estate information for each real estate information item for a plurality of real estate information items A first step of storing and configuring real estate appraisal information for each property information item in a database by function, a second step of receiving the real estate information for each real estate information item from the terminal, and using the database, A computer is executed as a third step of searching for the real estate appraisal information based on a plurality of the real estate information received from the terminal, and a fourth step of transmitting the real estate appraisal information to the terminal. Real estate appraisal information provision program.   6. The computer is further executed as a fifth step of updating the real estate appraisal information by further learning the database based on the real estate information further received from the terminal. The program for providing real estate appraisal information.   A real estate property providing method in a system having a terminal and a server that provides real estate property information to the terminal via a network, wherein the server includes real estate information for each real estate information item and a plurality of real estate information items. And a first step in which the terminal transmits the real estate information to the server, and the server includes the member identification information database. A second step of searching for member identification information whose real estate information conforms and matches for all the stored real estate information items, and the server conforms with the real estate information for each real estate information item received from the terminal And a third step of transmitting member identification information of the real estate property to the terminal. Method of providing.   The real estate information is input as range information, and further includes a fourth step of searching for member identification information in which at least overlapping information portions exist in the real estate information range for all the real estate information items. The method for providing real estate properties according to claim 7.   A program for providing a real estate property for executing a computer on a server that can communicate with a terminal via a network, and requests real estate information for each real estate information item and the real estate property transaction for a plurality of real estate information items The first step of receiving the member identification information from the terminal and transmitting the member identification information of the suitable real estate property, the received real estate information for each real estate information item, and the member identification information And a third step of searching for member identification information that matches the real estate information for all the real estate information items using the member identification information database. A program that provides real estate properties.

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