JP2007115150A - Real estate development planning method, printed matter for proposing real estate development plan and real estate development plan preparation system - Google Patents

Abstract

<P>PROBLEM TO BE SOLVED: To provide a method and system for preparing a development plan for making it possible for anyone to easily understand the development plan of a real estate in developing a real estate and a printed matter for proposing a development plan. <P>SOLUTION: This real estate development planning method includes specifying a real estate property to be developed, and making an investigation including history items about the property, and preparing the development plan of the real estate property based on the investigation result, and selecting the purchase candidate of the real estate to be developed. <P>COPYRIGHT: (C)2007,JPO&INPIT

Description

  The present invention relates to a method and system for creating a development plan in real estate development, and a printed matter for proposing the development plan. In particular, the present invention relates to a development plan creation method and system suitable for creating a development plan for an investment property, and a printed matter for proposing the development plan.

  Conventionally, when buying and selling real estate such as land and houses, development has been carried out to increase its value, and such development work is usually carried out by a real estate developer.

  The real estate developer is developing a newly acquired (or acquired) development real estate under a new concept, thereby creating new value. Changing the flow of people by building a super high-rise tower condominium in the city, the concept of the entire shopping street was redesigned and renewed accordingly, and new real estate value was created in the land and buildings of the city that had been down until now Is going to let you.

  In addition, there are prior documents shown in Patent Documents 1 to 5 in relation to plans or proposals that are made in the construction of real estate.

  Patent Document 1 (Japanese Patent Laid-Open No. 2003-48387) uses a drawing set consisting of a plan view of a target house and a cross-sectional view that describes the degree of sunlight and how to insert sunlight into the customer. This is just a way to explain how to insert sunlight.

  Patent Document 2 (Japanese Patent Laid-Open No. 2002-288230) and Patent Document 3 (Utility Model Registration No. 3080104) are both of a building / site and its surroundings that can easily and intuitively understand the current state of the building and the site. Although the present situation map etc. is disclosed, the present situation map generated by this device is useful for understanding the current situation of a specific building and site, but can be used effectively when considering the surrounding environment. It is not a thing.

  Patent Document 4 (Japanese Patent Laid-Open No. 9-183281) discloses an easy-to-use land price information display medium that can easily and quickly perform a determination work related to land appraisal work. It is only information about land prices that can be specified, and it is not a document that can be used to judge the value of real estate including buildings.

Patent Document 5 (Registered Utility Model No. 3006041) discloses a real estate price display map that shows the distribution of information related to the price of different land sections using different colors for each price range. The literature is easy to understand information about land prices, and it is not a document that can judge the value of real estate including buildings.
JP 2003-48387 A JP 2002-288230 A Utility Model Registration No. 3081004 JP-A-9-183281 Registered Utility Model No. 3006041

  As mentioned above, real estate developers naturally use the ordered methods that are implemented in the real estate development process and the materials used at that time, but these are used exclusively within the company. These are methods and materials, and are not premised on proposals to third parties.

  Therefore, the present invention is a method and system for creating a real estate development plan showing an objective view so that anyone can easily understand the real estate development plan when developing real estate first. In addition, we provide printed materials for proposing development plans.

  In recent years, it has become necessary for companies to directly and effectively procure funds widely from the general market. In May 2000, the “Act on Liquidity of Assets (Asset Liquidation Law)”, “ The Act on Investment Corporations (Investment Trust Law) has been revised, and real estate securitization has become possible in Japan. Such securitization of real estate is a means of raising funds on the premise of money generated from real estate (operating profit), and investors invest in exchange for securities (contracts) that promise to distribute the operating profit of real estate. It is a technique to recruit.

  Currently, there are two types of securitization of real estate: “Asset Backed Secrities” that correspond specific assets to securities, and “Funds” by investing or lending to funds without corresponding to specific assets. Type securities ". For example, as a real estate investment fund (J-REIT), there are investment trusts (financial products) whose main targets are real estate, which purchases rental properties such as office buildings based on funds collected from investors. The tenant fee and gain on sale are distributed to investors as a source of dividends.

