JP2006343860A - Device, method, program and system for calculating property price - Google Patents

Abstract

<P>PROBLEM TO BE SOLVED: To calculate an optimum property price according to the work progress of property. <P>SOLUTION: An arithmetic part 13 selects, for example, a table of room No. 501 from a change item table stored in a dwelling unit-based object database 17, and calculates an additive price of an input change item in reference to the table. For example, the arithmetic part 13 applies, for a one changeable in a reference date of determination, a price change rate according to an application period to a basic price of the change item to calculate a price after change (after adding an option). <P>COPYRIGHT: (C)2007,JPO&INPIT

Description

  The present invention relates to a property price calculation apparatus, method, program, and system, and more particularly, a property price calculation device and method suitable for use in calculating property prices and providing property sales support when selling properties. , Programs and systems.

  When confronting design with a customer in condominium sales, it is necessary to present an estimate to the customer. For this reason, when a customer changes specifications or adds options, an estimate must be created each time, which is very cumbersome.

In view of this, a property sales support system has been disclosed that smoothes the flow from design to customer contract and facilitates the decision making of purchasing a custom-made apartment or the like (see, for example, Patent Document 1). In Patent Literature 1, when the integrated estimation unit is instructed to start the integrated estimation from a predetermined input unit, the identification information of each property element object is read from the property design information storage unit, and each of the identification information associated with the read identification information is read out. The accumulation target amount of the property element object is read from the property element object storage means. Then, the integrated estimation unit calculates an integrated estimate based on the read target amount of each property element object, and outputs the calculated integrated estimate to a predetermined output unit.
JP 2003-331032 A

  The amount of design change is not determined only by the presence or absence of options and the increase / decrease in unit price / quantity, but is determined in consideration of the construction process of the property. If the design change decision date is earlier, the degree of freedom of design change is higher, and the amount of money required for the design change is lower. However, if the design change decision date is late, the degree of freedom of design change is low, and the amount of money required for the design change is high.

  On the other hand, in Patent Document 1, only the property element object and its accumulation target amount are associated with each other, and the design change decision date is not considered at all. For this reason, if the property element objects are the same, there is a problem that the integrated estimated amount becomes the same whether the design change date is early or late.

  The present invention has been proposed to solve the above-described problems, and an object of the present invention is to provide a property price calculation apparatus, method, program, and system that can calculate an optimal property price according to the progress of construction of a property. And

  The property price calculation apparatus according to the present invention includes an input means for inputting a design change item of a property, a price storage means for storing a basic price associated with each of the design change items, and a construction progress status of the property A table storage means for storing a table representing the change rate of the basic price, and a basic price corresponding to the design change item input to the input means is read from the price storage means and stored in the table stored in the table storage means Based on the conversion means for converting the basic price read from the price storage means to the design change price, the price of the property, and the design change price converted by the conversion means, after adding the design change item Price calculating means for calculating the price of the property.

  The property price calculation method according to the present invention includes a price storage means for inputting a design change item of a property and storing a basic price associated with each of the design change items, and a basic price corresponding to the construction progress of the property. And a table storage means for storing a table representing the change rate of the basic price corresponding to the input design change item from the price storage means, and based on the table stored in the table storage means The basic price read from the price storage means is converted into a design change price, and the price of the property after the addition of the design change item is calculated based on the price of the property and the converted design change price. .

  The property price calculation program according to the present invention includes a computer, an input means for inputting a design change item of a property, a price storage means for storing a basic price associated with each of the design change items, and a construction progress of the property Table storage means for storing a table representing the change rate of the basic price according to the situation, and the basic price corresponding to the design change item input to the input means is read from the price storage means and stored in the table storage means Based on the table, the design change based on the conversion means for converting the basic price read from the price storage means into the design change price, the price of the property, and the design change price converted by the conversion means. It functions as a price calculation means for calculating the price of the property after adding an item.

  The table stored in the table storage means represents the basic price change rate according to the construction progress of the property. The conversion means reads the basic price corresponding to the design change item input to the input means from the price storage means, and converts the basic price read from the price storage means to the design change price based on the table stored in the table storage means. Convert. Based on the price of the property and the converted design change price, the price of the property after the addition of the design change item is calculated.