  When implementing such securitization of real estate, due diligence is required to select the real estate to be invested. In other words, it is not limited to legal compliance surveys conducted when issuing securities, but based on the results of comprehensive surveys and diagnoses of the current status of the subject real estate, including the judgment of the value of the real estate itself (appropriate investment value) There is a need for means or methods (due diligence).

  Therefore, along with the securitization of real estate, it is necessary to judge the appropriateness of investment including the judgment of the value of the real estate itself. However, it does not function effectively in making such an investment suitability determination.

  Therefore, the present invention secondly provides a development plan creation method and system suitable for creating a development plan for an investment property, and a printed matter for proposing the development plan.

  In order to solve the above-mentioned problems, the present invention provides a development plan creation method and system that provides a concrete real estate development plan based on an objective basis. Providing printed materials for proposing real estate development plans that can understand the grounds.

That is, the real estate development planning method for proposing and / or managing real estate development according to the present invention includes at least the following steps.
(1) Real estate specifying step for specifying a real estate property to be developed,
(2) A survey step for conducting a survey on the specified real estate property including at least historical matters related to the real estate property;
(3) a development plan creation step for creating a development plan for the identified real estate based on the survey results; and (4) selecting a prospective purchaser of the real estate to be developed and providing the development plan to the prospective purchaser. Proposed purchaser selection / proposition step.

  According to the real estate development planning method, candidates for prospective purchasers (investment corporations, etc.) can be selected in advance before the developer actually starts commercialization and development, so that the real estate development entity (real estate developer) can also select You can start development with peace of mind. In other words, a new real estate development planning method is proposed in which after the end user is determined first, the real estate development entity (real estate developer) can be decided. Thus, in order to select candidates for prospective purchasers (investment corporations, etc.), prior to the selection, a real estate development plan based on objective facts is required as shown in the present invention.

  In addition, it is desirable that this real estate development plan should specifically show a method for reducing the risk based on the aging of real estate, which can be an important requirement for determining whether or not investment is appropriate. Therefore, in this method, in the survey step, a survey including historical matters related to the real estate property is performed to reflect the historical property (preferably further cultural property) in the real estate plan, and to reduce the risk of such obsolescence. In addition, objective plans can be presented.

Further, the real estate development planning method preferably further includes any or all of the following requirements (5) to (7).
(5) The real estate property specified in the real estate specifying step is an investment real estate property.
(6) The real estate development planning method further includes a business owner specifying step of specifying a business operator who is a development subject of the specified real estate property.
(7) The real estate development plan includes at least one of a cash flow design, a building usage plan, and a tenant mix plan.

  Efficiently the printed matter which anyone can judge the appropriateness of the investment appropriately, and the effect that the judgment of the appropriateness of the investment can be properly performed by accompanying any or all of the requirements (5) to (7) above. The effect that it can be created can be made more obvious.

  The building usage plan indicates what type of building is to be constructed for the real estate to be developed, such as a commercial tenant building, a residential building, and a mixed commercial tenant residential building. It proposes the best one among various uses. The tenant mix plan is a combination of appropriate tenants (industry business categories) to realize the concept that is the basis for revitalizing commercial agglomeration, which includes population, income level, living behavior, consumer attributes, and elderly age. Optimal to materialize this based on the concept of the real estate to be developed after thorough analysis of current conditions such as conversion rate, sales amount, trade area characteristics, competitive structure, consumer needs, industry composition, sales, etc. This can be done by selecting a specific type of business and business type.

  In the plan proposal method according to the present invention, after planning various architectural uses and tenant mixes as described above, the revenue price for each building use and / or tenant mix is estimated, or a real estate developer ( It is also possible to examine the business potential of real estate developers and propose optimal real estate development plans.

  In addition, the method according to the present invention further objectively determines the effect of being able to efficiently and accurately create a printed material for proposing a real estate development plan shown below, and the appropriateness of investment. An effect that a printed matter on which sufficient information is described can be created can also be obtained.

  Thus, in order to solve the above problems, the present invention is a printed matter for proposing a development plan for a real estate, and is lined up facing each road at least for each road around the real estate to be developed. Provided is a printed matter for a real estate development plan proposal having an operator property display column that categorizes and categorizes businesses that occupy buildings.

  This operator characteristic display column includes at least a plan area and a classification area, and the plan area includes items for specifying roads around the real estate and buildings lined up with the road. The classification area is a column in which the characteristics of the occupants are classified and displayed for each floor of the building lined up facing the road. By providing an operator characteristic display column having such a plan view area and a classification area, it is possible to accurately grasp the surrounding environment of the real estate to be developed. In addition, the value of the development property can be judged appropriately.

  In particular, when developing real estate, the business owners and prospective purchasers rarely actually go to the local area, and in most cases, the actual situation is determined based on the prepared materials. It is. Even if you go to the site, you can confirm the situation of the person's flow when you go, but you can not grasp the other or continuous situation, and you can not secure the time to go many times It depends on the actual situation.

  Therefore, in the present invention, an operator characteristic display column is provided in which a type of an operator existing around the property to be developed is displayed by a method that can be easily recognized visually, and the validity of the development plan for the property is verified. It is a printed material for clarification of real estate development planning proposals.

The operator characteristics shown in this column can be classified based on various viewpoints, but each operator is color-coded based on any or all of the following (I) to (III) in particular. It is desirable to display differently depending on a method that can be visually recognized, such as by showing different patterns.
(I) The viewpoint of whether the business content handled by the business is life design, commodity, or other system.
(II) Perspective of whether the business content handled by the business operator is the nearest product, a purchased product, or other content.
(III) A viewpoint of whether the business content of the business is an article sales business, a restaurant business, or a service business other than the restaurant business.

  Here, the distinction between being a life design type or a commodity type is whether the product or service handled by the operator is a commodity type (daily necessities) or a lifestyle type (an optional good for living in your own way) Can be distinguished. In other words, “lifestyle”, focusing on mass merchandisers that focus on providing daily necessities that are essential goods and consumer goods as cheaply as possible, and that consumers can enjoy a comfortable and comfortable life as much as possible. Is classified as a tenant who can propose. In this way, by classifying the tenant's industry and business type as a regional analysis method, and by further indicating “life design or commodity” as a method of expressing the value of consumers, It becomes possible to express regional characteristics and features more clearly.

  In addition, the nearest items are products and services that are usually purchased nearby, such as tobacco, seasonings, pharmaceuticals, can juices, coffee shops, etc., and purchased items are clothes, bedding, accessories, A product or service that is purchased at a certain distance, such as home appliances, for purchase by a specific company.

  Furthermore, the goods sales business is a business that sells various products, the restaurant business includes coffee shops and fast food points, and the service business other than the restaurant business includes karaoke stores and the like.

  Further, in accordance with the above classification, the age group targeted by each tenant can be specified based on the products and services handled and displayed by color coding or the like.

  By classifying from the above viewpoints, it is possible to accurately determine the surrounding environment where the real estate to be developed exists, and as a result, to accurately determine what concept should be used for real estate development be able to. In particular, by constructing such a provider characteristic display field with a plan view area and a classification area, the atmosphere of the road (street) in the vicinity of the real estate to be developed, along the street, and for each floor It is possible to accurately and easily grasp whether a tenant has opened a store, and therefore it is possible to easily grasp what tenant is lacking in the development target area. As a result, anyone can objectively determine the validity of the development plan.

  Furthermore, it is desirable that the printed matter for real estate development plan proposal is provided with an area characteristic display column that divides the periphery of the real estate to be developed into two or more areas and indicates the characteristics of each area. Such characteristics for each area, for example, display the distinction between commercial areas, residential areas, industrial areas, office areas, etc. for each area, or display the amount of traffic such as pedestrians and vehicles for each area. be able to.