  Therefore, since the above invention automatically calculates the price of the design change item using the change rate of the basic price according to the construction progress status, the price of the property after the addition of the design change item can be easily calculated. .

  Here, in the above table, the change rate is set so that the design change price is the same as or lower than the basic price until the construction progress is the first time, and the construction progress is the first time or later. The table is preferably a table in which the change rate is set so that the design change amount increases as the progress progresses. Thereby, it is possible to urge the customer to add design change items at an early stage.

  Moreover, it is preferable that the said table sets the design change possible time according to a construction progress situation about the design change item regarding each of the structure of a property, the partition inside a property, and the thing after interior construction of a property. At this time, the input means may prohibit the input of design change items exceeding the design change possible time.

  Since the property price calculation device, method, program and system according to the present invention automatically calculate the price of the design change item using the basic price change rate according to the construction progress, the property after the design change item is added Can be easily calculated.

  Hereinafter, preferred embodiments of the present invention will be described in detail with reference to the drawings.

[First Embodiment]
FIG. 1 is a block diagram showing a configuration of a property price calculation apparatus 10 according to the first embodiment of the present invention. The property price calculation apparatus 10 searches for a property in accordance with a customer's request, and calculates the price of the retrieved property in consideration of the addition of options.

  The property price calculation apparatus 10 includes a keyboard 11 for inputting customer requests, a mouse 12 as a pointing device, a calculation unit 13 for searching for a dwelling unit, calculating a sales price, an input screen, a search result screen, and the like. , An input / output (I / O) port 15 connected to a network (not shown), an object database 16 by type, an object database 17 by dwelling unit, an estimate database 18, and a construction instruction database 19 It is equipped with.

  The keyboard 11 is used to input a customer's desire for residence. Residential requests include price, area, number of rooms, direction, view, lifestyle close to you.

  In the object database 16 by type, object data for each type of property (for example, A type to H type) is stored. Object data for each type of property includes, for example, exclusive area, price, direction, number of rooms (for example, ○ LDK), LD area, kitchen size (L = ○○○), kitchen openness (for example, independent, face-to-face, Can be changed to one of the open for a fee), Kitchen type (for example, I, L, U-shaped can be changed for a fee), bedroom size, storage rate, balcony area, opening (It can be changed to high sash, corner sash, wide sash, etc. for a fee), toilet hand wash, unit bath size, ceiling height (each room), under beam dimensions, etc.

  The object database 17 for each dwelling unit stores object data for each dwelling unit. As the object data for each dwelling unit, there are a room number, price, floor number, type name, view index (an index of good view), application magnification, and the like. The unit database 17 for each unit further stores a change item table representing the basic price of the unit and option, the deadline of the option (change item) in the unit and the price change rate for each unit.

  FIG. 2 is a diagram illustrating the configuration of the change item table. The change item table represents the changeable time and the price at the time of change for the change item in the dwelling unit.

  In the change item table, the change items (hereinafter referred to as “change item A”) that affect the construction related to the housing of the property are, for example, insulation, windows, air conditioner sleeves, unit bath positions, kitchen positions, and toilets. Position, size of sash, specification and range of thermal insulation. The change item A corresponds to an item to be constructed in the first process in the construction schedule or an item to be determined in the first process because preparation takes time for importing materials.

  The change items that affect the interior construction of the property (hereinafter referred to as “change item B”) are, for example, the position of the partition walls of each room, the change of the base material of the partition walls, the change of the outlets and switches, the wall and floor finish Changes in materials, floor heating position and target area, wall, floor, ceiling specifications and position or shape, cloth finish specifications, etc.

  Items that can be attached after the interior construction of the property (hereinafter referred to as “Change Item C”) are, for example, various cabinet doors, wooden fittings, screen doors, faucets and hardware accessories, balcony wooden decks and tiles, and interior construction. Such as hanging fixtures and storage cabinets. The change item C can be changed relatively immediately before. Note that the change item B can be changed by a time point between the change item A and the change item C.

  The first to third application deadlines are determined by the progress of construction. Here, “construction progress” includes not only the actual progress of construction but also the order status. For example, the first application deadline is 30 days before the second application deadline, the second application deadline is immediately before the start of order preparation, and the third application deadline is after ordering and before material delivery.

  The date and time of each application deadline varies depending on, for example, the level in the apartment where the dwelling unit is located. For example, since the dwelling unit on the first floor progresses faster than the dwelling unit on the other floor, each application deadline for the dwelling unit on the first floor is earlier than each application deadline for the dwelling unit on the other floor. Note that the application deadline varies depending on the progress of the construction, and therefore varies depending on the layout of apartments in addition to the apartment level.

  According to the change item table, the change items A to C can be changed at the basic price (100% of the basic price) until the first application deadline. However, change item A cannot be changed after the first application deadline. Change item B can be changed after the first application deadline and up to the second application deadline at 125% of the basic price (25% surcharge), but cannot be changed after the second application deadline. Become. Change item C can be changed after the first application deadline and up to the second application deadline at 125% (25% surcharge) of the basic price. Until the next application deadline, it can be changed at 150% of the basic price (50% surcharge), but after the third application deadline, the change cannot be made.

  The estimate database 18 stores a change history of estimate contents every time an estimate is made due to the addition or change of a dwelling unit option. As the change history, dwelling unit name, type name, change 1 (option, price), change 2 (option, price), ..., change n (option, price), determined date, floor plan before change, after change These are the floor plan, total change price, and total payment amount.

  In the construction instruction database 19, in addition to the data stored in the estimate database 18, data for which a contract for changed construction has been made is stored. This data includes unit name, type name, change 1 (option, price), change 2 (option, price), ..., change n (option, price), date and time determined, floor plan before change, floor plan after change These are the figure, total change price, total payment amount, contract date and time. The data of the construction instruction database 19 is transmitted to, for example, the computer of the ordering person or the person in charge of construction through the input / output port 15 after the contract of construction work is made. Thereby, it is possible to eliminate ordering mistakes and construction management work mistakes.

  The calculation unit 13 of the property price calculation apparatus 10 configured as described above causes the sales support window 20 of the display 14 to display various screens related to property search and sales prices.

  FIG. 3 is a diagram showing the sales support window 20. The sales support window 20 includes a housing request input button 21, a customer style analysis button 22, a dwelling unit plan search button 23, a virtual dwelling unit display button 24, an individual design support button 25, a space simulation button 26, a content confirmation button 27, and a funds plan. It has a support button 28 and a screen display area 29 in which various screens are displayed.

  FIG. 3 shows an example in which the residence request input screen 30 is displayed in the screen display area 29, but the screen displayed in the screen display area 29 is not limited to this. Even if the screen displayed in the screen display area 29 changes, the buttons 21 to 28 provided in the sales support window 20 are not limited.

  FIG. 4 is a diagram illustrating a property price calculation routine by the calculation unit 13 of the property price calculation apparatus 10. In step S1, the calculation part 13 of the property price calculation apparatus 10 displays the above-mentioned house demand input screen 30 in the screen display area 29 in the sales support window 20, and proceeds to step S2.

  The house demand input screen 30 is provided with a budget input box 31, an area input box 32, a floor plan input box 33, a floor number input box 34, a direction input box 35, and a request input box 36. In these boxes, the conditions desired by the customer are entered.

  In step S2, the calculation unit 13 displays the style analysis screen 40 in the screen display area 29 in the sales support window 20, and proceeds to step S3.

  FIG. 5 is a diagram showing the style analysis screen 40. The style analysis screen 40 is a screen for inputting a customer's lifestyle, lifestyle buttons 41 to 46 associated with various lifestyles, and a plan search start button 47 for starting a search with a set plan. And have. At this time, the operator listens to the customer's request and clicks a lifestyle button desired by the customer.