  In particular, in a commercial area, the characteristics of a tenant opening a store in the area can be considered and displayed based on the viewpoints (I) to (III). By providing such an area characteristic display column, anyone can easily and objectively understand or understand the contents of real estate development plans.

  The printed matter for the real estate development plan proposal describes the historical matters and / or customs and cultural matters related to the area where the real estate to be developed is located, which is displayed in association with the architectural design details of the real estate to be developed. It is desirable to provide a history / culture label. Clarifying such historical matters and / or customs and cultural matters, clarifying that development planning has been conducted based on them, and objectively identifying that the plan is a concrete and objective plan that reduces the risk of obsolescence. This is to clarify.

  And by clarifying any or all of the above-mentioned fields, the status of the real estate to be developed is clarified, and the printed matter according to the present invention is further optimized for various architectural use plans worthy of consideration. It is desirable to provide a column that clearly indicates the tenant mix plan. When at least one column indicating a building usage plan and / or tenant mix plan is provided, the revenue price for each building usage and / or tenant mix is estimated for each, or real estate development is performed. It is also possible to provide a column that clearly indicates the business properties of a business operator (real estate developer) and to provide a printed matter that proposes an optimal real estate development plan that is easy to understand for real estate developers and end users.

  And in the above-mentioned printed matter, the objective grounds for real estate development planning should be clearly stated, a clear development plan based on the grounds should be made, and the specific profitability should be clearly stated for the development contents. Therefore, end users can also accurately determine the contents of the development plan. Thereby, since an end user can be specified based on the contents of the development plan, the real estate developer can judge the validity and business feasibility of the development plan with confidence. In this regard, in the past, there has been no situation in which an end user is identified prior to a real estate developer's appointment, so the effect of the printed matter of the present invention is tremendous.

  In the above-mentioned printed matter for real estate development planning proposal according to the present invention, the operator characteristic display column, the area characteristic display column, and the history / culture display column are included in one book and displayed in any column. Of course, it is also possible to display any item in each column in a separate volume.

  And in the present invention, in order to solve the above-mentioned problem, it is a real estate development plan document creation system for creating a real estate development plan document, an input means for inputting address information of the real estate to be developed, and a specific building Based on the data storage means having an operator characteristic file stored in association with the address of each operator for each operator, and the address information of the real estate input from the input means Provides a real estate development planning and creation system that includes a business operator having an address that exists within a certain range from the input address and information processing means for extracting the characteristic by searching the business operator characteristic file. To do.

  By using such a system, it is possible to easily and accurately create the above-mentioned printed material for real estate development plan proposal. In addition, by constructing the business entity characteristic file in association with the address of the business operator who occupies the building, it is possible to easily create and update data based on the registered copy. In tenant buildings, etc., the occupants may change from time to time, but the address change is universal unless it is renovated, so that address is used as the search key. In this way, the reliability of data (and system reliability) can be improved.

  Further, in the present invention, in order to solve the above-mentioned problem, a real estate development plan document creating system for creating a real estate development plan document, wherein input means for inputting address information of a real estate to be developed, Data having a road information file storing nearby road information, and an operator characteristic file storing, for each operator, a characteristic classification of an operator occupying a building facing the road in association with the road information The road information file is searched based on the address information input from the storage means and the input means, the nearest road information is extracted, and the operator characteristic file is searched based on the extracted road information. Also provided is a real estate development planning and creation system that includes information processing means for extracting a business occupant in a facing building together with its characteristic classification.

  Thus, by separating the road information and the business operator characteristic information, it is possible to easily update the latest information even in an area where tenants enter and exit. That is, when the tenant changes, it is only necessary to update the business operator characteristic file, and it is possible to save the trouble of updating the road information.