  In step S3, the calculation unit 13 waits until the plan search start button 47 is clicked. When the calculation unit 13 detects that the plan search start button 47 is clicked, the calculation unit 13 is input in steps S1 and S2. The dwelling unit corresponding to the customer's request is searched, and the process proceeds to step S4.

  In step S <b> 4, the calculation unit 13 displays the plan search result display screen 50 in the screen display area 29 in the sales support window 20.

  FIG. 6 is a diagram showing the plan search result display screen 50. The search result screen 50 displays a dwelling unit that satisfies the customer's request. On the plan search result display screen 50, the most recommended dwelling unit, the dwelling unit satisfying the request but having a high magnification, and the dwelling unit scheduled to be sold next time satisfying the request are displayed in different colors. At this time, when the operator clicks on the dwelling unit desired by the customer from among the dwelling units displayed on the search result screen 50, a floor plan display screen 60 described later is displayed in the screen display area 29.

  FIG. 7 is a diagram showing a floor plan display screen 60. Thereby, the customer can confirm the floor plan which meets the search condition. And if the virtual dwelling unit display button 24 is clicked, it will transfer to step S5.

  In step S <b> 5, the calculation unit 13 displays a virtual dwelling unit display screen (virtual model room) 70 in the screen display area 29 in the sales support window 20.

  FIG. 8 is a diagram showing a virtual dwelling unit display screen 70. At this time, the customer can see the virtual dwelling unit as if walking through the dwelling unit on the virtual dwelling unit display screen 70. When the space simulation button 26 is clicked, the process proceeds to step S6.

  In step S6, the calculating part 13 displays the space simulation screen 80 on the screen display area 29 in the sales support window 20, and proceeds to step S7.

  FIG. 9 is a diagram showing a space simulation screen 80. On the space simulation screen 80, when the operator clicks a color selection button requested by the customer, a space laid out with wallpaper, flooring, wooden fittings, and the like of the set of colors is simulated.

  When the individual design corresponding button 25 is clicked, the operator can add a change item of the dwelling unit. In this embodiment, in the type 501 room Taro Yamada's residence of the H type, expansion of the living room, addition of floor heating, change of AW0 (sash) to a sweeping window, addition to the LD, selection of the kitchen cabinet B, It is assumed that Western-style room (2) is changed to a specification for playing musical instruments, changed to a specification for improving insulation performance, and home theater is added. When a confirmation button (not shown) is clicked, the process proceeds to step S7.

  In step S7, the calculation unit 13 selects the table for the room 501 from the change item table stored in the object database 17 for each dwelling unit, and refers to this table to calculate the additional price of the input change item. The calculation is performed and the process proceeds to step S8.

  For example, the calculation unit 13 determines whether or not each change item can be changed on a reference date for determination (for example, a planned contract date), excludes items that cannot be changed, and responds to the change. Absent. For those that can be changed, the calculation unit 13 calculates the price after the change (after adding the option) using the price change rate according to the application deadline as the basic price of the change item. The calculation unit 13 performs these calculations for all the change items, adds the prices, and subtracts the basic price to calculate a substantial additional price. And the calculating part 13 adds the basic price and additional price of a dwelling unit, and calculates a total price.

  Note that the reference date for judgment is not limited to the scheduled contract date. For example, the calculation unit 13 may detect the current date from a clock module (not shown) built in the property price calculation apparatus 10 and set the current date as the reference date.

  In step S <b> 8, the calculation unit 13 displays the change content confirmation screen 90 in the screen display area 29 in the sales support window 20 and ends the process.

  FIG. 10 is a diagram showing a change content confirmation screen 90. The change content confirmation screen 90 includes a change item list (extended living, floor heating addition, etc.), a plan view after change, a color choice indicating the selected color, kitchen counter material, kitchen face material, basic price, additional price, total The price is displayed. When the confirmation button 91 is clicked, the content displayed on the change content confirmation screen 90 is stored in the estimate database 18 as a history. Further, when the contract document issue button 92 is clicked, a printer (not shown) connected to the property price calculation apparatus 10 prints a contract document representing the content of the change content confirmation screen 90.

  As described above, the property price calculation apparatus 10 according to the first embodiment stores the change item table in accordance with the progress of the construction of the property and the application deadline, with the price change rate of the property change item (option), Based on the property change item and its price change rate, the additional price and total price of the property after the option addition / change are calculated. In other words, the property price calculation apparatus 10 can automatically calculate the change in price related to the addition / change of the option according to the progress of the construction and the application timing, and calculate the total price of the property.

  The property price calculation apparatus 10 sets the price change rate so that the price will be the same as the basic price for items to be changed until the first application deadline, and the price is changed so that the price becomes higher after the first application deadline. By setting the rate, it is possible to prompt customers to apply for change items early.

[Second Embodiment]
Next, a second embodiment of the present invention will be described. In addition, the same code | symbol is attached | subjected to the site | part same as 1st Embodiment, and the detailed description is abbreviate | omitted.

  FIG. 11 is a diagram illustrating a configuration of a property price calculation system 100 according to the second embodiment. The property price calculation system 100 is obtained by distributing the functions of the property price calculation device 10 shown in FIG. 1 on a network, and includes a plurality of client terminals 110 and a database server 120. Each client terminal 110 and the database server 120 are connected via Ethernet or the Internet.

  The client terminal 110 includes the keyboard 11, the mouse 12, the display 14, and the input / output port 15 shown in FIG. 1. The client terminal 110 inputs customer requests and transmits the input data to the database server 120. The processing result can be received and displayed.

  The database server 120 includes the calculation unit 13, the input / output port 15, the type-specific object database 16, the dwelling unit-specific object database 17, the estimate database 18, and the construction instruction database 19 shown in FIG. 1. Then, the database server 120 searches for the dwelling unit according to the customer's request based on the data from the client terminal 110, calculates the total price of the dwelling unit including the added / changed options, and the result Is transmitted to the client terminal 110.

  As a result, the property price calculation system 100 automatically calculates the change in price related to the addition / change of the option according to the progress of the construction and the application timing in the same manner as in the first embodiment. The price can be calculated. In addition, for change items up to the first application deadline, set the price change rate to be the same price as the basic price, and set the price change rate so that the price will be higher after the first application deadline, Encourage customers to apply for change items early.

  Note that the database server 120 may handle not only one property but also a plurality of properties. At this time, using the client terminal 110, the customer can estimate a plurality of properties at the same time and compare and review each property.

  Note that the present invention is not limited to the above-described embodiment, and it is needless to say that the present invention can also be applied to a design modified within the scope of the claims.

  In FIG. 2, the price change rate in the change item table is a rate including the basic price, but instead, an additional rate excluding the basic price may be used. For example, instead of 125 [%] shown in FIG. 2, only the premium rate 25 [%] may be used.

  Moreover, the price change rate shown in FIG. 2 is only an example, and is not limited to this. For example, in the above-described embodiment, the price change rate until the first application deadline is set to 100 [%], but may be a value lower than this (for example, 95 [%]). As a result, it is possible to prompt the user to add / change options at an early stage.

It is a block diagram which shows the structure of the property price calculation apparatus 10 which concerns on the 1st Embodiment of this invention. It is a figure which shows the structure of a change item table. It is a figure which shows the sales assistance window 20. FIG. It is a figure which shows the property price calculation routine by the calculating part 13 of the property price calculation apparatus. It is a figure which shows the style analysis screen. It is a figure which shows the said plan search result display screen. It is a figure which shows the floor plan display screen. It is a figure which shows the virtual dwelling unit display screen. It is a figure which shows the space simulation screen. It is a figure which shows the change content confirmation screen. It is a figure which shows the structure of the property price calculation system 100 which concerns on 2nd Embodiment.