  In such a real estate development planning and creating system, it is desirable that the input means is configured to be able to input not only address information but also selection information about what kind of road to extract. The system according to the present invention, when the address of the real estate to be developed is input, specifies a predetermined road such as the busiest in the vicinity or nearby based on the address, and the road based on the road information Because it identifies the characteristic classification of tenants occupying buildings facing the building, not only the location of the real estate to be developed, but also the neighborhood, bustling, heavy traffic, and shopping streets are formed The road information is selected based on the requirements such as being made, and based on the selection result, the road information and the tenant occupying the building facing the road can be easily extracted. . This is because real estate development does not always include properties in the downtown area, but may develop properties away from the downtown area, but on the other hand, what kind of shopping streets exist and what tenants This is because it is important to grasp the value of the real estate being developed.

  When developing real estate, the real estate to be developed does not necessarily have a single address, but may be developed when a plurality of sections are developed together or when a section is divided into a plurality of sections. is there. Even in such a case, the system according to the present invention can easily display the surrounding environment and the like by inputting at least one address information necessary for specifying the development target. It is a system that can be used effectively.

  Furthermore, in order to solve the above-mentioned problem, the present invention assigns the characteristic classification of the operator who occupies a specific building to the computer based on the address information of the real estate to be developed input from the input means. For each company, based on the search result of the company characteristic file stored in association with the address of each company, and the company characteristic file search result, the company moving into the building near the input address. And a real estate development planning and creating program characterized in that the step of extracting the characteristic classification is executed.

  Such a program is a program used for the real estate development planning and creation system as described above, and is based on the real estate address information input from the input means to the computer constituting the real estate development planning and creation system. It can be embodied as a real estate development plan creation program that searches for a characteristic file and executes extraction of a business operator moving into a building near the input address and its characteristic classification.

  By executing the program according to the present invention on a computer, the printed material for the real estate development plan proposal can be easily created.

  Hereinafter, embodiments of the present invention will be specifically described with reference to the accompanying drawings. FIG. 1 is an overall perspective view showing an example of a printed material for real estate development planning proposal according to the present invention, FIGS. 2 to 4 are schematic diagrams showing specific examples of business operator characteristic display fields in the printed material, and FIG. FIG. 6 is a flow chart showing the processing steps of the real estate development plan creation program.

  The real estate development plan proposal printed matter 10 shown in FIG. 1 is provided with at least the “operator characteristic display column 20”, “area characteristic display column 30”, and “history / culture display column 40” shown in FIGS. These constitute the basis for judging the validity of the concept of the development plan of the real estate that will ultimately be developed and the value of the real estate after development. Therefore, the printed matter 10 is further provided with a column that clearly indicates the development concept, and further includes a column that clearly indicates the development conditions such as the building standards for the real estate to be developed.

  In addition, it is desirable that this printed matter 10 is provided with a column for clearly indicating the conditions for the property to be developed. By providing the condition display field, the position of the printed matter 10 can be clarified and the subsequent understanding can be facilitated.

  The “area characteristic display column 30” provided in the printed material 10 divides the area to be developed into a plurality of zones, considers whether each zone is a commercial area, a residential area, etc., and Display average traffic volume. By providing such a column, it becomes possible to specifically grasp objective area information that could conventionally be determined only from a map.

  In addition, “History / Culture Display Column 40” investigates the history of the area where the real estate to be developed exists, explains the results, and develops a development plan (concept or architectural plan) based on the historical facts. ) To clearly show that the risk of obsolescence has been eliminated. For example, in historical facts, when there were many stone buildings in the times when the area was most prosperous, we developed a development concept and architectural design that could reproduce it or give a glimpse, and historically If you have a track record of building many breweries, you can design an architecture that reminds you of the image of the brewery. In this regard, considering the fact that there has been no reason to improve the risk of obsolescence in the past, such a “history / culture label column 40” is provided, and the development concept, etc. is clearly stated based on this. As a result, the contents of the project and the ease of judging the value of the real estate will be greatly improved.