Explanation of symbols

DESCRIPTION OF SYMBOLS 10 Property price calculation apparatus 11 Keyboard 12 Mouse 13 Calculation part 14 Display 15 Input / output port 16 Object database 17 by type 17 Object database 18 by dwelling unit Estimate database 19 Construction instruction database 100 Property price calculation system 110 Client terminal 120 Database server

Claims (12)

An input means for inputting design change items of the property;
Price storage means for storing a basic price associated with each of the design change items;
Table storage means for storing a table representing a change rate of the basic price according to the construction progress of the property;
The basic price corresponding to the design change item input to the input means is read from the price storage means, and the basic price read from the price storage means is changed to the design change price based on the table stored in the table storage means. Conversion means for converting;
Price calculation means for calculating the price of the property after adding a design change item based on the price of the property and the design change price converted by the conversion means;
Property price calculation device with In the table, the change rate is set so that the design change price is the same as or lower than the basic price until the construction progress status is the first time, and the progress status is the progress status after the first time. The property price calculation apparatus according to claim 1, wherein the change rate is set so that the design change amount increases with progress. For the design change items related to the structure of the property, the partition inside the property, and the interior after construction of the property, the table sets the time when the design can be changed according to the progress of the construction,
The property price calculation apparatus according to claim 1, wherein the input unit prohibits input of a design change item that exceeds the design change possible time. Enter the design change items of the property,
Price storage means for storing a basic price associated with each of the design change items, and table storage means for storing a table representing a change rate of the basic price according to the construction progress of the property, The basic price corresponding to the input design change item is read from the price storage means, and based on the table stored in the table storage means, the basic price read from the price storage means is converted into a design change price,
A property price calculation method for calculating a price of the property after adding a design change item based on the price of the property and the converted design change price. In the table, the change rate is set so that the design change price is the same as or lower than the basic price until the construction progress status is the first time, and the progress status is the progress status after the first time. The property price calculation method according to claim 4, wherein the change rate is set so that the design change amount increases as the process proceeds. For the design change items related to the structure of the property, the partition inside the property, and the interior after the interior construction of the property, the table sets the time when the design can be changed according to the progress of the construction,
The property price calculation method according to claim 4 or 5, wherein input of design change items exceeding the design change possible time is prohibited. Computer
An input means for inputting design change items of the property;
Price storage means for storing a basic price associated with each of the design change items;
Table storage means for storing a table representing a change rate of the basic price according to the construction progress of the property;
The basic price corresponding to the design change item input to the input means is read from the price storage means, and the basic price read from the price storage means is changed to the design change price based on the table stored in the table storage means. Conversion means for converting;
Price calculation means for calculating the price of the property after adding a design change item based on the price of the property and the design change price converted by the conversion means;
This is a property price calculation program that allows them to function. In the table, the change rate is set so that the design change price is the same as or lower than the basic price until the construction progress status is the first time, and the progress status is the progress status after the first time. The property price calculation program according to claim 7, wherein the change rate is set so that the design change amount increases as the process proceeds. For the design change items related to the structure of the property, the partition inside the property, and the interior after construction of the property, the table sets the time when the design can be changed according to the progress of the construction,
The property price calculation program according to claim 7 or 8, wherein the input unit prohibits input of a design change item exceeding the design change possible time. A property price calculation system in which one or more terminal devices and a server are connected via a network,
The terminal device includes input means for inputting design change items of the property, and display means for displaying a price,
The server includes a price storage unit that stores a basic price associated with each of the design change items, a table storage unit that stores a table indicating a change rate of the basic price according to a construction progress of the property, The basic price corresponding to the design change item input to the input means of the terminal device is read from the price storage means, and the basic price read from the price storage means is changed based on the table stored in the table storage means. Conversion means for converting to a price; price calculation means for calculating the price of the property after adding a design change item based on the price of the property and the design change price converted by the conversion means; ,
The display unit of the terminal device is a property price calculation system for displaying the price calculated by the price calculation unit of the server. In the table, the change rate is set so that the design change price is the same as or lower than the basic price until the construction progress status is the first time, and the progress status is the progress status after the first time. The property price calculation system according to claim 10, which is a table in which a change rate is set so that the design change amount increases as the process proceeds. For the design change items related to the structure of the property, the partition inside the property, and the interior after construction of the property, the table sets the time when the design can be changed according to the progress of the construction,
The property price calculation system according to claim 10 or 11, wherein the input unit prohibits input of a design change item that exceeds the design change possible time.

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