  And the "operator characteristic display column 20" can classify | categorize the characteristic of an operator from various viewpoints, as shown to FIGS. 2-4, and can show this with a top view. 2-4, the “property characteristics display column 20” is centered on a plan view area 21 that identifies the street facing the real estate to be developed and the buildings that are lined up on this street. In the vertical direction, a classification area 22 is arranged in which the characteristics of the tenant contained in the building facing the street are color-coded for each floor. With such an arrangement, if the color distribution displayed in the classification area 22 is viewed, the surrounding situation can be easily understood. In particular, in the floor plan area 21, the distribution of tenants occupying the buildings displayed above the street is shown above the floor plan, and the distribution of tenants occupying the buildings displayed below the street in the floor plan Is shown below the plan view to increase the ease of recognition. Further, the ease of understanding is greatly improved by displaying the plan view area 21 and the classification area 22 on one sheet of paper.

  Such “operator characteristic display column 20” is, in the present embodiment, as shown in FIG. 2, whether the business content handled by the operator is a life design system, a commodity system, Alternatively, from the viewpoint of belonging to other systems, as shown in FIG. 3, the viewpoint of whether the business content handled by the operator is the nearest item, a purchased item, or other content, And as shown in FIG. 3, it is performed from a viewpoint whether the business content of a provider is an article sales business, a restaurant business, or a service business other than the restaurant business.

  And by judging each of these 2 to 4, it is possible to judge what type of tenant is short in the vicinity of this development property and what type of industry is intensifying competition. . In the present embodiment, it becomes clear that there are not enough tenants to handle commodities purchases in the vicinity of this development property, and product sales greatly exceed others, so based on this judgment result, We can propose an objective development concept.

  In addition, in the operator characteristic display column 20 shown in FIGS. 2 to 4, each floor of the building facing the street is comprehensively determined and one characteristic is specified for each floor. In some cases, the inside of a frame indicating one floor can be displayed in different colors like a band graph according to the ratio of the occupied floor area in each floor.

In particular, the printed material 10 shown in this embodiment is a booklet in the form of a booklet having the above-mentioned columns. In addition, each column is described in a separate volume, or each column is listed. It can also be displayed on a piece of hair and made into a file format in which it is compiled into a file.
<Outline of the system>

  Next, specific embodiments of the real estate development plan creation system and real estate development plan creation program according to the present invention will be described with reference to FIGS.

  As shown in FIG. 5, a real estate development planning and creating system 100 shown in the present embodiment includes a CPU (central processing unit) 101 and a main memory such as a RAM (random-access memory) connected to the CPU 101. 102 and a ROM (Read Only Memory) such as an HD (Hard Disk) 104 connected to the CPU 101 and the main memory 102 via the bidirectional bus 108.

  As external devices, an input device (input means) such as a keyboard 107 and a mouse 103, a display 106 for displaying various screens (images), a printer 105 for printing a real estate development plan, and the like are provided.

  In addition to the operating system (OS) W, the HD 104 stores application programs such as the real estate development planning / creating program S1 and the revenue price calculation program S2 according to the present invention. However, the application program S is executed to create a real estate development plan. The real estate development plan creation program S1 creates materials that clarify the grounds for judging the legitimacy of development plans, including the real estate development concept, and the revenue price calculation program S2 is active in making corporate investment decisions. It is a program that executes a calculation method that is commonly used.

  In particular, this revenue price calculation program S2 is, for example, a DCF method (discount cash flow method) for calculating a revenue price by adding “present value of resale price” to “total present value of net revenue during the holding period”. ), And a program that implements a permanent return method that calculates the revenue price based on the premise that the annual net income (annual rent revenue-expenses associated with rent) for the first year assessed will be obtained forever. be able to.

  In the HD 104, various databases such as a road information file D1 and an operator characteristic file D2 are constructed.

  The road information file D1 includes an identification code (road code), street names, addresses on both sides of the road, traffic volume of pedestrians and vehicles, and road attribute classifications such as streets or shopping streets. Data for specifying the location and characteristics and image data for displaying the road and buildings around it are stored, whereby the relevance with the property to be developed can be specified.

  When the address information is input, the road information file is configured to search for addresses on both sides of the road based on the input address information and extract various information and image data regarding the specific road. ing. In addition, this road information file displays image data like a map, and by selecting and specifying a specific area from the image data, information on roads existing in the area and the image data are extracted. It can also be configured.

  The image data displays a plan view of a road and buildings existing around it, and can be created in various file formats such as JPEG format, TIFF format, and BIT map format. However, it is desirable to create it as vector data in consideration of arbitrarily scaling.

  On the other hand, the company characteristic file D2 stores the address and information indicating the characteristics of the company. Information indicating the characteristics of the company includes, for example, distinction between manufacturing, sales, service, etc. The business content handled by the operator is life design type (LD type) or commodity type (CD type), whether the business content handled by the operator is the nearest item or buy goods It is possible to include a distinction as to whether or not the business content of the business operator is an article sales business, a restaurant business, or a service business other than the restaurant business.

This business operator characteristic file D2 identifies a business operator located at the address from road information (particularly information regarding addresses on both sides of the road) specified based on the address of the property to be developed, and sets the characteristics of the business operator. It is comprised so that the information shown may be extracted.
<Outline of the program>

  Next, the real estate development plan creation program S1 according to the present embodiment will be described with reference to FIG. FIG. 6 is a flowchart showing the processing steps of the real estate development plan creation program.

  First, after starting the real estate development plan creation program S1, the CPU 101 receives address information of the real estate (property) to be developed (S101). The address information can be received by operating (instructing) the input device on the setting screen based on a setting screen appropriately displayed on the display 106.

  When inputting this address information, as shown in the flowchart of FIG. 6, information on the attribute of the road to be extracted, such as whether to acquire the nearest road information or road information passing through a nearby downtown area ( The road attribute) can be selected by the same method as the address information (S102).

  When the CPU 101 acquires address information and road attribute information or housing information, the road information file is searched according to the information (S103), and one or two or more road codes matching the conditions and image data of the road are obtained. The extracted result is displayed on the display 106 (S104).

  When one or more roads displayed on the display 106 select a road code of one road for creating the “business operator characteristic display field” (S105), address information on both sides of the road is extracted, The operator characteristic file is searched based on the address (S106), and information indicating the characteristics of the operator facing the road is extracted (S107).

  Thereafter, together with the image data called from the road information file, the characteristics of the business operator are color-coded and output to the display 106 and / or the printer 105 (S107), and an “operator characteristic display field” is created.

  The program executed on the computer in the steps as described above can classify tenants who occupy the building facing the desired road based on the address of the real estate to be developed. Above is useful.

  Furthermore, the “operator characteristic display column” created by the above program can simultaneously grasp the road plan and the plan view of the buildings on both sides of the road, and the characteristics of the tenant occupying the building. Because it is color-coded for each attribute, you can understand the atmosphere at a glance.

  The real estate development plan creation program S1 can be configured to exchange some data with the revenue price calculation program S2. For example, the address information of the target property is provided to the revenue price calculation program S2, On the basis of this, the profit price calculation program S2 can be configured to calculate the value of the real estate from the standard land value. In this case, the profit price calculation program S2 can be configured to perform a trial calculation for each building usage plan and / or tenant mix plan.

Furthermore, in the real estate development plan creation program 100 and the real estate development plan creation program S1 according to the present invention, the optimum building usage plan and / or tenant is further based on the calculation (extraction) result of the real estate development plan creation program S1. Can be accompanied by a program to do mix planning. These architectural usage planning programs and tenant mix planning programs create optimal plans based on the characteristics of specific roads indicated by the real estate development planning and creation program S1, for example, If a road facing a development property is selected as a specific road and there are commercial tenant buildings or shops along the road, the development property commercial tenant building or commercial tenant is entered. It can be configured to specify an architectural use such as a residential building.
These building use planning programs and tenant mix planning programs are recorded in a ROM such as the HD 104 and cached in the main memory 102 such as a RAM when executed.

  Further, in the present embodiment, various processing is performed in one terminal. In addition, for example, a database or the like in which only road image data is stored in a server on the Internet is constructed. Can access the server to obtain various information.

  The above-described embodiment is merely an embodiment, and details thereof can be changed as desired.

Whole perspective view showing an example of printed matter for real estate development planning proposal Schematic diagram showing a specific example of the operator characteristics display column in printed materials Schematic diagram showing a specific example of the operator characteristics display column in printed materials Schematic diagram showing a specific example of the operator characteristics display column in printed materials Schematic diagram showing the configuration of the real estate development planning and creation system Flow chart showing processing steps of real estate development planning and creation program

Explanation of symbols

10 Printed matter
20 Operator characteristics display column
21 Plan view area
22 Classification area
30 Area characteristic display column
40 History / Culture Display

Claims (10)

A real estate development planning method for proposing and / or managing real estate development,
Real estate identification step for identifying real estate properties to be developed,
A survey step for conducting a survey on the identified real estate property including at least historical matters relating to the real estate property;
Based on the survey results, a development plan creation step for creating a development plan for the identified real estate, and a purchaser who selects the prospective purchaser of the real estate to be developed and proposes the development plan to the prospective purchaser Selection / proposition step,
Real estate development planning method characterized by including The real estate property specified in the real estate specifying step is an investment real estate property,
The real estate development planning method further includes a business owner specifying step of specifying a business operator who is a development subject of the specified real estate property,
The real estate development planning method according to claim 1, wherein the real estate development plan includes at least one of a cash flow design, a building usage plan, and a tenant mix plan. Printed material for proposing real estate development plans,
The printed matter shall have an operator property display column that classifies and categorizes the operators occupying the buildings lined with each road for each road around the real estate to be developed. Prints for real estate development planning proposals characterized by   The operator property display column is populated for each road around the real estate, a plan area for identifying buildings lined up with the road, and a floor of the building lined up with the road. The printed matter for real estate development planning proposal according to claim 3, further comprising: a classification area for classifying and displaying the characteristics of each business operator.   The printed matter for real estate development plan proposal further includes an area characteristic display column that divides the area around the real estate to be developed into two or more areas and indicates characteristics for each area. Printed material for real estate development planning proposals.   The printed matter for the real estate development plan proposal further describes the historical matters and / or customs and cultural matters related to the area where the real estate to be developed is located, which is displayed in association with the architectural design contents of the real estate to be developed. The printed matter for real estate development planning proposal according to claim 3 or 4, further comprising a history / culture display column. A real estate development plan creation system for creating a real estate development plan,
An input means for inputting address information of the property to be developed;
Data storage means having an operator characteristic file that stores, for each operator, the property classification of the operator occupying a specific building in association with the address of each operator;
Searching the operator property file based on the address information of the real estate input from the input means, an operator having an address existing within a certain range from the input address, and information processing means for extracting the property ,
Real estate development planning and creation system, characterized by comprising. The operator characteristic file is
A road information record that records road information in association with an address;
With the company characteristic record which memorize | stored the characteristic classification of the company which moves into the building facing the said road for every company,
The information processing means extracts specific road information based on the address information of the real estate input from the input means, and extracts characteristics of a business operator who occupies a building facing the road. The real estate development planning and creating system according to claim 7. A real estate development plan creation system for creating a real estate development plan,
An input means for inputting address information of the property to be developed;
A road information file that stores road information in the vicinity in association with an address, and a business characteristic that stores the characteristic classification of a business resident in a building facing the road for each business person in association with the road information Data storage means having a file;
The road information file is searched based on the address information input from the input means, the nearest road information is extracted, the operator characteristic file is searched based on the extracted road information, and the building facing the road A real estate development planning and creating system characterized by comprising information processing means for extracting a business occupant in the house together with its characteristic classification. Based on the address information of the real estate to be developed input from the input means,
On the computer,
Searching for an operator characteristic file stored in association with the address of each operator, for each operator, the characteristic classification of the operator occupying in a specific building,
A real estate development planning and creation program characterized in that a step of extracting a business operator occupying a building near the inputted address and its characteristic classification is executed based on a search result of the business property file.